Carbon on Wheels

Wednesday, March 25, 2009

Christian Jacqz says the Patrick administration is committed to reducing greenhouse gases. And vehicles contribute about 30 percent of that in Massachusetts. But how much do we drive -- how do we even figure it out? Jacqz has been measuring those miles, and studying policies that might reduce them. He described that research at the Rappaport Institute for Greater Boston, at Harvard. Research applied to policy in an academic setting. Said institute executive director David Luberoff: "This to me is exactly what we are trying to do." ... Also, tenants in the Fort Point Channel, and Green is Black ...

"How Much We Drive: New Data on the Carbon Cost of Sprawl in Massachusetts" was the topic. Jacqz is -- long title here -- director of the Massachusetts Office of Geographic and Environmental Information, known as MassGIS, in the state's Executive Office of Energy and Environmental Affairs.

Jacqz has been with the state since 1992, but the work he's doing now is putting together data never before available, overlaying it to make conclusions about where and why people drive. New data from the Registry of Motor Vehicles, which has now been recognized as a treasure trove of information on more than just how many parking tickets we owe, offer important new insights into the connections between land use patterns, transportation infrastructure, and travel by automobiles, according to the Rappaport Institute.

Much of this is so complex we'd get utterly lost trying to reproduce it in simple English. Here, though, are some key points, and you can see the entire presentation in full color on line here.

The Rappaport institute is studying the relationship between urban form and transportation today. It works with academics, government officials, students, and other looking for answers with policy implications.

Jacqz, who refers to himself as a hard-core geek of the type usually only found at MIT, is trying to explain driving habits using GIS data and analysis.

"This kind of study has been done on a regional scale in a lot of places," he said, but not like this -- statewide.

The tools for changing habits include technology (hybrids, biofuels, electric cars, etc.), economic incentives or disincentives (taxes, "feebates"), and physical ones, like smart growth initiatives to try to change the landscape.

Massachusetts is blessed, he said, with "the most progressive antiquated zoning in the country." That's the traditional strong local control.

The project goals of this work including estimating a baseline for transportation greenhouse gases, or GHG; understanding patterns of vehicle use (including amounts of pollution and not just miles driven); and building a model. The model would include not only work trips but others originating from households, and would evaluate the significance of smart growth to the extent that it exists.

Specifically, the research project estimates, based on actual use, vehicle miles traveled for each car in the state from 2005 to 2007. It integrates vehicle miles traveled, or VMT, and other data into a grid of cells across the commonwealth each 250 by 250 meters.

The data collected, from a variety of sources, include density of housing and jobs, most-commonly-used destinations, the mix of land uses, distance to public transit, and income.

Jacqz said they would like to have included data on modern, pedestrian-friendly communities, but, "We don't know how to map design."

How big was this project? It included 16 million inspection records for 4.5 million vehicles in the Registry's system -- though ferreting that out wasn't easy, because it comes from an "ancient" 25-year-old COBAL computer system. (Aside: "You wouldn't believe how many cars don't get inspected.")

The data collected included registration number and type, vehicle identification number, make and model, gross vehicle weight category for heavy commercial vehicles, the owner's address, the town where they are principally garaged ("Fleets were a problem"), odometer readings, and a few other facts.

One map shows average daily miles traveled per household, and, no surprise, "As you move away from the cities people drive more and more," some averaging 80-plus miles a day. Most vehicles traveled about 30 miles a day, but a few 150 or more. "It's a little scary how much people drive," he said.

Based on a national household survey, the data included household densities for the whole state.

Journey-to-work data came from Dunn & Bradstreet and the Department of Employment, and patterns show jobs along a skeleton of the major highway system, of course. "The market works -- if you build it they will come."

Land-use changes from 1985 to 1999 corresponded to the work trips people took, but, "Now we have a new land-use map, showing a vastly reduced rate of development," he said.

Now Jacqz wants to create a model, and test it, "to see what happens if patterns of land use are different." If there is more transit-oriented development, for example, or more multifamily housing.

A 13,000-cell sample of the study showed what the most important factors are in determining miles traveled: an area's household and job density, distance to transit, diversity of land use (there are 35 separate categories), existence of nonwork regional destinations, and income.

Still, "This model explains about half of the variance in daily miles per household." In other words, people are just tough to predict.





Mark Maloney, Dick Galvin, and the BRA's Susan Elsbree at 20 Channel Center


Moving In

It was a decade ago when investors started capitalizing on the Fort Point Channel. They bought in, renovated, in some cases tore down and replaced. It happened early with Channel Center, along A Street, but it was too early. Things didn't pop.

A long wait is just about over for the block of former Boston Wharf Co. buildings along A Street, though. They've changed hands, now owned by Commonwealth Ventures.

And this week Boston Mayor Tom Menino joined company executives and city officials and neighbors and in particular the folks from Boston World Partnerships to celebrate three companies and about 600 new workers to the area.

Retail Convergence, Inc., has signed a lease for 43,000 square feet on two floors at 20 Channel Center, and that will keep 125 jobs in Boston. "We've been looking for space in the Boston area for about 12 months," said Ben Fischman, chief executive of the company. "We also looked in the suburbs. Our first reaction is it wasn't going to be available in the city."

"They have a very creative business model," said Mark Maloney, former director of the Boston Redevelopment Authority and now president of Boston World Partnerships. He said the organization helps people "get over obstacles" when they're trying to connect with Boston. (Procter & Gamble is a private partner, and Menino is chairman of the organization, which works with the BRA.)

With the help of the connectors -- those associated with Boston World Partnerships, who promote Boston and help make it easier for people to do business here -- the company found the Fort Point Channel neighborhood.

"It very much embodies the kind of company we want to build," said Fischman, standing in an open brick and beam floor that is decades old but looked new and inviting. "Every time we come here there's a new restaurant being opened."

As a matter of fact, Tom Devlin was on hand to announce his and Pat O'Sullivan's Barlow's Restaurant, which will open by early May, next door to 20 Channel Center. O'Sullivan partnered with Spalding Tougias Architects to buy 40 Channel Center from Commonwealth Ventures last year, and Devlin credited the mayor and Boston World Partnerships with making it happen. They have Devlin's Restaurant and Bar in Brighton too.

A third tenant, Cengage Learning, moved into 110,000 square feet of space on three floors at 20 Channel Center late last year and brought 500 employees.

Retail Convergence owns two internet retail sites, Smartbargains.com and Ruelala.com, an exclusive, invitation-only destination that holds limited-time private sales of some of premium clothing brands.

John Palmieri, director of the BRA, credited CB Richard Ellis' Ogden White with the leasing success, and CB boss Andy Hoar was also on hand for the praise.

Menino said Maloney and Dave McLaughlin, executive director, "worked together behind the scenes" to make sure Retail Convergence found a place in the city.

"These two companies are bringing Channel Center to life," Menino said. "Bringing a vibrant mixed-use neighborhood to reality."

Cengage Learning provides customized learning products to colleges, universities, corporations, and others worldwide. "We knew that Boston was our home," said Manuel Guzman, executive vice president of finance and operations for Cengage's academic and professional group. "The experience has been perfect."

Developer Dick Galvin of Commonwealth Ventures played it low-key and didn't have remarks. He's taken a few knocks in public meetings about the delay in the arrival of activity at Channel Center. But he said it all in a press release: "All the planning, all the investment, we're seeing the benefits of that now, in spite of the challenging economy."

Galvin also told The Boston Globe that he'll renovate some of the remaining Channel Center buildings, rather than demolishing them and building new, as previously planned.


Green is Black

"How Green Became the New Black" was the topic of one of two recent panels on sustainable development. Black, of course, meaning the bottom line is OK if developers do environmentally responsible things, and the ink doesn't turn red.

At the Building Owners and Managers Association event at Landmark Center last week, Chris Liston, sustainability projects manager for CB Richard Ellis, talked about China -- and how frighteningly in one sense things are moving in the wrong direction there.

"Sunrise is the only time you'll see the sun," he said. They're shifting away from bikes on the streets, toward cars. Their miles-per-gallon standards are higher than ours. They operate 200-watt light bulbs in the ceiling. "They're often tearing down buildings that are more efficient than the ones they're replacing them with."

It makes things look bright here, and shows how it's difficult to develop an economy and spend on the environment at the same time.

In the United States, industry carbon dioxide emissions are leveling off, but pollution from transportation and buildings is still increasing.

Corporate buildings in the United States us 12 percent of the water, produce 39 percent of CO2, and account for 65 percent of output of waste.

The first LEED certification was in 2004. LEED registrations -- not certification, but buildings registered for possible certification -- peaked at 550 in mid-2008, and have fallen off a bit now.

Boston, Chicago, Austin, Los Angeles, Sacramento, Washington -- they're all near the top. So, for some reason, are Ft. Bragg and Jacksonville.

"Where we really see a lot happening is Boston," said Liston. "Boston is really driving this industry."

The "EBs" -- existing buildings -- that are prominently green are three "Ones": One Beacon Street, the first to be certified; One Financial Center; and One Boston Place.

Boston and Los Angeles rank first in certified multitenant buildings; each has three. Chicago and Austin have two; San Francisco has one.

"Having one building -- that drives the market" in each city, Liston said.

Boston could have 10 or more of these certified buildings next year, he said. "I'm working on six of them."

In Boston, the first building was registered for LEED in 2005. None registered in 2006, but two did in 2007, 22 in 2008, and six so far in 2009.

In Chicago, perhaps Boston's toughest competitor for the green crown, one building registered in 2005, four in 2006, nine in 2007, 26 in 2008, and six in 2009.

Forty buildings are undergoing LEED EB certification in the country, for a total of 17 million square feet.

"We're in and out in six months" to obtain certification. CB Richard Ellis does this for buildings that it manages, and those managed by competitors. It's good for the globe, but, "There's not a lot of profit" in it.

An analysis for LEED certification costs about $4,500. CB has done 320, Liston said, and then gone on to certify about half of those. The company has about 64 million square feet in "precertification analysis" now.

