[though I would not write exactly the same letter today, I still hope for legal ADU's. Here is the previously unpublished e-mail in support of allowing ADU's I sent to the City Commissioners who had e-mail access in 2007. ]
I support allowing people to do with their property what they see fit as
long as it does not infringe on the rights of others. Therefore I
support allowing Accessory Dwelling Units in Traverse City.
It seems opposition to ADU's falls into a few different camps: privacy,
parking, people, and protectionism. I'd like to address these concerns.
Privacy:
many opponents of ADU's worry that a two-story garage in their
neighbor's backyard will result in gawkers looking directly into their
backyard. This is a legitimate concern. Although houses in Traverse City
neighborhoods are very close together and I can easily see into all of
my neighbors windows. I had no expectation of privacy when I moved into
town. But many people consider their backyard as an oasis and a retreat
therefore when building ADU's design considerations must be made to
limit how windows face backyards. This is a matter for the language in
the ADU code.
Parking:
Adding more people to the city may increase the need for
vehicle parking. But on the flip side more people living in town will
reduce traffic congestion because people will be able to walk and bike
to their downtown location rather than driving into town from an
outlying suburb. The parking issue is a matter for the language in the
code. Keep the ban on overnight on-street parking and require anyone
with an ADU to provide a parking spot for each bedroom rented.
People:
Although no one comes out and says it city residents don't like
renters. Especially college age renters. And with good reason. Renters
can be unruly, rude, offensive, and annoying - especially at 2 AM and
they are playing Johnny Cash's 'Ring Of Fire' at 11 on their home
stereo. From my experience of living in town it is the houses used as
rentals that are the biggest headache. But I've also lived next to
rentals where the house owner lived on one floor and rented the other.
Without exception, instances where the owner has been on-site have been
problem free whereas houses used as a rental have their share of
problems. This is a matter for the language in the code by requiring
anyone with an ADU to live on-site.
Plus, by having ADU's with only one or two renters it keeps young people
from living together in a big house which is what seems to be so
problematic.
Protectionism:
I've read in the Record-Eagle comments from an apartment
owner who is against allowing ADU's because of the extra competition
they would give the apartment. I was not aware that the role of
government was to protect someone's business plan. Should TC prevent new
B&B's until all the hotel rooms are occupied? Prevent new restaurants
from opening until all the other eateries have their tables filled? Or
is the right to private property more important? But just as hotels pay
a tax I wouldn't mind adding a service fee or tax to ADU's when they are
rented.
The argument regarding enforcement is a red herring. Who enforces
current laws regarding in-home businesses such as childcare, or trash
burning, etc. It is easy - if something
happens at an ADU and law enforcement arrives and the investigation
shows the owner does not live on site then there will be a fine.
The Good of ADU:
I want a town where young families walk their children to child to
Central Grade School. I want a town where I may have a neighbor letting
a player from the Beach Bums living above their garage. Or an owner of a
local business who hires an intern who can live in town too because they
found someone to rent them an ADU at an affordable price. ADU's and
local schools go together.
Everyone knows living in town is expensive. If I or my wife lost our job
we would have to move out of town. Taking a potential Central Grade
School student with us. However, if we could have an ADU then because of
that extra income it becomes a possibility that we can get by as a
one-earner family.
The Bigger Issue
Ever since English Common Law it has been understood the people can
decide what to do with their property. Although you may not like it
that includes renting all or a portion of their property to others.
'Privacy' is not in the U.S. Constitution, but property is protected by
four amendments (Third, Fourth, Fifth, and Fourteenth). This is because
it was well understood in the 18th Century that the right to property
gives birth to a right to privacy. Those who would dictate to others
what they can do with their own private property stand on a slippery
slope of erosion of their own 'right to privacy'.
