Why the Most Environmental Building is the Building We've Already Built

From: The Atlantic Cities, Place Matters by Emily Badger

“Reusing an old building pretty much always has less of an impact on the environment than tearing it down, trashing the debris, clearing the site, crafting new materials and putting up a replacement from scratch. This makes some basic sense, even without looking at the numbers.”

“Retrofit an existing building to make it 30 percent more efficient, the study found, and it will essentially always remain a better bet for the environment than a new building built tomorrow with the same efficiencies. Take that new, more efficient building, though, and compare its life cycle to an average existing structure with no retrofitting, and it could still take up to 80 years for the new one to make up for the environmental impact of its initial construction.” Click here for link to article

What many people never realize is re-using an existing building is virtually always the most environmentally healthy thing we can do. Consider if the building was a warehouse or a school and we are re-using it as offices and residential it will still be “Greener” than a new building.
The existing building may or may not be a designated historic building. The reason for saving the building may not be for historical purposes. There may be other reasons including Zoning, economics or sentimentality. When a new building is built, a lot of natural resources are depleted to provide the construction materials and manufacture and ship everything. When an existing building is renovated there is environmental saving in a steel, wood or masonry structure that already exists. The exterior brick or siding is already there. There may even be interior walls that can be re-used. Also there may be a combination of thousand of smaller items that can be saved and re-used – hardware for example.
It is much easier for Architects, Engineers and Contractors to say “always build a new building”. Of course for them it is easier because they are starting with clean piece of paper. It is less complicated than trying to measure and evaluate an existing building and adapt it to a new user. But these professionals don’t have to pay for the total cost of construction and pay for the utility and maintenance expenses over its lifetime. On rare occasions it does make sense to start new, but this is acceptable when, for example, Target wants to build a store where an ice cream stand or gas station is.

How Old Is That Tree?

How old is that tree?  It is one of the many Live Oaks that line Jones Street in Savannah Georgia.  I took a few pictures that day because I was studying the homes for authentic historical accuracy, but I didn't pay attention to the tree till today.  The historic plaque on the house to the left says it was built 1861.  The house on the right is similar vintage.  Could the tree be similar in same age?  This street has to be one of the most beautiful residential streets in North America.  The picture was taken December 20th, 2010.  These homes are in the Savannah Landmark Historic District - one of many historic districts in Savannah.  It is also one the oldest designated historic districts in the United States.

Below are a few more pictures from that block (yes that is a real gas lamp in the picture):

Milwaukee Alderpersons Support High Speed Rail

Despite what Governor Elect Walker wants, the majority of Milwaukee Alderpersons support the federally funded high speed rail system.  The Governor Elect wants the federal money to be spent on Highways and not mass transit.  The allocated money, if Wisconsin refuses it, will not go to Wisconsin, it will be re-allocated to another state.  We will also become the brunt of jokes nationwide as is already beginning - many states want this money and many of them are jealous we have it.

I want to make a simple point that everyone (including republican politicians) should be able to understand.  If I give my my money involuntarily to another entity, and there is an opportunity for some of it to come back to me, I want it.  For example if I pay Uncle Sam a $1000 (this is an example, not the actual amount) and he decides to give me $50 back for a darn good reason, I will not refuse; because if I refuse it, Uncle Sam is going to give it to another guy in a different state.  I certainly don't want some newly elected dimwit telling Uncle Sam that me and 5.6 million other Wisconsinites don't want our share of a few billion dollars.  Especially after our current Governor and many Mayors worked very, very hard to get it.

As far as job creation goes - I have one neighbor who is very busy setting up the manufacturing facility to build the high speed rail cars.  I am sure if it proceeds as planned many people will find themselves involved, even I could be involved with designing one of the train stations.

I do not know why the manual on "How to be a Good Republican" says "thou shall hate high speed rail and all forms of mass transit".

