Tagged: Housing

Under Water With Only Five Days Left

Naming these posts is difficult. I’ve just been combining words and phrases for the topics being discussed into something that doesn’t really make sense by itself. This could be “my thing”.

25,000 words down and 25,000 left to go. Hitting the halfway mark felt good, though I wish I did it about ten days ago. There are only five days left and unfortunately one – Thursday – will be worthless to the cause. I followed Vonnegut’s advice and started as close to the end of my story as possible. I fear I may have started too close to the end. There is story left to write but I don’t know what if it will fill another 25,000 words. I would like  at least 50,000 words of plot, only to be polished and dressed with additional words if they’re needed.

My sustainability slap in the face for the day is this statistic:  81.1% of mortgages in Las Vegas are under water, meaning the home securing the mortgage is worth less than the remaining principal balance of the mortgage. Below is a list of the worst 14 markets in the United States.  They are all in either California (6), Florida (5), Nevada (2) or Arizona (1). Take that Sun Belt!

  1. Tampa – St. Petersburg, Fla. – 48.2% 
  2. Brendenton – Sarasota, Fla. – 48.2% 
  3. Bakersfield, Ca. – 50.4% 
  4. Riverside – San Bernardino – Ontario, Ca. – 50.4% 
  5. Cape Coral – Fort Meyers, Fla. -60.5% 
  6. Vallejo – Fairfield, Ca. – 61.1% 
  7. Orlando – Kissimmee, Fla – 62.3% 
  8. Reno – Sparks, Nev. 62.4% 
  9. Fort Lucie, Fla – 62.5% 
  10. Phoenix – Mesa, Ariz. 63.5% 
  11. Stockton, Ca. – 66.9% 
  12. Modesto, Ca. 70.4% 
  13. Merced, Ca. 72.2% 
  14. Las Vegas, Nev. 81.1%

The Las Vegas number just boggles the mind, though the percentages in other cities are nearly as bad. I haven’t mapped the California cities but I’m wondering how many are in “foreclosure valley”, an area in southern California that should never been built up and now probably won’t be, at least until we forget about our mistakes. Hopefully one of the things you’re giving thanks for tomorrow is having equity in your home, no matter how teeny tiny the amount.

“Super” Centers

I spent some time in a “super” center today. You know what I’m talking about – a warehouse the size of a city block that offers everything you could ever want except automobiles and health care. From an efficiency standpoint, I understand the attraction. These behemoths offer one-stop shopping. Need underwear? Check. Need Bananas? Check. Hell, I could see the bananas from the underwear section. Yikes.

So what’ s the problem? I suppose it’s that these stores are very imposing and poorly integrated into communities. They’re surrounded by massive, non-porous parking lots. Yes, I know, how else are people going to get everything they’re buying home if not in their automobiles . . .

What if these things were built underground instead of on land? While the battle of massive chain stores versus independent retailers wouldn’t be resolved, at least society would benefit from a planning perspective. Could you imagine acres of housing and community space existing above a one-stop shop? Man alive that would be great. Just hit “S” on the elevator and the door would open into the store; carry your supplies upstairs in reusable bags and you’re set. When you’ve finished changing underwear or eating bananas then you could go outside into a community park and walk the dog or catch up with neighbors.

I dream of places that do not yet exist. Nothing practical stands between my imagination and reality but the unwillingness of people to change and adapt. Let’s take these closed car dealerships and factories and turn them into vibrant, environmentally-friendly miniature cities. Let’s start tomorrow.

The Most Interesting Man In The World

Well maybe not, but he must be close, and should definitely be in the next round of those strangely awesome Dos Equis commercials. The man I’m referring to is Gus Gustafson (sp?). I’d hate to call him just a home builder because I’d be leaving out a plethora of other things he does, and seemingly does well, but that’s what we were there to talk about.

My wife and I had the opportunity to meet this gentleman on Sunday and got a tour of his new home, which is currently under construction. The home is built out of structurally insulated panels (SIPs), which we plan to use on our future abode.  Our encounter was limited to only a few hours but we learned about everything from carpenter bees to waste water treatment methods, and all topics covered included tangible evidence to back up any claims that were made.

The home itself is near completion and comes in around 3,300 square feet on two levels (with no basement). The entire freakin’ thing is cooled by one window air conditioner and can run entirely on six car batteries. How? Because of the amazingly efficient building envelope created when constructing a house (or any building) out of structurally insulated panels. Using air exchangers to replace stale air with fresh, the building otherwise loses virtually no conditioned air to the outside regardless of exterior conditions. Because of this simple benefit, electricity bills for the entire house, which include every appliance a standard home has, run in the $20 to $30 range monthly. The level of comfort provided in every inch of the house by just one window-unit air conditioner was mind blowing.

