Tag: homebuilders

Affordable Housing Goes Green

  • 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)

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.


For the GLRC, I’m Shawn Allee.

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Do-It-Yourselfers Reuse Scrap Materials

In springtime, many homeowners’ thoughts turn to home improvement projects. That typically means a hit in the wallet, and for some, guilty feelings about consuming too much. Most do-it- yourselfers saw up a lot of trees in the lumber they use. And they use other materials that affect the environment. But there are ways to keep more green in your pocket, and boost your green conscience. As part of an ongoing series called “Your Choice; Your Planet,” the Great Lakes Radio Consortium’s Cari Noga reports:

Transcript

In springtime, many homeowners’ thoughts turn to home improvement projects. That
typically means a hit in the wallet, and for some, guilty feelings over consuming too
much. Most do-it-yourselfers saw up a lot of trees in the lumber they use. And they use
other materials that affect the environment. But there are ways to keep more green in
your pocket, as well as a green conscience. As part of an ongoing series called “Your Choice; Your Planet,” the Great Lakes Radio Consortium’s Cari
Noga reports:


If you’ve ever sat in a high school gym, you’ll likely get a sense of déjà vu when you
walk into John Patterson’s home. That’s because in its former life, the house’s flooring
was high school bleachers. Cleaning them up was a chore. Patterson says he and his
wife filled up a five-gallon bucket removing the gum wads from the 20-foot yellow pine
planks. But Patterson says the work was worth it…


“What I like about them the best is the wood is so old, because they were in the school
for like 40 years. I hope they stay here for 40 years. You can’t replace them, or regrow
trees this long and tall. It’s something I’m really proud of doing.”


The floor is just one part of the couple’s overhaul of their home. Two summers ago they
stripped the tiny ranch-style home down to the studs. They nearly doubled the square
footage, and added a second floor. The windows, siding and even the 2 by 4s, are reused
or recycled.


A growing number of homeowners are combining a do-it-yourself attitude with an
environmental ethic. Instead of shopping at big box chain stores, they go to auctions and
used building material stores. They buy everything from bathtubs to doors to, yes, even
the kitchen sink. Patterson’s wife Sarah Goss is the scavenger, scouting out the stuff for
him to install. For her, reuse has been a lifelong value.


“I think it’s upbringing. You just grow up feeling a little guilt if you overuse your
resources…any way you can conserve or be a part of that, I feel like it’s an added plus.”


They’re not the only ones who think this way. Kurt Buss is president of the Used
Building Materials Association. He says the reuse movement is spreading as
communities nationwide try to reduce landfill volume. Up to 40 percent of landfill space
is construction debris.


“You don’t throw away newspapers and tin cans. You shouldn’t throw away your house.”


Buss says reused materials can be better quality, too.


“More often than not the wood is old growth lumber, which is certainly preferable to
much of the lumber that you see in lumber stores today which is speed grown on tree
farms… So there’s premium materials that are available with environmental benefits
attached.”


So, reused materials are often higher quality, and go easy on the environment.
They also cost a lot less – typically half of what the same item would cost new.


Still, not everyone’s sold immediately. There’s a lot of sweat equity that offsets the cost
advantage. John Patterson and Sarah Goss worked a long time scraping off all that
bubble gum.


Then there’s getting over the fact that most of the stuff is someone else’s discarded
material… their trash.


Bruce Odom owns the Michigan store where Patterson and Goss found many of their
materials. He says many shoppers walk in skeptics, but become believers.


“You see a lot of one party tugging the other one along, and the other one saying, ‘No,
no, I don’t know about this,’ whether it be the husband or the wife. You see a lot of that.
And yeah, you do need to realize that it’s all done and installed, you probably aren’t
going to recognize the difference except in your checkbook.”


If you’re making a list of things to do around the house, you can find reused materials
stores in at least 30 states. A visit to one might deconstruct the perception that newer is
better.


For the Great Lakes Radio Consortium, I’m Cari Noga.