Most of these are high-profile buildings in downtown locations. "We want the really high-visibility buildings," he said. "We're not looking for small buildings in the suburbs that nobody's ever going to hear about."

One Boston Place got its investment back in a year an a half, he said, and no projects have seen payback take longer than two years. That's what they mean by green is black.

Some cities are more inclined to go green than others. One representative went "door to door in Phoenix," looking for someone to sign on -- to get the momentum going.

In Atlanta, one building had 4.5-gallon urinals, paid $40,000 to switch, saved seven million gallons of water a year, and $150,000.

At 10 St. James in Boston, he said, a building less than 10 years old, the occupants didn't need nearly as much air as the ventilation system was providing. Recalculating the system based on the number of people in the building saved $150,000 a year in energy costs, or 10 percent, he said. "It paid for the work right there."

One Boston Place achieved a 67 percent reduction in CO2 emissions.

But in total only 1/3 of one percent of existing buildings are certified. More managers are spending time on it, more owners are dedicating money to it, and more tenants are seeking LEED space. "More service providers understand sustainability, and more products include sustainability documentation," he said.

One manufacturer of toilet paper didn't put the amount of recycled content on the package, and the user threatened to switch suppliers -- the manufacturer relented.

More and more LEED designations are being developed, and Liston said it is actually somewhat easier to become certified that it was at first. LEED for existing buildings began in 2004, LEED 2.0 in 2006, LEED EB Operations and Maintenance came out in 2008. In September LEED for EB 2009 will come out.

Liston said prices are coming down on green technology, as it grows in popularity. Dual-flush handles for toilets cost $30 more. Lighting costs -- accounting 40 percent of a building's energy use -- can be cut in half with use of LEDs. "LEDs are going to be the future," he said, probably required in 5-10 years.

Another goals is "zero waste." San Francisco has it as a goal by 2040. "It's pretty easy to get rid of," he said. "LEED will require composting."

Solar panels on roofs will probably be required, but not wind turbines. (Boston, by the way, tends to lead on solar; Chicago on green roofs.)

"My ultimate goal would be to get rid of my job," he said.

Jeffrey Mulliken, associate principal at Cubellis, Inc., which does architecture and interior design, mainly in offices, got LEED-certified about five years ago. He offered his "5 Top Myths About Going Green."

First is, "It's going to cost me a lot of money and time." Mulliken said it's accepted now that green construction costs range from nothing at all a nominal cost." He said it was zero to five percent on construction. He said that applies to LEED Silver and Gold buildings, but Platinum buildings would cost more.

"Exotic materials do cost more," but market trends are toward lower costs, he said. As energy costs rise, the cost gap between non-green and green buildings obviously narrows.

Documentation, once a real headache, is getting easier, and manufacturers are putting better data out, he said. Still, it can run to 2,000 on-line pages.

Because the LEED certification process is on line, you're not dealing with a lot of wasteful paper, and the process runs concurrently with design and construction, he said.

Myth two: There are no real paybacks. Mulliken said reduced utility and maintenance costs are real, there are social benefits in having less waste and more worker productivity and decreased illness and absences.

Three: The contractor won't cooperate. Mulliken said the construction industry is transforming rapidly. "There are more and more LEED AP's on staff as project managers and site superintendents."

Four: Nobody will care. He said employee retention and recruitment is enhanced by offering sustainable buildings. Patagonia, a leader in eco-effectiveness, has 900 applicants for each open position, he said.

Five: "I'll be stuck with strange products." Mulliken said selection of green products is expanding widely. In paints, "Now you can do low-VOC in any color you want." VOCs are volatile organic compounds -- often the stuff you smell in a newly decorated room.

More trade groups are emphasizing sustainability. "It's a tipping point that we're at," he said.

Some companies, like Procter & Gamble, build to LEED standards but prefer not to go through the certification process, he said.

Mulliken said he tells clients that if they meet newly strengthened Massachusetts building standards and recycle building materials and are building near transit and put in showers for bicyclists, "You're almost at LEED certification."

Asked about bike storage rooms, Mulliken said, "I don't think Boston right now is a particularly bicycle-friendly city." Liston agreed: "I don't think we're quite there yet."

Some foreign cities are a lot farther along in the waste area. People from London and Madrid, Liston said, ask: "Where's your compost. Where's your 'wormery'?"

The good news is that, "On the existing building side, we seem to be just the opposite of where the general economy is going." Companies may not be able to do big, multimillion-dollar capital projects, but they are spending $50,000 to $200,000 making green investments for the future.

More next time on the subject of green, from a recent panel on "Green Leases" at Goulston & Storrs.




In the Neighborhood



Boston City Councilor Mike Ross at a recent Back Bay Association breakfast meeting on the economy, at the Fairmont Copley Plaza.

Walking Boston



Gov. Patrick couldn't make it as planned, but Transportation Undersecretary Jeff Mullan filled in on WalkBoston's annual meeting tour walk last week. Mullan spoke with WalkBoston's Wendy Landman and Anne Hershfang at the Transportation Building, and later spoke to a group including Chris Hart on Boston Common.

And, Finally, Wayfinding



Well, it gets the job done at the T's new Kenmore Station...