I could write for pages on the other extremely interesting topics we covered but the main lesson to take away from our visit is that the old way of building is not the best way of building. Hopefully contractors of all types will educate themselves on new building techniques and start to incorporate them into their businesses. Only through this process will society speed up its evolution towards the more sustainable.

Oh yeah, using SIPS is faster, cheaper and makes the building stronger. What’s not to like?

A Most Terrible Trend

Most mornings I take our dog out in the morning to eliminate, as “they” call it. Usually, there’s a steady stream of regulars going to and from the homeless shelter that sits adjacent to our condo building. The presence of a homeless shelter next to my home, let alone the existence of one period, may have shocked the suburbanites reading this. Please, take a moment. Demographic diversity is real, and you can’t hide from it forever!

Most of the vagabonds are single black men, donning layers upon layers of borrowed clothes to stay warm in the winter. They appear and disappear on 15th Street, coming from or going to any host of destinations. Some have chemical dependencies, others have mental disabilities, and yes, some are just the lazy and entitled who are enabled by a broken system of support. Generally these folks keep to themselves, their heads sheltered by hoods and their eyes focused on the ground. A few are frequently in inexplicably good spirits and will say hello, talk directly to the dog without acknowledging me, do a combination of both, or immediately try to sell me a serving of Jesus – because, you know, it’s working out so well for them. Even rarer is the irate man, like the one who verbally abused my wife and dog on Wednesday night. He was out of his mind, but that’s no excuse.

Most of these people I’ve seen off and on for years. They are the chronically homeless. I feel terrible saying this, but being so close to the misfortune has made me numb to it, but only to a degree. Dare I say the sparsely attended parade of the downtrodden adds a bit of life to a relatively quiet street.

Most recently, I’ve noticed a different demographic of American patronizing the shelter – entire families. I’m not referring to the occasional single parent and child, almost always a product of a similar situation, a generation removed, mixed with a hearty helping of gross irresponsibility and lust. No, I’m referring to a nuclear family – father, mother, and child(ren). These people are clearly new to the party.

Most of the fathers are surrounded by a cloud of humiliation and defeat. They make weak eye contact, embarrassed to be towing everything they own and swore to protect from a place to sleep to a place to eat. Still, the inate instinct  to protect remains. They’re cautious in engaging anyone, anyone at all. Their eyes are constantly surveying. The mothers are usually occupied by their children. When they have a precious free moment, they become muted caricatures of their husbands, careful but more disarming. A smile is often faintly detectable and the eye contact a little stronger, longer. I think they’re trying to tell me they’re okay, almost apologizing for letting me see them like this, even though they’re shredded on the inside. The children are seemingly ignorant to the strife. Surely they are uncomfortable and questioning the situation. But, they’re too young to comprehend the gravity of the here and now. This sucks mom, let’s go home.

Most of these new homeless have nice teeth, nice clothes and strollers. They’re hair isn’t deshelved and they enunciate well. Give it time. Most of me hopes this trend has peaked, while a small part of me wishes it will get bad enough that people – you and me people, not the digusting shells of people we elect to help us - are forced into a state of awareness and action. No more bandages. It’s time to break the bone and reset it. Patching up a flawed model of life, which we do so often with great intentions and limited results, is a terrible, terrible waste of time and money. If you promise to help, I’ll promise to have whichever sadistic organ that wishes further ill on the suffering removed.

People are suffering in greater numbers every single day. If you don’t believe me, come hang out any given morning on 15th Street.

The Future of Cities and Housing

Thursday and Friday of last week I attended a conference called “Green Homes and Sustainable Communities”. ’twas very good. My mind was boggled by the great information presented, and while there’s no way to recap both days in their entirety, I will provide a few highlights.

The keynote speaker was a gentleman named Richard Register, who has a company called Ecocity Builders. I haven’t spent much time on the site but if even a fraction of the information he presented at the conference is available online, it will be well worth your while to visit. Plus, his book sounds fascinating. This was the dream part of the conference, but also something attainable within 50 to 100 years if we get our damn heads screwed on properly.

Most of the rest of the conference was filled with case studies of the development of green affordable housing and the current status and future potential of policy in this area. Practical, though both inspiring and frustrating. There are some extremely creative people out there.

One of the most memorable highlights came in the form of a controlled rant by a professor from MIT. The gist of his speech was that there’s a large disconnect between the people who need and could take on new jobs in the “green” economy and the expectations of how the “green” economy is expected to include these people. Basically, he said the skill level of the people who many pundits hope will fill the new jobs in the energy and construction industries is far from adequate. Further, if no education or social assistance is provided the “green” economy will never materialize.