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City Battles Sprawl With Greenbelt

Environmentalists scored a huge victory at the polls earlier this month, when a Midwestern city and its surrounding townships agreed to a tax to preserve a belt of green space. The plan marks one of the first locally funded efforts in the Midwest to fight sprawl. The Great Lakes Radio Consortium’s Julie Halpert takes a look at whether this plan will fulfill its promise to curb unplanned growth:

Transcript

Environmentalists scored a huge victory at the polls earlier this month, when a Midwestern city and its
surrounding townships agreed to a tax to preserve a belt of green space. The plan marks one of the first
locally funded efforts in the Midwest to fight sprawl. Sprawl often occurs when developers pave over
farmland and other natural resources to create strip malls and subdivisions. The Great Lakes Radio
Consortium’s Julie Halpert takes a look at whether this plan will fulfill its promise to curb urban sprawl:


Voters in Ann Arbor, Michigan gave the nod to a 30 year tax to preserve roughly 8,000 acres of land. It’s
one of the first measures in the Great Lakes states to set up a major regional funding plan for curbing
growth. Sprawl is prominent in the area and Ann Arbor and its surrounding townships will share the
preservation costs. The proposal will allow the city to purchase easements on land. That will prohibit the
land’s future development and preserve it.


Elizabeth Humphrey is the director of the Growth Management Leadership Alliance in Washington, D.C.
She says citizens are fed up with seeing houses overtake park lands. So anti-sprawl initiatives, like Ann
Arbor’s, are gaining popularity among all political parties.


“I think the loss of open space is the one thing that we all see as the big threat of sprawl. It’s tangible.
You can see it in the field you used to play in when you grew up. It disappears and that’s visceral. And I
think that appeals to everybody who’s really concerned about how we’re growing.”


Humphrey says that Ann Arbor’s program is a good approach, since it focuses on regional development.
And while scenic areas like Boulder, Colorado and Portland, Oregon have greenbelts in place, the
Midwest generally hasn’t followed. But that could all change now, according to Mike Garfield. He’s
director of The Ecology Center, which spearheaded the plan.


“I think that what we did Tuesday in Ann Arbor and Ann Arbor township could lead to a wave of new
conservation easement programs and farmland programs around Michigan and throughout the Great
Lakes Region.”

Garfield says his group’s win showed it was possible to successfully trounce a formidable opponent: the
homebuilders. Homebuilders feared the plan would limit housing choices. They spent a quarter of a
million dollars to fight it. Garfield’s hopeful that this victory will help preserve Ann Arbor’s high quality
of life and its vital downtown. In a mere ten minutes, he’s able to walk to work without fighting traffic.
And he thinks the ‘yes’ vote indicated that Ann Arbor residents value that kind of living. But Garfield
realizes not everyone in Ann Arbor agrees with him.


“And of course there were some people in town who are not developers and home builders who opposed
it because it was a tax or because they believed some of the arguments or they didn’t trust city hall or
something like that.”


Niki Wardner is one of those people. She lives in a ranch on an acre of land overlooking a public golf
course in Ann Arbor’s wooded residential section. A handful of vote no signs are perched against her
door. Wardner lobbied heavily with other citizens against the Ann Arbor plan. She thinks 30 years is
way too long for a tax.


“They’re going to bond this issue, this proposal, i.e., take a mortgage out. We can never change it.
There’s no accountability. How do we know 10 years, 15 years, 20 years, 30 years, what’s going on with
it?”


Wardner’s concerned that this plan was rushed to the ballot without details on how it would work and
what kind of land will be purchased. She thinks something needs to be done about sprawl. But she’s not
sure this is the solution. And she also thinks residents won’t agree to the increased development that will
likely occur downtown and where she lives.”


“Personally, you know, I bought my piece of property because I live on a park and you know, we all like
trees and green space and I don’t think anyone wants townhouses or condos or a five story building in
their backyard.”


And building more homes downtown is a central part of the plan. Doug Kelbaugh is Dean of The
University of Michigan’s College of Architecture and Urban Planning. He says that to avoid sprawling
out, more people need to live in the city’s center.


“There aren’t enough people living downtown. It’s the living downtown, the downtown residential
development, that will do the most to decrease sprawl, decrease the number of commute trips, decrease
the length of commute trips, increase the walkability, increase the livability and the urbanity of Ann
Arbor lifestyles.”

Kelbaugh says if that denser development occurs, that means houses will have to be built on smaller lots.
That could curb housing price spikes by adding to housing supply. He said that if carried out responsibly,
Ann Arbor’s plan could be a small, but important first step in attacking sprawl.


“As long as gasoline is so cheap and farmland is so cheap, we will tend to have sprawl in America. This
is a major model that’s prevailed in America for 50 or 60 years, if not a little longer and it’s going to take
a little while to turn it around. But this is a significant beginning.”


Other towns are looking to preserve green space just like Ann Arbor’s doing. They’ll be closely watching
to see if it works.


For The Great Lakes Radio Consortium, I’m Julie Halpert.

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