Wednesday, May 18, 2011

Green Housing Developer In Sacramento

Local green developer wants to change how people look at communities


By Sena Christian

Some good has come to town. Literally. LJ Urban, our friendly neighborhood green developers, recently began accepting contracts for its Good housing project in the Washington neighborhood of West Sacramento. This LEED-certified development located at Fourth and B streets, right across the river from downtown, will eventually contain 35 units when it’s completed by the end of next year. LJ Urban built the development around eco-friendly measures, but more so around people, which is why plans incorporate porches, a community garden and a park with a bike path weaving around the space.

“We don’t want to just build and sell houses. We want to change how people think about communities. We want to make cities better,” said Levi Benkert, co-founder of LJ Urban.

The project began three years ago, back when there was a trailer park on the site and green building had not quite hit the mainstream here in Sacramento. LJ Urban bought the trailers and relocated the handful of residents to apartments, then set to work researching the heck out of every possible option for the green houses, looking for the most reasonably priced sustainable choice.

Designed by Craig Stradley of local architecture firm Mogavero Notestine Associates, with interiors by Sacramento-based BlankBlank, the houses are prime examples of modern eco-urban living. The houses have dual-flush toilets and tankless water heaters to conserve water. Kitchens are equipped with Energy Star appliances and countertops made from recycled paper and resin. Concrete floors are made with fly ash (a byproduct of the coal-burning process). Recycled insulation made of used phone books and denim jeans keeps building shells efficient, and NightBreeze systems create natural ventilation and limit air-conditioning use. Reflecting aluminum roof sheathing frames the buildings, which helps prevent heat from penetrating through roofs and walls during the summer and escaping during winter.

The developers decided to leave three large oak trees, and although they had to remove several walnut and cedar trees, the wood was reclaimed and transformed into shelving and exterior window shades. A vegetable garden will be planted next to the oaks.

“We want community gardens all around,” Benkert said. “We love them.”

To keep the houses comparatively affordable (units range from $339,000 to $450,000), solar panels are optional, and LJ Urban will pay a substantial portion of the cost for those who choose this feature. Even without photovoltaics, LJ Urban estimates the monthly gas and electric bill will average $15.

Good isn’t claiming to be the greenest housing project in existence. It’s not entirely off-the-grid and biodegradable. But then again, that was never the point. Yes, sustainability means green products and design, but the concept also means creating a community where people want, and can afford, to stay over the long haul.

The company’s mantra is “Dream big, live small and do good,” and the folks at LJ Urban mean it. They partnered with a nonprofit in Burkina Faso—a West African nation, and one of the poorest in the world—and funded the organization to train 38 masons through the Good project.

Benkert and his wife, Jessie (LJ Urban co-founder) will relocate from their home in East Sacramento to Good in September, downsizing by 900 square feet, which they don’t see as a sacrifice. Because what they get instead is a bike path for their three kids to ride on and a park right across the street, and hopefully, a collection of friendly neighbors.

When the Benkerts moved here from San Francisco 10 years ago, they started up two coffee shops before establishing Asante Homes in a garage in West Sacramento. For several years, they were land developers, but frustration with all the crazy suburban sprawl in the area prompted them to become builders as well and rename themselves LJ Urban.

“Making [green] lifestyle changes are simply impossible in a suburban home,” Benkert said. Suburbs require new roads, new sewers and significantly more resources than infill, where developers can tap into infrastructure already there. LJ Urban currently has 11 projects in the works, all within a mile-and-a-half of the state Capitol building.

“Sacramento has an opportunity to be a leader in the sustainable-urban model,” Benkert said. “If you want a low-footprint lifestyle, you can really do it here.”



http://www.newsreview.com/sacramento/good-to-go/content?oid=699132

Jumbo Indoor Grow

A very interesting indoor cultivation operation - can work in the city.

Virginia operation is one of the world's largest tulip producers

By Adrian Higgins
Washington Post Staff Writer
Wednesday, February 9, 2011; 2:01 PM

I bought a bunch of 10 tulips for $6.99 the other day and stuck them on my desk. One day, the buds were tight and pale, the next about the size of a plum and similar in color. They weren't the slinky, pastel French tulips that high-end florists coo over, but they lifted my spirits, lasted for days and brought a glimpse of spring.