Well, that was just a short look. I’ll right to summarize some other features when I get a chance. At worst, I’ll try to put up pictures from my tour of the Schiff Residences in the coming days.

MLS Listings Going Green

A little good news in an otherwise gloom and doom real estate market – the local Multiple Listing Service (MLS) that’s used by realtors to list and search for houses, is going green.

“Before this there was no way to specifically search for a green home at all,” said Jason Stone, a principal in Creve Coeur-based Sage Home Builders, which exclusively builds green houses. “There is a small but definite audience of people who know what green is and are out there looking for green homes.”

The number of buyers asking for green features is growing, said Jay Swoboda, principal in Eco­Urban Homes, based in St. Louis.

Swoboda, whose company builds modular, certified green houses, was a key force behind the change.

Under the system, the listing for each house has a series of categories, such as number of rooms, heating and cooling systems, flooring, available appliances and type of construction. Within each category are 15 to 20 specific features.

Getting green homes listed seemed to be a concerted effort, led by Mid America Regional Information Systems Inc., the company that administers the MLS system in the St. Louis area. Also, involved was the U.S. Green Building Council’s St. Louis Chapter, which certifies homes and other builds under their Leadership in Energy and Environmental Design (LEED) system. The MLS system will not only allow you to search for LEED-certified homes, but those certified by other rating agencies as well.

Worst come to worst, if you don’t care about the environment and just your pocketbook, know this: “Green houses generally appraise higher than comparable traditionally built ones, said Stone, but the lack of a green designation in the Multiple Listing Service means there are no definitive records.”

And St. Louis, which isn’t always a bastion of progressive action, is among the leaders in this area. Already hosting a disproportionately large share of the country’s LEED-certified buildings, the City is only the third in the nation to incorporate “green” into its MLS system.

Both Sage Homebuilders and EcoUrban Homes are listed in green | rising’s Green Directory.

St. Louis Green Guide and Modular Homes

I trust everyone had a great Columbus Day weekend! Hey, if the dude didn’t get lost . . . someone else would have run into the western world a few years later. Two-parter today . . .

1. Over the weekend, the St. Louis Post-Dispatch published a green guide, which can be found here. The guide, called Go Green, was provided as a 40-page insert in the paper’s Sunday edition, and was printed on 100% recycled newsprint and with soy ink. Yeah! The paper actually did a fairly nice job, and I’m going to keep the section handy as a reference. Nothing in the guide is earth-shattering but the insert provides a handy summary of the various facets of green-osity. Also, it isn’t St. Louis-specific so everyone can enjoy the publication.

2. My friends over at EcoUrban Homes sent me a few articles I’d like to share with you.

The articles provide great evidence that prefabricated homes are just as high in quality and standards as homes fabricated on site. And because they’re built in a controlled environment, they can be built faster, cheaper and with less waste. Many of the greenest homes around the world are built this way to protect the integrity of the homes’ green features. Also, modular construction helps offset the marginally higher, but ever shrinking costs of building green.

NOLA, Two Years Later

As I mentioned in a previous post, my wife and I traveled to New Orleans, LA this past weekend for a wedding. We were fortunate enough to be able to stay an extra day and take a tour of the damage caused by Hurricanes Katrina (the cake with icing) and Rita (the cherry on top), not because we’re sadists, but because the mass media is comprised of monkeys who fling half-truths and we wanted to see it for ourselves.

An aside: New Orleans is an amazing place, unique in its current form and in its history. I encourage anyone who’s traveling there to not only experience the mango daiquiris on Bourbon Street but also take in some of the history. We also took a cemetery walking tour, which was possibly the best $15 I’ve spent in a long time. We used Historic New Orleans Walking Tours, Inc., and our guide, Bob, kicked ass.

The photos below are from our tour, and we saw most everything from the tour bus, so please forgive the glare or poor angles characteristic of a few of the shots. To the photos!

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Above is one of the prisons evacuated once the City started to flood. I learned that the City didn’t flood until a few days after the storm, once the canal walls broke – more on this later. Prisoners were loaded on buses haphazardly and distributed throughout the City. Since records were destroyed, many prisoners’ crimes couldn’t be identified, and many were released. Some even escaped. The chaos that followed left law and order in the New Orleans incomplete, to put it kindly. Police stations turned into forts following the flooding, and the City is still short a few hundred police officers. The system has still no recovered, and the phrase “misdemeanor murder” is often being used to describe the situation. Yikes.