Principles of Urban Design

The following is copied from the City of Milwaukee's Website.  It is a good, breif explanation of what has been called a lifestyle to many, a demographic trend movement to others and essentially the correct way to live for most of us humans.  Although this is in Milwaukee's website it is not just about Milwaukee, these are principiles that are shared and embraced amonst most urban centers.  Also many of our suburbs enjoy these qualities - suburbs such as, but not limited to, Wauwatosa, West Allis, Cudahy and Whitefish Bay.  From my house I can walk to Lake Michigan, a marina, South Shore Park, Humbolt Park, retail shops (like Outpost, Rushmor, etc.), restaurants, coffee shops, bakeries and banks.  I can also walk to a few bustops, one of which is the #15 that will go to north to Bayshore, past UWM, through Downtown and all the way South to South Milwaukee. The four Principles of Urban Design are as follows:

Introduction

Cities possess a singular appeal. The proximity of people and activities in cities facilitates efficient use of land and transportation systems and creation of convivial public spaces. Milwaukee must encourage development of housing, commerce and transportation systems that embrace its urban heritage. The city must recognize its unique assets and build upon its strength as the core of a major metropolitan area.

Milwaukee County Library - Central Branch

Coordinated planning and development effectively integrate many elements. Quality housing that enhances a sense of community among neighborhood residents; attractive customer-friendly commercial streets; greenspace offering recreational amenities and a diverse array of transportation options represent only a few of the many elements that, when well designed, contribute to good urban form. Milwaukee must promote urban design practices that emphasize the public qualities of buildings and creation of places with lasting value and civic meaning.

New buildings should be designed in ways that retain the traditional qualities of Milwaukee’s architecture. This does not mean that new buildings should nostalgically imitate historical styles. In fact, to do so would be contrary to the creative design traditions that produced Milwaukee’s rich architectural legacy. Timeless design principles should be followed that produce architecture that fits with its context and is human scaled. New buildings should be designed to be compatible with neighboring structures, spaces and activities. Visually interesting and human-scaled building facades should prevail over sterile, windowless walls - especially when facing public spaces.

Diversity is the city’s unique strength. The rich mix of uses found in Milwaukee’s neighborhoods provides convenience, vitality and individual identity. The transportation network binds the city together. Milwaukee must be organized around a transportation network that offers mobility choice. Needs of pedestrians and automobiles should be balanced to create a legible, walkable and memorable public realm.

Combining good design with the city's rich architectural heritage will maintain its unique, attractive, "people-friendly" environment and further enhance Milwaukee’s residents' quality of life.

The following design principles articulate those unique qualities that characterize Milwaukee’s neighborhoods, and are meant to promote development and redevelopment that reinforce and preserve these characteristics.

Principle #1: neighborhood compatibility

A cohesive neighborhood environment depends on buildings that compliment one another. The size, shape and location of buildings as well as the uses contained within them, create "patterns" that define neighborhood character. New development should be compatible with the pattern of its surrounding context.

Development that adheres to this principle will:

A. Relate to the physical character and scale of the neighborhood
B. Enhance linkages to surrounding uses, especially public services and amenities (schools, parks, mass transit)

Principle #2: pedestrian friendly design

Cities are for people, and an environment designed to accommodate the pedestrian heightens human experience and sense of place. New development should be designed to create attractive, comfortable and safe walking environments.

Development that adheres to this principle will:
A. Locate buildings to define street edges and corners
B. Enliven street frontages to enhance the pedestrian experience
C. Create memorable places for people


Principle #3: land use diversity
Many Milwaukee neighborhoods are comprised of a rich mix of land uses. Such diversity uses land efficiently, provides for neighborhood convenience and contributes to unique urban experiences.


Development that adheres to this principle will:
A. Encourage a compatible mix of uses at the neighborhood scale
B. Identify opportunities for shared uses


Principle #4: transportation diversity
Milwaukee’s neighborhoods are connected by a functional circulation network of streets and blocks. This system should be maintained and improved in ways that accommodate various modes of transportation balanced with needs for pedestrians.


Development that adheres to this principle will:
A. Create a balanced circulation system that accommodates mobility choice (pedestrians, automobiles, bicycles and transit)
B. Enhance public transportation by making it more comfortable and convenient to use

City of Milwaukee, 1898

Gas Tax – Do It!