I picked them up at a grocery story a couple of blocks from the office. Nothing strange about that, but here's the weird thing: I may well have seen the same bunch being grown and gathered a few days earlier in an enormous greenhouse just outside Culpeper, Va. I say "may" because one bunch was hard to see amid something like 1 million tulips in hydroponic cultivation at the glazed quarters of a company called Fresh Tulips USA, in Stevensburg. Here, hiding in plain sight, is one of the largest tulip factories in the world, and, yes, I did feel a bit like Charlie in the Chocolate Factory as a Dutchman named Coen Haakman put on the hat of Willy Wonka. Figuratively.

It probably helps to be Dutch to undertake an enterprise that involves the mass production of the tulip. It's in the blood: Greenhouse growers in the Netherlands raise 1.5 billion cut tulips a year, even if fewer of those blooms today are making it to the American marketplace.

With the rise of high-volume supermarket floral departments, Haakman and his business partners figured that by bringing Dutch methods and techniques to the mid-Atlantic, they could meet consumer demand for cheap and cheerful tulips while cutting out middlemen and the delays of shipping flowers from abroad.

He came to Virginia in 2004 with a plan to grow 5 million tulips a year. Seven years later, he and his Dutch grower, Hans Meester, and a workforce of around 100 churn out 45 million in five adjoining greenhouse bays covering eight acres.

In the dead of winter, it's not a bad place to be, especially with the curious overhead lines of hanging Boston ferns. Big and fluffy, they number 32,000 and function to shade and cool the greenhouse while generating additional income through sales. Early February is high season; the glass houses are empty only in high summer when it's too hot for plants, especially tulips.

The company ships about a million tulips a week to stores such as Whole Foods Market, Wegmans and Giant Food, in markets as far west as Dallas, north to Boston and south to Miami. This week the production more than doubles for an annual peak of tulips in three colors: red, white and pink. These are cupid's hues around St. Valentine's Day, and Haakman is counting on legions of swains choosing tulips over the pricier and more predictable bouquet of red roses. For plant geeks like myself, I should add that these varities are all Triumph tulips, by name Ile de France, Jumbo Pink and White Marvel.

Timing is everything

With tulips, as in affairs of the heart and politics, timing is everything. The task is made somewhat easier for the 43-year-old general manager by the fact that the bulbs themselves are farmed by sister companies back in the Netherlands, as well as in France and Chile.

In Europe, new bulbs are harvested in July, but then the art of climate-controlled storage takes over. First the bulbs are kept warm enough for next year's embryonic tulip to form. But to trick the flowers into greenhouse bloom - gardeners call it forcing - the bulbs must be chilled and remain so for 16 to 18 weeks, including the two-week voyage to the United States.

Haakman shows me the room where the shipped boxes are stored, and suddenly the air is filled with the roar of a fan and the blast of cold air. Massed tulip bulbs can produce enough ethylene gas to mess up their eventual flowering, hence the frequent forced ventilation.

After the dry bulbs have initiated a little root growth, they are taken out of cold storage and "potted up" for growth, except there is no pot and no soil. As the bulbs roll down a conveyor belt, workers rogue out any rotten ones and then place the healthy ones, 100 at a time, on a horizontal board. A peg spears the base of each bulb, allowing the board to sit in a black plastic tray where the bulbs grow. Lined up on the greenhouse floor, the trays are filled with water and a little liquid fertilizer, and the bulbs shoot up in the 65-degree temperatures, lowered to the 50s at night. Robotic watering arms move across the acres of trays several times a day to keep the growing bulbs happy.

The stems are harvested just as the buds begin to show color. After a night in cold storage, they go to a bouquet production room where the tulips are bundled, tied, de-bulbed and wrapped.

This process may seem convoluted: Imagine the logistics of having bulbs in various stages of forcing for 40 weeks of the year. The scheduling is further complicated by the fact the bulbs take 30 days to bloom in December but just 15 days by April.

Bulbs from Chile kick off production in September, followed by ones from France and the Dutch province of Zeeland.

"The Dutch have absolutely figured out the science of timing," said Sally Ferguson of the Netherlands Flower Bulb Information Center.