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New construction. I don’t know what’s being built on this site but any building is welcome. This site is also relatively close to downtown and the French Quarter, which I learned incidentally, looks neither French or Spanish, but Haitian, as Haitians built it. 

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One of the many above ground cemeteries in New Orleans. These were built above ground since most of the City sits below sea level (except for the French Quarter, business district, and few small neighborhoods). Hence, the flooding. It’s all connected people! We didn’t take a tour of this cemetery but most are similar in structure. One thing I didn’t know is that the tombs are reused, and can be reused as frequently as once a year. The tombs turn into ovens sitting under the southern sun all day long and literally cook the bodies. After one year all that’s left is a pile of bone dust. It’s pushed to the back of the tomb and another body is placed in. Of course, most tombs are only used by one family, so (hopefully) deaths aren’t so common in a particular family that the tomb is being used that often. The grave stones on the tombs catalog everyone who has ever been put to rest in it, and some have dates spanning over 100 years.

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One of the many new homes going up in New Orleans. To keep costs down so as to attract residents, homes of this style are built through modular construction. I believe this home was built in an area that flooded but not too significantly. I love the sign on the pole.

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Sigh. One of thousands of homes still standing that’s yet to be rebuilt or demolished since the hurricanes. The markings indicate that the house has been searched and what was found, which I believe in this case was two dead bodies.  This particular house was searched more than once. Note there are three markings, one below the attic window and two on the front of the house, in between the doors.

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So, I wonder if this bar sells larger than average beers and if those beers can be taken out of the establishment.

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Above is a pumping station. This type of facility pumps water out of underground drainage pipes that collect rain water throughout New Orleans.  The water is pumped into canals (see below) and the canals are drained into the Mississippi River Gulf Outlet (MRGO) and into the Mississippi River itself. These bodies of water then drain into the Gulf of Mexico, Lake Pontchartrain and other natural bodies of water in the area. It was these canals that broke and led to the flooding of the city, a few full days after the storm. In fact, only one levee didn’t hold up.

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Because of poor construction, the walls of the canals that drain excess water from the City couldn’t handle the amount of water that was put into them. If you look at the left wall in the picture above, I’ve marked with a red circle the delineation between the old wall (to the left) and the new wall (to the right). On some of these canals, multiple hundred-foot sections broke open, releasing millions of gallons of water a minute into neighborhoods.

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This picture shows another rebuilt wall, and how close houses are to the walls. The proximity of these homes to the wall is not unique. Also, because of cheap construction, many of these homes sat, unconnected, on pilings. When the water poured into the neighborhood, some houses were just swept away, in their entirety.

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Above is the Mississippi River Gulf Outlet, a.k.a. MR. GO. It doubles as a shipping channel and has been the source of most of the flooding that’s occurred in New Orleans over the decade. The citizens of the area have finally persuaded the federal government to shut it down, and it should be closed in the next few years. The reason MR. GO has been such a problem is that big storms create surges off of the channels and lakes in the area. MR. GO happens to be the biggest of these channels, and when the surges happen, the entire drainage system of the City stops working, or even moves backwards. The Lower Ninth Ward, made famous because of the extreme damage it sustained after the hurricanes, is bordered by MR. GO and one of the drainage canals shown earlier. The neighborhood took on a 30-foot surge of water from one side during Katrina and a million gallons of water a minute from a broken canal from the other side. I think water levels in the Lower Ninth Ward topped 20 feet.

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A PGA quality golf course that still lies in ruin. Only the concrete path is new, and was built to give people in the neighborhood behind from where the shot was taken a place to walk.

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The photo above shows more homes still untouched since the flooding. The red circle highlights a picnic table that still rests on the roof of one of the houses.

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Rebirth. Above are two of 80 homes built in the Upper Ninth Ward. This rebuilding effort was led by musician’s Harry Connick, Jr. and Branford Marsalis, and is aptly named Musician’s Row. Musicians make up part of the tremendous character of this City, and many lower and moderate income musicians were displaced during the flooding. Musician’s Row has helped bring some of them back and it spurring more development in the area. The Upper Ninth Ward is adjacent to the Lower Ninth Ward, but sits on considerably higher ground (though it is still below sea level). Notice these houses are built on stilts a few feet off the ground. We saw some that were built on stilts 17 to 20 feet above ground. Many people in the City think growth in this part of New Orleans should happen only in the Upper Ninth Ward neighborhood, and that the Lower Ninth Ward should be abandoned because of its precarious positioning between two canals.

Unfortunately I was only able to touch on some of the highlights, but as I said earlier, I encourage you to get down to New Orleans and see it for yourself. All in all, the tour was extremely enlightening and at times depressing. We heard stories of people seeing a shark attack a wild boar while sitting on their roofs and of a man committing suicide after selling his $1.5 million dollar house for $250,000. Take your money and help the City become vibrant again and if someone tells you it shouldn’t be rebuilt, tell them to shut up and support a government that will do things right. Tell them if the canals weren’t half-assed, the walls wouldn’t have failed; instead of concrete, peat moss was used for part of the construction. New Orleans holds a unique place in the history of the United States and should not be ignored, or left for dead.

Greening the Homeless

In, “Rev. Larry Rice goes green in Dutchtown,” the St. Louis Post-Dispatch‘s Tim Townsend tells us of the Reverend’s plans to open “a center that would assist the homeless by giving them skills in the burgeoning field of renewable energy.” One word: laughable. Townsend also writes, “Rice’s New Life Evangelistic Center has been one of downtown’s most popular and active homeless shelters for years, but critics contend Rice attracts too many homeless people to one area and exploits the very souls he claims to be supporting.”

I’m one of those critics. I live (literally) next door to this shelter, and Mr. Rice does nothing more than enable the homeless. Don’t get me wrong, the homeless are a marginalized group in our society, and more should be done to help them. But, this clown doesn’t do anything more than give them a place to temporarily suspend their spiraling into oblivion. I’m sure the good Reverend is well-meaning, but he operates with blinders on. Going from spending decades doing nothing more than providing food and multiple-code-violating shelter – and NO services – to training people to work in a field that requires specialized education is a pipe dream.

Larry, teach the people you claim you serve the basic skills of life. It will help them more than attempting to teach them to prosper in a burgeoning field, which incidentally will only happen as laborers given the 450,000 jobs generated in the renewable energy industry last year, “were disproportionately for scientific, technical, professional and skilled workers.”

Rice has found a bandwagon on which to hop, probably in hopes that it will mobilize the faithful who donate to him and help him so ineffectively help the people who need help the most.  According to the article, he spent $216,000 on a house and flower shop, in which to establish the ‘St. Louis Renewable Energy Center, an educational center that will allow him to share the “green gospel” through the homeless he has vowed to help.’ WTF?! Putting that money into the New Life Evangelistic Center would have been a much better use of funds. It could have helped the people he shelters have a safer, cleaner place to find some peace and possibly learn to read, balance a check book, use a computer, be healthier, or find a job. Alas, the homeless will have settle for learning only to incorporate renewable energy credits into “green” developments, design more efficient solar panels, or shape public policy to create a more environmentally friendly America, all from a fire trap with broken windows that throws out its inhabitants during the day.

Here’s to the land of opportunity.

Sustainable Housing, Rewards and Requirements

The built environment comprises a significant source of the globe’s energy demand. This is why a story like this, Enterprise Wins 2007 ENERGY STAR Award for Excellence in Energy-Efficient Affordable Housing, is great to read. Not only does Enterprise cater to the affordable housing industry, which I am a part of, but it is making a very strong effort to build the housing it does in a sustainable way. I’m glad it’s being recognized for its efforts, and according to the article, Enterprise was the only national organization to be recognized. Congrats. Some tidbits:

  • Through its Green Communities program, Enterprise has invested $350 million to create more than 7,000 energy-efficient affordable homes in 23 states around the country.
  • Green Community provides grants, financing, tax-credit equity and technical assistance to developers for creating low-income housing according to their specific Green criteria. (Tax-credit equity is the piece of the industry I’m involved in.)
  • “Energy efficiency is particularly important in the affordable housing sector,” said Doris Koo, president and CEO of Enterprise Community Partners. “By building homes that earn the ENERGY STAR [rating], we are reducing utility costs and providing homes that are truly affordable to own and operate for low-income residents. At the same time, these homes are more comfortable to live in and help to protect the environment.”

One of the long-term social benefits of energy-efficient / environmentally-friendly housing is the reduction of health care costs. Creating homes that are efficient makes them inherently cleaner and easier to keep clean. Specialized air filtration systems, better insulation, etc . . . protects residents from germs and makes the development of mold, dirty air, and the like difficult. Also, when energy costs are reduced, low-income residents in particular, are more able to use heating and cooling systems during the extremes of winter and summer weather. This reduces the likelihood that children or the elderly suffer during these times of year to the point they need medical care, often at the financial detriment of society at large.

As a side note, municipalities are beginning to require stricter levels of environmental compliance from home builders. I hope the trend will not only continue but escalate. Congrats again to Enterprise and all the companies out there doing more than they’re required to do in a culture slow to adopt progressive policies.