Politicians have to accept the fact that funding for paying for transportation projects needs to come from increased gas tax. We need to stop paying for transportation projects out of our income taxes, sales taxes and user fees.


It is time to make the people and corporations that CHOOSE to use the roads the most pay for it in every gallon of fuel they use.

1. This will penalize those who chose to drive less fuel efficient vehicles.
2. It will benefit those that choose to drive more efficient vehicles and/or use alternative fuel.
3. It will penalize those who chose to drive more miles per year than the average person.
4. It will benefit those who drive less and seek alternative modes of transportation.
5. It will penalize those people and corporations for choosing less efficient means of product transportation – i.e.: truck transportation vs. train transportation.
6. It will benefit those that choose train transportation and those that purchase and produce locally.

Other countries believe in using the gas tax as the only source of transportation funding. These are the countries with the best railroads and mass transit systems. They are also the countries with the most fuel efficient cars. These are often the countries where people have the freedom to choose to buy a car – they are not required to be dependent on a car as their only source of transportation.

Of course I will be looking for all those reductions in my other taxes and fees.  It should be very noticeable.

Political Strategy Memo on High Speed Rail Offered to Gubernatorial Candidates

From: City of Milwaukee, Ald. Bauman's Office Press Release

City of Milwaukee Alderman Robert J. Bauman has offered a blow-by-blow political strategy script (see attached memo below) that could (literally) be followed to the letter by candidates running for Wisconsin governor. The alderman said he believes the candidates have most likely already adopted many of the memo’s suggestions for their playbooks, but he wanted to “make sure their idea tanks were topped off in time for the fall and then into the next few years.”

Memo to GOP Candidates for Governor

RE: Political Strategy re High Speed Rail

Phase 1: Campaign
Continue relentless condemnation and ridicule of Milwaukee-to-Madison high speed rail investment. Continue to emphasize that rail transportation is a socialist plot to rob Wisconsin residents of their freedom and sovereignty. Use rail as prop for all the evils of big government.
Avoid any talk about the billions of tax dollars spent on expanding freeways or the decades of public subsidies that have been directed to highway travel. Never mention the economic benefits of rail investments, the jobs these investments can create or the fact that many Wisconsin residents do not drive cars because of disability, age or economic circumstances. Never mention that gasoline prices may increase significantly in the near future.
Avoid any mention of the fact that the $823 million federal investment in high speed rail cannot be redirected to freeway expansion or highway projects.
Remind voters that freeways are free and rail transportation will end civilization as we know it.


Phase 2: Inauguration (January 2011)
Lead off inaugural speech with solemn pledge to stop Milwaukee-Madison high speed rail construction. Repeat evils of rail and emphasize that you will save civilization from the scourge of rail travel and the big government it represents. Repeat pledges to cut taxes and slash public services including corrections, aid to public schools, the University of Wisconsin system and shared revenue to all those cities incapable of living within their means. Make sure everyone understands that none of this cutting will include freeway expansion or highway building since cheap gas and free roads are a fundamental right of every true American.


Phase 3: Progress Report (news conference one month into administration)
With a very serious and somber tone report that over the last month you have asked the best legal minds in the state to find a way to stop Milwaukee-to-Madison high speed rail construction and cancel all contracts let to date -- but that the legal experts have informed you that it cannot be done unless the state agrees to reimburse the federal government for all funds expended to date and to reimburse the contractors for all the lost profits and cancellation penalties contained in their contracts. You report with great reluctance that construction must therefore proceed because the state cannot afford to stop construction. Be sure to emphasize over and over that this is the legacy of Jim Doyle who has saddled the citizens of Wisconsin with a multi-million dollar federal investment in new infrastructure. Finally, note that President Obama and big government are really to blame and that you did everything you could to stop this investment in Wisconsin’s future.
Do not mention the phone calls from the CEOs of the Wisconsin consulting firms and contractors who were awarded rail contracts and do not mention the fact that they urged you to keep construction moving forward because this project will employ thousands of their employees. Deflect any media questions about campaign contributions from employees of these consultants and contractors. After all, you know that these contributors are only interested in good government.

After the news conference, call your former campaign operatives, Charlie and Mark, to conduct phone interviews on their radio shows. Again, emphasize how angry you are in being unable to undo the high speed rail project. Be sure to lay all the blame on Jim Doyle and President Obama. Don’t worry, Mark and Charlie won’t be too hard on you, for you know you are “their guy” and you can do no wrong.

Phase 4: Ribbon Cutting (January 2013)

Organize ribbon cutting ceremony at the new Madison train station. Make sure hundreds of workers who have been earning family supporting wages working on the rail line over the last two years are in attendance. They will be very appreciative.
Your remarks should emphasize that with gasoline prices at $6 per gallon and the Wisconsin unemployment rate at 12%, you are pleased that your administration was able to deliver this $823 million stimulus project on time and on budget. Read a long list of the jobs created by the project and the amount of wages paid to Wisconsin workers. Single out the Talgo factory in Milwaukee and congratulate the 300 workers who have built the six train sets that will begin operating in the Chicago-Milwaukee-Madison corridor. Be sure to mention that the gleaming Talgo trains are a shining example of what private enterprise can produce when the restraints of big government are lifted from the entrepreneurial spirit.

Make a surprise announcement, to wit: that you have just signed a full funding agreement with the federal government to begin construction of the high speed rail line from Madison to the Twin Cities. Emphasize the thousands of construction jobs that will be created and the economic development that will occur in Wisconsin communities along the line. Mention that this new line will make the Chicago-Milwaukee-Madison-Twin Cities corridor the economic engine of the Midwest and the five hour travel time between Chicago and the Twin Cities will revolutionize travel within the state. Make frequent references to your priority of “jobs, jobs, jobs” and that your administration’s prime directive is putting Wisconsin residents back to work. Show that this project is all about jobs.

Following remarks board the train for the one hour trip to Milwaukee. Sit down and enjoy the beautiful Wisconsin scenery, relax in the comfortable seat (check your emails using the on-board WiFi) and make repeated remarks about how smooth, quiet and fast the ride is (be sure to wave to the thousands of well wishers along the line, some of whom have been out of work since your inauguration and would love to work on the line to the Twin Cities). You might want to reference the blizzard that the train has encountered in Waukesha County just as lunch is being served (add humorous comments about Wisconsin winters). Point out how rail travel is a great all-weather mode of transportation (do not mention the cars in the ditch along Highway 16 that you see from the train window).

Upon arrival in Milwaukee (on time despite blizzard) repeat program.

In Milwaukee you may get some media questions about your campaign promises and your inaugural speech. Deflect the questions. Just point out that circumstances have changed and it is your responsibility as governor to get Wisconsin residents back to work and that is exactly what you intend to do every hour of every day. You might want to mention that we need to invest in our future and that we cannot rely on cheap gasoline anymore. Don’t worry though; no one remembers campaign promises or inaugural speeches anyway.

end

Pizza Man Fire Ruled Arson

Below is a press release from the City of Milwaukee and and a link to the ATF (Federal Government) Press Release.

"Attached please find a joint release from the ATF along with the Milwaukee Police Department and other agencies investigating the fire that destroyed Pizza Man and other North Avenue businesses on January 19, 2010.
We hope you will share this information with all in the hopes that someone will come forward with information to help solve this crime.
Thank you."
Anne E. Schwartz
Office of Media & Communications
Milwaukee Police Department

Click for ATF Press Release

 I generally never place blame but I am going to place bets that the source of arson is the Black & White Cafe.  My gut instinct comes from a couple of on site TV interviews with one of the owners.  The owner was sitting inside his car and appeared to be expressionless and nervous, not the distraught, devistated condition that most people would be in.  Personally you wouldn't find me in a car staying warm - you would find me outside in a panicked and emmotionally drained stupor.  And like most people in a similar situation I would not talk in a mostly calm manner.  I have heard from a cousin of mine whom knew somebody that lived upstairs, that preson heard exlplosions after the smoke was discovered and the alarm went off.  I knew from the very start that there was foul play, as an architect I can confirm that a building such as that, with occupants such as theirs and close proximity to more than one fire station, could not have been totally devistated by a real accidental fire.

I, as well as thousands of others out there, hope that the arsonists are found and prosecuted to the fullist extent of the law.  It is a sick mind of anyone that willfully wanted to do that much damage and at 4 a.m. put that many human lives at risk.  Fortunately the fire alarm system worked in the building and everyone left safely.

East Side Fire Devistates Community

About a week ago a fire destroyed a Milwaukee East Side Landmark, four businesses and ten apartments.  It is sad for the businesses, one of which has been in the same location for over twenty years - Pizza Man Restraunt.  The building was also the ideal urban mixed use building on a busy street corner with retail at sidwalk level and apartments above.  It was originally built in the 1920's in the Mediterranean Revival style and was in above average condition.  The building has had a long time owner who apparently kept the lease rates modest and because of this the restraunts that occupied the building were local, family owned establishments. It is sad to see the devastation and hopefully the businesses will either rebuild or locate nearby.  For more information please read the from The Daily Reporter "Fire Takes a Slice Out of Milwaukee Street".  For a Google map click here.

It's simple, Just don't give them the water!

Waukesha County is about to get approval to buy water from the City of Milwaukee.  Apparently Racine and Oak Creek are also willing to sell to Waukesha County but they are less desired due to the higher cost and logistics of piping the water.  If Milwaukee does not provide water than it fears that Oak Creek or Racine will and Milwaukee will lose a source of revenue.  Additionally Milwaukee wants conditions for public transit and affordable housing fulfilled.
Link to Daily Reporter article "Housing, Tansit at Center of Water Sale"

A brief history of this topic:
The area of Waukesha that needs water lies in the Mississippi River Watershed (all falling rain water and ground water naturally drains west to the Mississippi River and eventually to the Gulf of Mexico). Developers are having a difficult time developing subdivisions in the remaining farmland of Waukesha County because the ground water (future well water) is contaminated or can not be reached affordably by drilling new wells (excessively deep drilling). Also the public water supply for Waukesha County can not supply any more water for new residents.

Milwaukee water comes from Lake Michigan, the second largest freshwater lake in the world. The supply SEEMS limitless (it isn't). Rain water and ground water from Milwaukee and Racine county flow east to Lake Michigan and eventually to the Atlantic Ocean. Any water that is pulled from Lake Michigan needs to be returned to Lake Michigan in the form of treated waste water, lawn sprinklers, etc. Water sold to the western 2/3 of Waukesha County will not be entirely returned to Lake Michigan. Instead it will go to the Mississippi River. What seems like a small detail or unimportant piece of information is actually a significant imbalance in our ecological system.
The Continental Divide runs through Waukesha County. Many of you may never realize that the big hill you drive over on I-94 between Hwy 100 & Moreland Rd. exits is the Continental Divide. From the top of this divide (which divides the continent from north to south) rain water either drains west or east depending on which side you are on. It has done this for millions of years with minor exceptions where man has interfered. The Mississippi river depends on its supply of water. Lake Michigan does also. Lake Michigan, in the last fifteen years, has been slowly lowering in height. This problem has been already causing significant coastal erosion. It is believed that human over consumption is one of the causes.
A decision to sell Milwaukee, Oak Creek or Racine water to municipalities in Waukesha County is also a violation of the Great Lakes Treaty which says that all water sourced from the Great Lakes must be returned to them.
In addition, the water is primarily needed for residential and industrial development of existing farmlands and forests. Not providing this water may make these unnecessary developments not feasible. Providing the water will open up the "flood gates" of development and turn undeveloped land into housing subdivisions that are not planned properly and should not exist in exo-suburban conditions. STOP SUBURBAN SPRAWL NOW! Besides there may be a large percentage of existing residents that may want their rural life preserved. If Milwaukee won't provide them water maybe Oak Creek

Sierra Club, Green Building Council Launch Cool Cities Project

MILWAUKEE- Wisconsin Green Building Alliance and Sierra Club’s Cool Cities
program on Monday announced the launch of the Green Building for Cool Cities collaboration.

The partnership will leverage Cool Cities’ more than 200 local campaigns and USGBC’s national network of 78 chapters to encourage new and energy-efficient buildings.

For the rest of the article click here

VIEW THE GREEN BUILDING FOR COOL CITIES POLICY GUIDE

-From the Daily Reporter 25nov09

Walkable Neighborhoods 1

The automobile is perhaps mankind’s greatest invention. The personal computer is a nice invention but let’s face it, modern man can live without it. Most humans across the world still don’t have a personal computer. I can design any building with a pencil, paper and an eraser – it just might take me a bit longer than if I did it on a computer. But, in the metro area I live in, I can not go to work without a car. The electric light bulb is a great invention but with out it we might still have bigger windows, shorter working hours and beautiful oil lamps. Just think how technologically advanced candles could be if the light bulb was never invented or what other inventions we would use for artificial light.

Savannah, Georgia near Jones Street - August 2009

The automobile, for many people, has destroyed their quality of life. A few years back I worked in an office building with an underground parking lot. I didn’t think much more of it than it was a place to park my car. It was also nice because my car wouldn’t get snow on it in the winter. When the outside temperature fell below zero degrees (Fahrenheit) it was nice to be sheltered on my way to the elevator and to the office. In a discussion I had with a coworker I discovered he had an attached garage with his suburban house. It was possible for him to never go “outside” Monday through Friday; whether the weather was nice or bad. He, as well as the majority of my coworkers, lived similarly in suburban homes with attached garages in subdivisions with no sidewalks. They had no stores to walk to, no entertainment to walk to and their single entrance subdivisions (ironically called “communities”) were filled with cul-de-sacs. A trained rat knows that it should avoid a path full of dead ends. In Wisconsin, we have more good weather days than bad ones so it is usually nice to be exposed to the external elements. It is a known fact that exposure to the sun is required for human health yet so many of these people unintentionally avoid it.

The automobile has contributed to the freedom of the individual human to freely roam the world. And we can roam the world only encumbered by huge bodies of water, impassable mountains, other extreme geological features, and extreme weather conditions. This freedom is one of the great advantages to driving a car. The unfortunate downside to driving a car is the unsocial aspect it has. We rarely meet the other people we see driving. We often get upset at them for occasionally good reasons but mostly just because we don’t like their “driving style”. Old movies often show the social aspects of taking the train, bus or boat; even romanticizing the dramatic scenes. It’s true, in generations previous to us, many people met their spouses on the bus, did business networking on the train, etc. For some of us lucky enough to have lived in very walkable neighborhoods we have experienced the great social aspect of walking to the store. It can be extremely enjoyable to see and “stop for a moment” to chat. For me it became a way to meet my neighbors when you both discover you’re going to the same store together. It was also faster to walk than drive to some of neighborhood stores. It actually took more time to get into the car, unpark it, drive, find a parking space, get out and walk to the store and of course repeat again for the way home.

The automobile is also an incredible personal statement. We can all agree that a person that drives a small sporty British roadster with a four cylinder engine has a vastly different personality than someone that chooses to drive a huge pick-up truck with oversize tires, V-8 (or V-10) engine, bull bar and has the mufflers removed. I believe that I have placed enough adjectives there for your imagination to produce the different images. The majority of us agree that the image of the person that drives the little roadster is six foot tall and the image of the monster truck driver is five and a half feet tall (and they are both presumed to be male and have very different I.Q. levels). I am guilty, I love cars. I have several of them, each one very different from the other. One makes an eighteen inch snow fall look like child’s play. Another is so incredibly beautiful that it was one of the most sought after cars in its day and is now a timeless classic. Yet another is low to the ground, fun to drive and sounds incredible with its engine neatly tucked behind the front seats and in front of the rear trunk; its sound sneaking through a vent near my left ear – surprisingly it returns 35 miles to the gallon. But I will leave all my cars parked whenever I can walk to my destination because I love the exposure to the weather, the chance opportunity of a surprise conversation with someone, and the opportunity to see or learn something new.