What does this local mass production mean for humble consumers who just want a touch of spring in their kitchen or apartment window? Haakman says that at least three links have been removed in the production chain, the carbon footprint is lowered all around and the flowers reach the marketplace about five days earlier than before.

With spring still six weeks away, that sounds pretty good to me.

Tulip tips

How to keep tulips and other cut flowers fresh:

-Choose bunches whose buds are showing color but are still tight.

-As soon as possible, get the flowers into fresh water.

-Cut the bottoms of the stems at an angle. It is not necessary to do this under water.

-Keep leaves out of the water.

-Preservative is helpful but not necessary.

-Don't allow the water to drop below the stems.

-Change the water before it gets cloudy, at least by the third day. Take the opportunity to remove faded or damaged blooms.

-Recut stems if they have browned or gone soft.

-Keep the vase in the coolest setting possible and away from heat registers.

-Keep the flowers away from apples, pears and bananas, which speed flower aging.



http://www.washingtonpost.com/wp-dyn/content/article/2011/02/09/AR2011020903831.html

Wednesday, March 2, 2011

Net Metering On The Island In The Sun

From Jamaica - large scale net metering:



OUR drags on private use of JPS grid

BY CAMILO THAME Business co-ordinator thamec@jamaicaobserver.com

Wednesday, March 02, 2011



THE Office of Utilities Regulation (OUR) has pushed back by more than a year the date to make a determination on a new regulatory mechanism that will give private entities access to Jamaica Public Service Company's (JPS') distribution lines to provide its own electricity at several sites across the island.

The delay has left at least one interested entity — Jamaica Broilers — dissatified with the pace at which government has been approaching critical changes to energy policies.

"Our energy policy and the strategies we pursue are the most important things that this country faces at this time," Jamaica Broilers Group president and CEO, Chris Levy told the Business Observer. "It is absolutely necessary to be taking the big strategic decisions now."

Also, in commenting on the slow pace of Government to introduce alternative fuel sources for electricity generation, such as coal, Levy said the country "cannot delay these decisions any longer".

Initially the OUR aimed to conduct public consultations and issue a determination on 'wheeling', by June 2010 but the new date to issue a determination is set for November 2011.

The process to reach a determination now involves cost analysis and consultancy to determine wheeling charges.

Wheeling concerns the development of terms and conditions that would allow a private entity to provide its own electricity at multiple geographical locations transiting JPS' network, a scenario that is contemplated by Condition 2 clauses 11 and 12 of the JPS All-Island Electricity Licence.

In its corporate plan for the next three years -- currently available on the regulator's website for public comment -- the OUR said it "is aware that there is some interest among private entities to self generate electricity for supplies at disparate geographical locations and that this can only be facilitated if there is in place some kind of wheeling arrangement with JPS. In view of the potential that this holds for driving incremental expansion, creating greater diversity and perhaps efficiencies, the Office is keen to facilitate this option."

Among interested entities is Jamaica Broilers, which, with its co-generation facility at Spring Village in St Catherine, would seek to provide electricity to other sites from which it operates, such as its ethanol plant and feed mills located in Old Harbour.

"We have the installed capacity at our co-generation plant... which is considerably more efficient than buying it from the grid," Levy said.

The cogeneration plant consists of three medium speed diesel engines (rated at 5 megawatts each), two Caterpillar engines for stand-by purposes, one heat recovery steam generator (HRSG) that utilises the hot gases from the engines to produce steam for the chicken processing facility, and an auxiliary boiler.

At present, Levy says the excess electricity is sold to the grid at dumped rates, which doesn't provide a "good business option" for the company.

Thursday, February 10, 2011

Recycling Is Worth Something

From San Francisco, ABC 7:







Scavengers cash in on illegal recycling around SF

Wednesday, February 09, 2011


San Francisco lawmakers opened the debate on Wednesday over who should get the city's lucrative recycling contract. Trash is big business, but it's also a source of income for some and it's not always legal.

It's the night before trash pickup in SoMa and the recycling bins are being raided. Rikki Ercoli sent us uReport video he filmed earlier this month, and it infuriates him to see people taking recyclables from his bin.