Showing posts with label economy. Show all posts
Showing posts with label economy. Show all posts
Wednesday, March 27, 2013
Monday, August 15, 2011
The Mandate Of Complete Streets
(Today's post at MWaT: Are Our Driving Skills A Collective Effort? reminded me to finish this post that I started earlier this summer)
When I think of Complete Streets I think of streets that are safe for everyone. And by making streets safer we lower what economists term externalities or "social costs".
A street designed as complete will be safer for everyone resulting in a net economic gain to society.
In other words, what is a life worth? Not just to that person's family and friends but to the economy as a whole? What are the economic benefits if lawsuits are kept out of the courts, insurance isn't used, employees don't miss work, first responders are available for other emergencies, and on and on?
Traverse City has had numerous conflicts this year between street users.
Example from 9and10: Two Bike, Car Crashes In One Week, Police Cautioning Everyone Be Safe
These pedestrian-bike-vehicle conflicts are happening across the country just as they did in 2008 when there was a spike in gasoline prices forcing people out of their cars.
The most well known accident this summer is the case of Raquel Nelson whose 4 yr old son was struck and killed while attempting to cross a multi-lane road (See NPR: Child's Death Casts Light On Pedestrian Traffic Woes)
A similar tragedy occurred in Traverse City in 2007. See the Record-Eagle:Boy from Greece, 6, killed in accident on U.S. 31
As a parent it is hard to imagine anything more horrific than having my child being run over by a semi-trailer while I helplessly watch and knowing design choices played a part in the tragedy.
Doesn't seem appropriate to call these accidents as if they were unpreventable.
Plenty of studies indicate the dangers poor street design poses. See Wired: Report: Streets Pose Mortal Threat to Pedestrians
And while dedicated bike lanes can improve safety for bicyclists pedestrians are always the most susceptible street users as a recent bike-pedestrian accident in San Francisco demonstrates (via NPR).
In the case of Raquel Nelson she was facing three years in jail for jaywalking, the person who was in the car that killed her son? Two years of jail time.
And here we have the problem. It seems that in a state where we are free to walk the beaches of the Great Lakes we are not welcome to walk across the street.
What Grist calls the criminalization of walking.
This is a design decision. Driving requires concentration though we act like it does not. It is why I won't even talk to my passengers when I drive. Yet I still feel the same urges to speed or to use my vehicle to "teach a lesson". We all drive on the road given to us. Apply the neuroscience of behavioral economics to roads and design streets for people.
That is my three word description of Complete Streets: design for people.
This is my hope for Complete Streets in Michigan. A stronger economy by design. And not just in the reduction of negative externalities, but as Fast Company reports complete streets build jobs: Want Jobs? Build Bike Lanes
When I think of Complete Streets I think of streets that are safe for everyone. And by making streets safer we lower what economists term externalities or "social costs".
A street designed as complete will be safer for everyone resulting in a net economic gain to society.
In other words, what is a life worth? Not just to that person's family and friends but to the economy as a whole? What are the economic benefits if lawsuits are kept out of the courts, insurance isn't used, employees don't miss work, first responders are available for other emergencies, and on and on?
Traverse City has had numerous conflicts this year between street users.
Example from 9and10: Two Bike, Car Crashes In One Week, Police Cautioning Everyone Be Safe
These pedestrian-bike-vehicle conflicts are happening across the country just as they did in 2008 when there was a spike in gasoline prices forcing people out of their cars.
The most well known accident this summer is the case of Raquel Nelson whose 4 yr old son was struck and killed while attempting to cross a multi-lane road (See NPR: Child's Death Casts Light On Pedestrian Traffic Woes)
A similar tragedy occurred in Traverse City in 2007. See the Record-Eagle:Boy from Greece, 6, killed in accident on U.S. 31
The boy's family stopped in the turn lane halfway across the road to wait for traffic to clear...
As a parent it is hard to imagine anything more horrific than having my child being run over by a semi-trailer while I helplessly watch and knowing design choices played a part in the tragedy.
Doesn't seem appropriate to call these accidents as if they were unpreventable.
Plenty of studies indicate the dangers poor street design poses. See Wired: Report: Streets Pose Mortal Threat to Pedestrians
More than 47,000 people were killed walking the streets of the United States between 2000 and 2009
And while dedicated bike lanes can improve safety for bicyclists pedestrians are always the most susceptible street users as a recent bike-pedestrian accident in San Francisco demonstrates (via NPR).
In the case of Raquel Nelson she was facing three years in jail for jaywalking, the person who was in the car that killed her son? Two years of jail time.
And here we have the problem. It seems that in a state where we are free to walk the beaches of the Great Lakes we are not welcome to walk across the street.
What Grist calls the criminalization of walking.
This is a design decision. Driving requires concentration though we act like it does not. It is why I won't even talk to my passengers when I drive. Yet I still feel the same urges to speed or to use my vehicle to "teach a lesson". We all drive on the road given to us. Apply the neuroscience of behavioral economics to roads and design streets for people.
That is my three word description of Complete Streets: design for people.
This is my hope for Complete Streets in Michigan. A stronger economy by design. And not just in the reduction of negative externalities, but as Fast Company reports complete streets build jobs: Want Jobs? Build Bike Lanes
Cycling projects create a total of 11.4 local jobs for each $1 million spent. Pedestrian-only projects create a little less employment, with an average of 10 jobs for the same amount of money. Multi-use trails create 9.6 jobs per $1 million--but road-only projects generate just 7.8 jobs per $1 million.
Friday, June 24, 2011
1000 To 50
1000 commercial fishing licenses in Michigan to 50 today according to the Environment Report series Swimming Upstream which is investigating why it is so hard to find Great Lakes fish at your local market or restaurant.
GreatLakesWhitefish.com has more on Petersen Fisheries which is featured in the IPR story.
The next episode is about selling fish at the local Farmer's Market and how successful that has been for The Fish Monger's Wife.
So the next steps seems obvious, a CSF.
Community Supported Fisheries act like a CSA and allow you to get your fish directly, without a middleman. It means jobs for commercial fishers and fresh fish for consumers.
The most recent CSF I have read about is Off The Hook CSF in Halifax.
GreatLakesWhitefish.com has more on Petersen Fisheries which is featured in the IPR story.
The next episode is about selling fish at the local Farmer's Market and how successful that has been for The Fish Monger's Wife.
So the next steps seems obvious, a CSF.
Community Supported Fisheries act like a CSA and allow you to get your fish directly, without a middleman. It means jobs for commercial fishers and fresh fish for consumers.
The most recent CSF I have read about is Off The Hook CSF in Halifax.
Friday, April 22, 2011
Northern Michigan To Get World's First Industrial Biobutanol Plant
Via Biofuels Digest: Cobalt, American Process to launch first cellulosic biobutanol plant
This could be big.
Why It Matters
Butanol is the alcohol fuel you've never heard of. Biobutanol is butanol that has been produced with the help of microbes.
We've all heard of ethanol. Butanol is like ethanol in that it is an alcohol fuel and can be used in cars and it is commonly used by industry.
It is unlike ethanol in that in can be used as a straight-up replacement for gasoline with no engine modification; it has a higher energy density than ethanol; and can be shipped in existing gasoline pipelines because unlike ethanol it does not absorb water (ethanol has to be shipped by truck).
This is a bit of good news after the roller coaster rides provided by natural gas and biomass.
The explosion of natural gas leases in northern Michigan dried up as quickly as they appeared (TheTicker). Plus, the geological formation holding the gas (Utica Shale) only produces economical recovery rates through hydraulic fracturing (fracking) and this process is being found to have all kinds of faults (yes, that is geology humor) like what is currently happening in Pennsylvania (See Reuters: U.S. natgas well blowout raises safety concerns).
As far as biomass is concerned, TCLP was forced to abandon plans for a biomass burning power plant after community concerns (See IPR: TC L&P Abandons Biomass)
What It Could Mean
The Alpena Biorefinery will initially use waste wood from a particle board plant. But if successful it could mean a need for more cellulose sources in the future. The forests of Michigan perhaps, but even better would be planning ahead. If I ran a power company I'd find fallow land, plant native and quick growing woody plants that can be used as feedstock (e.g., willows) in biomass operations, then see what happens.
In 10-15 years if we're using alagae, wind, and solar to meet our energy needs then lease the purchased land to farmers; if biobutanol is a big deal then use the mature plants as the source for alcohol fuels.
Additional Reading
AP: Companies announce plans for Alpena refinery that converts wood waste to industrial chemical
Ecoseed: American Process and Cobalt Technologies to build world’s first biobutanol refinery
Sustainable Planet: World’s First Cellulosic Biobutanol Refinery to Be Built in Alpena, Michigan
Official site: Alpena Biorefinery
This could be big.
Why It Matters
Butanol is the alcohol fuel you've never heard of. Biobutanol is butanol that has been produced with the help of microbes.
We've all heard of ethanol. Butanol is like ethanol in that it is an alcohol fuel and can be used in cars and it is commonly used by industry.
It is unlike ethanol in that in can be used as a straight-up replacement for gasoline with no engine modification; it has a higher energy density than ethanol; and can be shipped in existing gasoline pipelines because unlike ethanol it does not absorb water (ethanol has to be shipped by truck).
This is a bit of good news after the roller coaster rides provided by natural gas and biomass.
The explosion of natural gas leases in northern Michigan dried up as quickly as they appeared (TheTicker). Plus, the geological formation holding the gas (Utica Shale) only produces economical recovery rates through hydraulic fracturing (fracking) and this process is being found to have all kinds of faults (yes, that is geology humor) like what is currently happening in Pennsylvania (See Reuters: U.S. natgas well blowout raises safety concerns).
As far as biomass is concerned, TCLP was forced to abandon plans for a biomass burning power plant after community concerns (See IPR: TC L&P Abandons Biomass)
What It Could Mean
The Alpena Biorefinery will initially use waste wood from a particle board plant. But if successful it could mean a need for more cellulose sources in the future. The forests of Michigan perhaps, but even better would be planning ahead. If I ran a power company I'd find fallow land, plant native and quick growing woody plants that can be used as feedstock (e.g., willows) in biomass operations, then see what happens.
In 10-15 years if we're using alagae, wind, and solar to meet our energy needs then lease the purchased land to farmers; if biobutanol is a big deal then use the mature plants as the source for alcohol fuels.
Additional Reading
AP: Companies announce plans for Alpena refinery that converts wood waste to industrial chemical
Ecoseed: American Process and Cobalt Technologies to build world’s first biobutanol refinery
Sustainable Planet: World’s First Cellulosic Biobutanol Refinery to Be Built in Alpena, Michigan
Official site: Alpena Biorefinery
Saturday, January 15, 2011
Paying For Pensions
Mayor Bzdock highlighted Commissioner Gillman's concern over upcoming pension obligations and kudos to Mr. Gillman for making everyone aware of this looming issue.
Commissioner Gillman had a forum piece in the Record-Eagle: Pension time bomb is about to explode
The CEO of the Municipal Employees' Retirement System of Michigan had a rebuttal piece: The answer to pension problem
I really like Mayor Bzdock's 'Our Options' section of his post. It is easier to edit than create and by him listing some options it gives everyone else a point to start discussions.
Here are my thoughts...
We can't make it rain money
(So how is the City going to embark on a $10 million development project on West Boardman Lake?)
What do we do?
First have to ensure this is a one time thing and the City appears to be working on that goal already.
Next we need a list of cant's and wont's.
Can't increase the tax rate; can't break contracts with employee's unions.
Then what are known unknowns?
-Will the Unions be open to renegotiations?
-Are there any employees who want a buy-out?
-What will be the anticipated tax revenues from The Commons when the Renaissance Zone expires after 2017 and what about future revenues from the TIF districts when they expire?
Answering these questions can hopefully lower the amount the city needs to find to fund these pensions.
Once some numbers are in place to make some estimates how about crowd sourcing the problem? Make it an exercise for the high school government classes? Whichever class finds the best solution wins. There are many smart people in Traverse City. Give them the numbers in a spreadsheet at Google Docs and let them see what they can come up with similar to how the New York Times has an interactive tool for people to try their hand at fixing the budget deficit.
My first solution is find more tax revenue without raising taxes to fix this one time problem. This is done with more in-fill development and growing up. Meaning let buildings downtown have more stories. Larger building are worth more money. A higher value leads to increased tax revenues.
And then if we're really desperate there's the crazy idea department:
-Offer gas drilling leases in City park land
-Sell bay front property like the Senior Center
-Sell municipal bonds backed by Hickory Hills or other valuable parcels
I have no doubt that this crisis can be averted by intelligent people working together to find a solution that benefits everyone.
Now this seems like a worthy topic for a community Visioning session.
Commissioner Gillman had a forum piece in the Record-Eagle: Pension time bomb is about to explode
The CEO of the Municipal Employees' Retirement System of Michigan had a rebuttal piece: The answer to pension problem
I really like Mayor Bzdock's 'Our Options' section of his post. It is easier to edit than create and by him listing some options it gives everyone else a point to start discussions.
Here are my thoughts...
We can't make it rain money
(So how is the City going to embark on a $10 million development project on West Boardman Lake?)
What do we do?
First have to ensure this is a one time thing and the City appears to be working on that goal already.
Next we need a list of cant's and wont's.
Can't increase the tax rate; can't break contracts with employee's unions.
Then what are known unknowns?
-Will the Unions be open to renegotiations?
-Are there any employees who want a buy-out?
-What will be the anticipated tax revenues from The Commons when the Renaissance Zone expires after 2017 and what about future revenues from the TIF districts when they expire?
Answering these questions can hopefully lower the amount the city needs to find to fund these pensions.
Once some numbers are in place to make some estimates how about crowd sourcing the problem? Make it an exercise for the high school government classes? Whichever class finds the best solution wins. There are many smart people in Traverse City. Give them the numbers in a spreadsheet at Google Docs and let them see what they can come up with similar to how the New York Times has an interactive tool for people to try their hand at fixing the budget deficit.
My first solution is find more tax revenue without raising taxes to fix this one time problem. This is done with more in-fill development and growing up. Meaning let buildings downtown have more stories. Larger building are worth more money. A higher value leads to increased tax revenues.
And then if we're really desperate there's the crazy idea department:
-Offer gas drilling leases in City park land
-Sell bay front property like the Senior Center
-Sell municipal bonds backed by Hickory Hills or other valuable parcels
I have no doubt that this crisis can be averted by intelligent people working together to find a solution that benefits everyone.
Now this seems like a worthy topic for a community Visioning session.
Thursday, November 11, 2010
The Great Wolf Lodge Is Struggling
The Wall Street Journal reports that if Great Wolf Resorts cannot modify the current loans for properties in Traverse City and Kansas City then it is considering walking away and letting the lender take over ownership.
For more details see: Wolf at Resorts' Doors
So in addition to abandoned elementary schools, one mall on its last gasps, and some noticeable vacancies downtown (like the hole next to the Record-Eagle), there could be another significant closing if that is what happens to Great Wolf Lodge. Yikes.
For more details see: Wolf at Resorts' Doors
So in addition to abandoned elementary schools, one mall on its last gasps, and some noticeable vacancies downtown (like the hole next to the Record-Eagle), there could be another significant closing if that is what happens to Great Wolf Lodge. