Jodi Summers = Green Real Estate

THE LIGHT RAIL IS COMING > AND DECONSTRUCTION MEANS RECYCLING

May 13, 2012 on 12:14 am | In all, Green Building, Green Cities, Recycling, Uncategorized | No Comments

By Jodi Summers

With the light rail coming down Olympic Blvd. and then switching over to Colorado, you know there ‘s a whole lot of new construction going on in downtown Santa Monica. All this new construction means a whole lot of old buildings have to come down before the new buildings can be built and with all our deconstruction that means a while lot of waste.

As of 2011, the Cal Green Building Codes requires all structures built in California recycle 50% of the waste generated by construction. Santa Monica, green haven that we be, requires 65% of waste from construction and demolition sites to be diverted from landfills. That will move to 70% in the near future.

For the records, waste includes anything you discard from the site; wood scraps, cardboard, flashing, paint and finishing products, tools, drywall, concrete, asphalt, plastic bags, remnants of insulation, etc.

Key to repurposing old materials is the concept of “embodied energy,” or maintaining the resources needed to make the product in the first place, offers Brenden McEneaney, a green building program advisor with the Office of Sustainability and the Environment. “If you make a brick, clay had to get dug out of the ground and brought to a manufacturing facility kiln,” he elaborates. “A lot of carbon was expended to make that product in the first place, and a lot would be expended to make a new product.”

Reuse is a vital new business model, employing nearly 170,000 workers at an annual payroll of $2.7 billion and generates $14.1 billion in revenue, according to the Environmental Protection Agency.

Reusing existing materials saves on transportation impacts and other resources like water and chemicals needed to –let’s say – turn a brick into something like gravel or road base.

Failure to achieve the CalGreen recycling goals could result in delays in receiving Final Inspection Approval and a penalty equal to 2% of your project’s value. All penalties must be paid before Final Building Inspector Approval, so there’s no way around it.

In Santa Monica, one can find recycling solutions at locations like Bourget Brothers and the Reuse People’s program > who claim to be able to get between 80 and 90% of the construction and demolition waste diverted.

The Reuse People reach their recycling numbers by working with contractors to carefully take apart buildings to reclaim as much of the original materials as possible. They then transport them to local warehouses where they sell the products below market costs.

Locally, Bourget Brothers Building Materials has gotten into the business of selling recycled materials > be they doors, cabinets, or even old railroad ties. John Bourget has taken to scavenging the building site for desirable recyclables, like old bricks or railroad times.

Didja know A reclaimed brick can be resold for almost the same price as a new one, somewhere between 80 cents and $1.25 in Bourget’s estimation, and it prevents a brand new structural brick from being used unnecessarily.

What with the light rail under construction on the West Side, there is surplus material around everywhere. As city like Santa Monica as a prime market for recycling because builders, homeowners and other businesses have embraced the idea of adaptive reuse.

http://www.smdp.com/Articles-local-news-c-2012-02-02-73412.113116-Reuse-of-building-materials-gets-play-in-Santa-Monica.html

http://www.slocounty.ca.gov/Assets/PW/DevServ/general/Cal+Green+Recycling+Requirements+for+Construction+Sites.pdf

https://www.google.com/search?q=santa+monica+construction&ie=utf-8&oe=utf-8&aq=t&rls=org.mozilla:en-US:official&client=firefox-a

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FINANCE DEPARTMENTS TAKE NOTE > LOTS MORE GREEN BUCKS ARE AVAILABLE

May 3, 2012 on 12:55 am | In Act Locally, all, Curious, Green Workplace, Money, Solutions, Uncategorized | 2 Comments

By Jodi Summers

Heads up to the accounting department > you may think your company has a green policy, but many businesses are missing key green financial opportunities. The reason? A lack of communication / collaboration between tax and sustainability departments.

Here’s the rub > 28% of tax directors believe their company has a sustainability strategy or is developing one, compared to 90% of CSOs recently surveyed by Ernst & Young LLP. Get on it before you CEO finds out. Think RSIO > Reduce, Switch, Innovate, Offset

“Reducing energy consumption and carbon emissions, switching to alternative energy and fuel sources, innovating for cleaner technologies and offsetting carbon emissions – all of these efforts have tax considerations,” said Paul Naumoff, Global and Americas Leader of Climate Change and Sustainability Services and CleanTech Tax Services. “Companies with tax departments that aren’t taking sustainability efforts into account are missing an opportunity.”

Apparently, many businesses are leaving green of money saving opportunities on the table. Only 16% of companies with an environmental sustainability strategy have their finance departments actively involved, according to the Ernst & Young survey titled “Working Together: Linking sustainability and tax to reduce the cost of implementing sustainability initiatives.” The survey featured responses from 223 senior executives at companies. Of the survey respondents, 19% were Chief Sustainability Officer (CSOs), while 81% were tax directors or their equivalent.

All cushy with their positions, employees are not keeping up to speed with state and local green incentives, as more than 37% of survey respondents are unaware of incentives for sustainability initiatives. Sure, more than 80% of finance department are aware of federal tax deductions for energy efficient buildings and incentives for renewable energy, but when it came to state tax credits and incentives, awareness levels hovered around 50%…and a meager 17% noted that their companies actually use available green incentives. In other words, companies are spending a lot more money than they need to spend.

Ernst & Young LLP notes that a company can effectively internally communicate sustainability initiatives and identify incentive opportunities throughout the organization by framing the discussion in broad categories:

· Reduce consumption of natural resources and carbon emissions.

Switch to alternative energy and fuel sources.
Innovate and develop new clean technology and less carbon-intensive or lower-emitting products and services to meet the demands of the transforming economy.
Offset carbon emissions.

Opening up a corporate dialogue using RSIO framework allows companies to better identify incentives and tax credit opportunities related to their sustainability initiatives > improving their return on investment.

Some national examples of incentives include:

Reduce

· Federal: IRC Section 179D: An energy efficiency tax deduction for commercial buildings can help reduce the cost of green building strategies and help building owners minimize energy consumption and improve energy efficiency.

LEED Buildings: Businesses can make use of the framework provided by the Leadership in Energy and Environmental Design (LEED) to achieve specific environmental sustainability metrics in their building construction. LEED incentives are currently offered by 5 states, 18 counties and over 69 cities and towns. These include property tax abatements, income tax credits, and non-monetary benefits such as expedited permitting.

Switch

· Federal: IRC Section 45 & 48: For facilities that produce and sell electricity generated from certain renewable resources, Section 45 provides an annual credit per kilowatt hour of energy sold to an unrelated person or company for each of the first 10 years of operation of a renewable energy facility.

Innovate

· Federal: The U.S. Department of Energy’s (DOE) Funding Opportunity Announcements: DOE provides grants for energy efficiency and renewable energy projects.

Offset

· Companies looking to invest in developing countries can leverage Clean Development Mechanisms (CDMs), which, as defined in the Kyoto Protocol, allow companies to invest in projects in developing countries that can be shown to measurably reduce greenhouse gas emissions. After a CDM project has been implemented, project participants receive Carbon Emission Reduction (CER) credits. Companies in industrialized countries can credit the CERs earned through their investments in CDM projects toward their emission targets, sell their CERs to buyers in other industrialized countries or trade them on global carbon markets.

In California, check with Sacramento and local governments to find benefits specific to our area. Sites like www.ey.com/climatechange are a recommended place to start.

http://www.prnewswire.com/news-releases/companies-missing-opportunities-to-see-green-with-sustainability-efforts-143302926.html

http://www.socalgreenrealestateblog.com/?p=2071

http://www.socalofficerealestateblog.com/?p=2103

http://www.socalindustrialrealestateblog.com/?p=1244

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GREENING THE PORT OF LONG BEACH GROWS 14,000 JOBS

April 23, 2012 on 12:57 am | In Act Locally, all, Green Building, Green Workplace, Greenhouse Gas, LEED, Reasons to Love L.A., Solutions, Trends, Uncategorized | 1 Comment

By Jodi Summers

Kudos to the Port of Long Beach which is growing and greening in a big way. The Port has landed the largest deal of its kind for any U.S. seaport The Port of L.B. has inked a 40-year, $4.6-billion lease with Orient Overseas Container Line for the Middle Harbor property. Hooray for the SoCal economy > the Middle Harbor terminal is projected to generate more than 14,000 new, permanent jobs throughout Southern California by 2020.

And bravo to the Port of L.B. for investing $1.2-billion to develop the new 300-acre-plus Middle Harbor terminal. The lease would secure a tenant for the Middle Harbor Redevelopment Project, which combines Pier F and E into one state-of-the-art container terminal.

According to Long Beach Harbor Commission president Susan E. Anderson Wise, “This proposed agreement will enable the Port of Long Beach to maintain its competitive edge while bringing many benefits to the community.”

The Middle Harbor Redevelopment Project will combine two aging shipping terminals into one modern terminal which doubles the existing capacity. The project will utilize the most advanced cargo-handling technology in the world. The nine-year, $1.2 billion project will upgrade wharfs, water access and storage area; as well as add a greatly expanded on-dock rail yard.

“It will also be the greenest terminal in North America, cutting air pollution in half through the use of more on-dock rail, electrified cargo handling equipment and shore power, which allows vessels to draw electricity from a landside utility when docked rather than diesel-powered auxiliary engines,” affirms Anderson Wise.

And in signs of an economic comeback, long-term tenants, OOCL and LBCT will invest approximately $500 million in the latest cargo-handling equipment. FYI, LBCT ~ a.k.a. Long Beach Container Terminal Inc. ~ is a marine terminal full service container facility that has occupied Pier F since 1986.

OOCL is an ideal client. Their goal is, “To be the best and most innovative international container transport and logistics service provider; providing a Vital Link to world trade and creating value for our customers, employees, shareholders and partners.”

OOCL ships have a near 100% participation in the Port’s Green Flag Program, which provides rebates to vessel operators that slow down in and near the Port to cut down on air pollution.

The Port of L.B. Green Flag Program is a voluntary vessel speed reduction initiative that rewards vessel operators for slowing down to 12 knots or less within 40 nautical miles (nm) of Point Fermin (near the entrance to the Harbor).

Ships emit less when they travel more slowly > thus the program has been highly successful in reducing smog-forming emissions and diesel particulates from ships. In 2009, more than 90% of vessels participated in the program, slowing their ships in the 20 nautical mile zone. Even more impressive, more than 70% of incoming vessels to the POLB have decelerated within the 40 nm zone.

In return for their participation vessel operators can earn dockage rate reductions during most of the calendar year The Port will award about $2.5 million in dockage savings in 2010; and anticipates that 2011 awards will total in the $4 million range.

http://www.globest.com/news/12_268/losangeles/industrial/Port-Reaches-Tentative-46-Billion-Lease-Agreement-317764.html?ET=globest:e28861:277110a:&st=email

http://www.polb.com/about/projects/middleharbor.asp

http://www.lbcti.com/

http://www.oocl.com/eng/aboutoocl/ourphilosophy/Pages/Default.aspx?site=usa&lang=eng

http://www.polb.com/environment/air/vessels/green_flag.asp

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CALIFORNIA LIGHTS THE WAY WITH LED STREET LIGHTS

April 13, 2012 on 9:10 am | In all, Green Cities, Reasons to Love L.A., Solutions, Trends, U.S. Government, Uncategorized | 1 Comment

by Jodi Summers

Los Angeles is well into their five-year plan to retrofit 140,000 of its residential street lights with LED cluster bulbs. Bill Clinton praised our initiative, noting, “If every major city followed your lead, we could eliminate 2 1/2 coal- fired power plants.”

Wise words from the Clinton Global Initiative have sent a flow of money into making LED street light glow.

The California Energy Commission (CEC) received $314.5 million for energy-related projects and rebates from the stimulus bill.

One beneficiary, the Energy Efficient Conservation Block Grants Program (EECBG), has been a lifeline for cash-strapped California cities and counties. The program has provided more than $35 million in direct payments to small California cities and counties to fund energy upgrades. The CEC estimates that every $1 of ARRA dollars invested in public sector building retrofits has returned $3 in additional economic output.

What did American taxpayers receive in return for that $35 million investment? An estimated 2,375 jobs created, 61.2 million kilowatt-hours of electricity savings, and $9 million that local governments shaved from their annual utility bills. Cities such as Kerman, Burlingame, Ceres, and Salinas, California were recently approved for $2 million in loans for their LED streetlight installations.

Funds are being granted on a first come, first-served basis, as long as the city and county is listed as an eligible applicant. All applications are restricted to projects which reduce fossil fuel emissions, reduce total energy consumption, and improve energy efficiency.

Augmenting the CEC’s project are Chevron Energy Solutions and LED-maker Bridgelux. These industrial leaders have partnered to offer municipalities a low-cost path to street-light retrofits using a solid-state lighting (SSL) module designed by Bridgelux. The Northern California cities of Livermore and Dublin have installed the modules and are serving as demonstration sites for this partnership.

Municipalities are able to get energy- and maintenance-saving benefits of LED lighting with little or no upfront cost. Chevron will provide the financing, and presumably the municipality can pay for the lights directly through the reduction in energy and maintenance costs.

“Through this new initiative, we can help cities modernize their infrastructure by financing projects through energy savings,” shares Jim Davis, president of Chevron Energy Solutions. “All cities are facing a similar fiscal dilemma: they need to upgrade their infrastructure, but lack the capital to move forward.”

According to PG&E, who offers efficient light maintenace programs, Key advantages of quality LED street lights include:

Impoved night visibility due to higher color rendering, higher color temperature and increased illuminance uniformity

Significantly longer lifespan
Lower energy consumption
Reduced maintenance costs
Instant-on with no run-up or re-strike delays
No mercury, lead or other known disposable hazards
Lower environmental footprint
An opportunity to implement programmable controls (e.g. bi-level lighting)

http://www.newstreetlights.com/index_files/LED_street_light_news_California_to_award_10_million_422.htm

http://www.ledsmagazine.com/news/9/3/1

http://www.ledsmagazine.com/news/9/3/1/Chevron03012012

http://www.socalgreenrealestateblog.com/index.php?s=street+light&paged=3

http://www.pge.com/mybusiness/energysavingsrebates/rebatesincentives/ref/lighting/lightemittingdiodes/streetlightprogram.shtml

http://www.socalgreenrealestateblog.com/?p=1976

http://www.treehugger.com/corporate-responsibility/los-angeles-california-to-retrofit-140000-street-lights-with-led-bulbs.html

http://www.socalindustrialrealestateblog.com/?p=1161

http://pictures.directnews.co.uk/liveimages/led+street+lights+becoming+more+popular+around+the+nation_16000317_800557573_0_0_7010244_300.jpg

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A CALL TO GET CREATIVE ABOUT YOUR PROPERTIES’ UTILITY USE > GREEN BUTTON APPS NEEDED

April 3, 2012 on 11:07 am | In Act Locally, all, Green Cities, Green Houses, Green Workplace, Money, Solutions, Trends, Uncategorized | 2 Comments

by Jodi Summers

Now you have the power to control your utility usage with the Green Button. This possibly amazing online tool from Southern California Edison, San Diego Gas & Electric and Pacific Gas & Electric allows consumers and businesses more control over their electricity use.

“Green Button marks the beginning of a new era of consumer control over energy use, and local empowerment to cut waste and save money,” observes Aneesh Chopra, U.S. Chief Technology Officer. “With the benefits of open data standards, American app developers and other innovators can apply their creativity to bring the smart grid to life for families—not only in California but in communities all across the Nation.”

The goal of the green button is to have programmers create apps to evolve energy management technology. Projected apps include:

Get an immediate comparison of how optional time-of-use rate plans (now offered by many utilities) will affect their bills.
See a breakdown of their energy usage by appliance.
Calculate their potential savings and payback for installing insulation.
Join an energy game to rack up savings points (Simple Energy has already developed a prototype, which they showed at the meeting.)
Figure the costs and return on investment for installing photovoltaic panels.

This trend will grow. Other utilities such as Glendale, Pepco and Oncor have committed to adding Green Button to their websites.

“Green Button marks the beginning of a new era of consumer control over energy use, and local empowerment to cut waste and save money,” observes Chopra. “With the benefits of open data standards, American app developers and other innovators can apply their creativity to bring the smart grid to life for families—not only in California but in communities all across the Nation.”

http://www.latimes.com/business/money/la-fi-mo-energy-saving-tool-20120118,0,1638500.story

http://www.pge.com/myhome/myaccount/using/thegreenbutton/

http://gigaom.com/cleantech/the-green-button-project-launches-to-unleash-energy-data/

http://www.greentechmedia.com/articles/read/california-gets-the-green-button/

http://www.emeter.com/smart-grid-watch/2012/green-button-goes-live-how-can-consumers-use-it/

http://blog.heliopower.com/

http://www.socalgreenrealestateblog.com/?p=2011

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TAKE POWER OVER ENERGY – USE THE GREEN BUTTON

March 24, 2012 on 1:11 am | In Act Locally, Green Cities, Green Houses, Money, Reasons to Love L.A., Solutions, Statistics, Trends, Uncategorized | 6 Comments

By Jodi Summers

The White House issued a challenge to the nation’s utilities > to allow customers more access to their own energy data. California utilities are the first to step up. Welcome the Green Button. This online tool from Southern California Edison, San Diego Gas & Electric and Pacific Gas & Electric will allow consumers and businesses to see how much electricity they’re using and to download the data so that we can figure out how to use less.

The Green Button allows customers to download of personalized energy usage data through its secure website, My Energy. Developers and third parties will be able receive energy usage data from customers in machine-readable form.

The utilities’ goal is for customers to better understand how their consumption changes over the day, week and seasons. This data, in conjunction with smart meters, which transmit energy usage information in real time, should give .customers the tools to control usage, cut costs and conserve energy…

The Green Button project “is one of many initiatives designed to offer our customers choice, convenience and control,” Ted Reguly, SDG&E’s director of customer programs and assistance, said in a statement.

Here’s how it works: After logging in, customers can click on the Green Button and download up to 13 months of their detailed electricity usage data, which can be segmented down to 15-minute intervals. The three utilities are the first in the nation to adopt the technology, which uses a cloud platform developed by Tendril, a Boulder, Colo.-based company.

The Green Button may be the first step in a grand plan to take energy data and standardize a national energy the format open and make it readily available to consumers.

Standardizing and freeing the data can create an ecosystem for developers to use that data to create apps that can deliver new services and products. The line of thinking is > the internet has thrived because of open data and standardized information systems. Delivering that energy data directly back to consumers is expected to lead to energy-efficiency measures that may change a consumers’ energy-consumption behavior.

The Green Button project “is one of many initiatives designed to offer our customers choice, convenience and control,” notes Ted Reguly, SDG&E’s director of customer programs and assistance.

The three utilities are the first in the nation to adopt the technology, which uses a cloud platform developed by Tendril, a Boulder, Colo.-based company. The Green Button was inspired by the government’s success with its Blue Button initiative, which allows veterans instant access to their health care data.”