"Here in San Francisco, we love recycling. I know I do, but 100 percent of my efforts are going directly into the hands of people I'm not doing the work for. If it was going to the city, great, but it's not," he said.

In fact, fewer bottles and cans for the Recology Company to pickup and sell is said to ultimately cost consumers about $5 million a year. Much of that theft comes from organized rings, and Ercoli said trucks pick up the ripped off recyclables on his block.

"So it affects increases in your garbage bill in future years. If that material is stolen, the money is stolen with it," Robert Reed from Recology said.

Stealing recyclables is illegal and state and local penalties are as much as $2,000. The District Attorney's Office recently put out a newsletter calling it, "The issue of the month." For many neighborhoods, it's a quality of life issue with noise and litter. One strategy being discussed is reducing the cash incentive and Supervisor Scott Wiener is considering pushing for a change in state law to require recycling centers to offer vouchers for food and other products instead of money.

"We've seen in the areas around some recycling centers some issues around alcohol abuse and drug dealing," he said.

Ed Dunn runs a recycling center and is critical of the proposal to swap cash for food.

"The vast majority are very middle class people who might want to use the money for rent or to fill up their tank again," he said.

The voucher program would be a change in state law, so Wiener wants to make sure he has enough support before he moves forward with that.

uReport:
Take part in the news. Upload videos and photos to uReport.abc7news.com, or e-mail them to uReport@kgo-tv.com.


Cats For Rodnet Control

In my work helping people get rid of rodents in their house, I often suggest a cat.......



Tabby a working member of the rat race

Sunday, January 30, 2011; C03

UPSHUR STREET NW, 800 block, Jan. 14. Responding to a report about an orange tabby that had possibly been abandoned in a vacant store, a Humane Society officer saw the cat and left a notice.

An owner responded the same day and said that the cat was being cared for while it helped with rodent control at the store.




http://www.washingtonpost.com/wp-dyn/content/article/2011/01/29/AR2011012903840.html

Friday, February 4, 2011

Recycled Granite Curbs?

I am curious about the comment at the end of response that the granite used for curbs is recycled. I will have to find out more about that.



A concrete suggestion for speeding up the installation of curbs

ROBERT THOMSON
Washington Post Staff Writer
Thursday, January 27, 2011; T18

Dear Dr. Gridlock:

Having just watched the District install curbs on Massachusetts Avenue, I was wondering whether you know how much more it costs to install granite curbs rather than simply pour concrete ones.

My anecdotal observation is that granite curbs take longer to install than concrete, thus prolonging the traffic disruption. They have to cost more than concrete. (Have you priced kitchen countertops?) And after a few seasons, they are indistinguishable from concrete.

Carlos Bonilla, the District

DG: When you see streetscaping projects underway across the Washington region, you're often going to see granite curbing being used. Traffic engineers say granite curbing is likely to be much more expensive to buy and install than concrete. The granite must be brought in from a quarry and cut into the proper segments for the curb. Concrete can be delivered faster and is easier to work with. A road crew will probably move faster using it. But granite looks better, to the point of looking like a frill to some passersby. Many communities see it as a neighborhood enhancement. And it will last a lot longer than the concrete, which might have to be repaired after a few years as it suffers the effects of weather and starts to deteriorate. Granite is likely to retain its appearance and require less care until the time comes to replace it. Granite also can be recycled, transportation planners say. Concrete will be broken up and disposed of.






http://www.washingtonpost.com/wp-dyn/content/article/2011/01/25/AR2011012504442.html

Thursday, February 3, 2011

One Room At A Time

Eco-Friendly in the Kitchen

By Lila Guterman
Special to The Washington Post
Saturday, September 17, 2005; F01

We're environmentally conscious, my husband and I, but there are certain things we can't live without, like air conditioning in Washington's sweltering summers.

When we decided to replace our sagging kitchen cabinets and wheezing refrigerator, we knew it would have been more earth-friendly to keep our kitchen renovations limited, to reuse what we already owned instead of consuming more materials. But one of the things I couldn't live without, I decided right away, was new cabinets.

Since the layout of our small kitchen was dreadful, we decided to start from scratch and create a new, environmentally friendly room.

We envisioned a kitchen outfitted with recycled materials, or with products from plants that could be sustainably harvested -- plants that grow quickly and are easily replenished, such as bamboo. We hoped our new products would be made without toxic chemicals that linger in the air.

We knew about the movement to create entire buildings using materials and methods that are easy on the earth, so we assumed that remodeling sustainably would be a snap. But when I called the few architects who had participated in last year's Green Festival, an annual event that brings together environmentalist consumers, speakers and merchants, they weren't interested in a job as small as our 6 1/2 -by-8 1/2-foot Northwest Washington kitchen.

Luckily, one of the architects referred me to Chris Donaghy, a designer whose Lorton firm, Kitchen Brokers, specializes in green renovations. Donaghy says that green kitchens are just a small part of his business -- he has designed about 14 in the past three years -- but that still makes him one of the East Coast's experts on green kitchen renovation.

I was unable to find any other local designers who specialized in green renovation, but for comparison, we contacted two other kitchen design firms. One told me its designers all had "green training," but then offered us granite for our countertop. We said "no thanks," knowing that granite is definitely not renewable -- once it's removed from the earth, it's gone forever.

And Donaghy's estimates fell in a range similar to the other two companies'. He said that green kitchens tend to cost 20 to 30 percent more than non-green kitchens, which can turn many people away from environmentally friendly materials. Environmentally conscious consumers, Donaghy said, often have "less disposable incomes than our regular clientele. They tend to be teachers, scientists, environmentalists." And new kitchens are expensive.

That was a problem for Scott Carlson and his family. When they moved into a house in Baltimore, Carlson said, the kitchen was "totally trashed and totally outdated." Carlson, a journalist who had written about green building, was hoping to do some himself, but he found many products he wanted to use were "super expensive."

So he made trade-offs and used some materials that were not as green as he would have liked. He built a countertop from Formica, which was not green but was inexpensive, allowing him to splurge a bit elsewhere.

That paid off in his environmentally friendly kitchen floor. Carlson's floor is made from Marmoleum, a brand of linoleum, that's made out of earth-friendly materials including linseed oil and natural pigment. He paid about $7 per square foot for it.

We did our new kitchen floor in cork. Cork floors are made from bark that is peeled off the tree and then allowed to grow back. Donaghy ordered our cork from Sustainable Flooring of Colorado, which offers 11 styles and colors of cork tiles for $2.50 to $5.50 per square foot.

Another option was bamboo, which we used elsewhere, to redo the floors in the rest of our condo. Bamboo, a grass, is as beautiful as wood but quicker to regrow and harvest. Sustainable Flooring sells bamboo for $3 to $5 per square foot.

We were also hoping to buy green cabinets. The best-known green cabinet maker in the country is Neil Kelly, in Portland, Ore. Instead of particle board, Neil Kelly makes cabinets out of wheatboard, which is assembled from wheat straw, a waste product that is typically burned or put in landfills, said Paul Quimby, a Neil Kelly customer service representative.

Neil Kelly uses glues, stains and finishes that don't pollute the air with chemicals. And the company makes cabinet doors and veneers from wood certified by the Forest Stewardship Council to have been harvested sustainably.

Alison and Paul Trinkoff of Owings Mill bought Neil Kelly cabinets for their kitchen renovation last fall. They wanted to keep their house free from fumes from standard products, Alison Trinkoff said. Had the Trinkoffs bought standard cabinets, she said, "We're going to have this space, it's going to look beautiful and it's going to stink." Instead, they bought from Neil Kelly and sometimes invite guests not only to look at, but also to sniff, the new cabinets.

"They don't stink," she said. "It is surprising."

Unfortunately, Neil Kelly gave us an estimate of nearly $8,500 for our cabinets, plus a whopping $2,000 for shipping from Oregon. That didn't strike us as very green -- it would require so much fossil fuel and produce so much pollution just to get the cabinets to us. Besides, it broke our budget.

Meanwhile, Donaghy had been working to persuade several East Coast cabinet makers to produce green cabinets. The one who agreed was Robert Meyers of Create a Space Inc. of New York. For our cabinets, which were built in June, Meyers used wheatboard, certified wood and non-offgassing finishes. He has since done another green kitchen.

"I'm seeing this to be a great niche business for me," he said. Our cabinets cost less than $7,000, and shipping from New York cost about $750.

Choosing appliances was easy. We bought appliances that had earned an Energy Star, a rating that means they have passed an energy efficiency test. Most major manufacturers produce Energy Star appliances. Similarly, finding low-offgassing paint was no problem.

For the countertops, our choices were more limited. We considered a product called Richlite, which is made from paper from certified forests or even recycled paper. It comes in seven earthy solid colors.

But we ended up choosing IceStone, a gorgeous composite material made of chips of glass embedded in concrete. Three-quarters of the glass, which gives the surface a visual depth, is recycled. IceStone makes 20 appealing colors; we chose one that was pale gray, nearly white. Price varies with color, installation and size of the job; an IceStone employee said it is comparable in price to mid- to high-range granite. Our countertop cost $3,600; a charcoal gray color we liked would have been $1,000 more.

Other green countertop options include ShetkaStone, a recycled-paper product that comes in a variety of appearances, and EnviroGLAS terrazzo, a recycled-glass composite not unlike IceStone.

When it came time to build the new kitchen, Donaghy hooked us up with a general contractor he trusted, Daniel Jamison, whose company, Straight-Line Contracting, is in Springfield.

Jamison and his crew had some trouble finding environmentally friendly glue. He said he found it less strong than conventional glue and so used more of it. He also said the benign paint was thin and required extra coats.

We wanted to heed the green mantra of "reduce, reuse, recycle," so we set out to find new homes for our old kitchen materials. We advertised our appliances and cabinets as free to whomever would come pick them up. "They even took the sink base that was basically rotted out," said Ned Sinkavitch, the contractor who was working the day people picked up our cabinets, countertop, sink, faucet, garbage disposal, dishwasher, stove, microwave oven and barely functioning refrigerator.

As work proceeded on our kitchen, we reluctantly made two not-so-green decisions. First, we went to check out tile for our backsplash. I had researched tile made from recycled glass, including products from Oceanside Glasstile and Sandhill Industries. We looked at the Sandhill tiles, and they were gorgeous -- shiny but subtle, like sea glass. But they would have been pricey: We were quoted $93 per square foot. The manufacturer's suggested retail price for Oceanside Glasstile is also high: $28 to $50 per square foot.

And then we spotted some glass tile we both were crazy about that was far less expensive, but we didn't know whether it was made from recycled glass. What's more, it had to be shipped from Asia, a process that would burn fuel, not to mention adding months to our renovation.

But we adored it and decided to compromise our green commitment there. Later, we were glad to find out that half to three-quarters of the glass in the tiles, from a California company called Lunada Bay Tile, was recycled.

In July, our cork floor was installed. We had chosen a swirl pattern of thin green-blue curves breaking up larger areas of tan-brown cork, looking almost like stone. We liked the sample Donaghy had given us, but after Jamison installed the cork in our kitchen, next to our new maple cabinets, it didn't seem to work. The cork and the maple were too similar in color.

With heavy hearts, we decided to replace the floor with another color of cork, closer to white. The extra cork tiles, and the extra work for Jamison, would cost us only a few hundred dollars -- the advantage of a small kitchen -- and we figured we would like the result much more. With that, we decided to pull up the new, unblemished cork floor and replace it with another one.

It was not environmentally friendly of us, but we just had to have a floor that we liked. We're hoping to find other uses for our extra cork tiles.

Our kitchen isn't finished: the backsplash tile just came in, after its long journey from Asia. It's sitting in boxes in the living room, along with the replacement cork, waiting to be installed. But we already enjoy cooking in our new space, and we hope we haven't hurt the environment too much by creating it. We're planning to buy carbon offsets, which means contributing to groups that plant trees or invest in renewable energy, as a sort of voluntary tax to make up for the fossil fuels we consumed in creating our new kitchen.

That kitchen is more than just beautiful, we think. And, like the Trinkoffs, we're glad it doesn't stink.

Lila Guterman is a journalist and lives in Washington.




http://www.washingtonpost.com/wp-dyn/content/article/2005/09/16/AR2005091600975.html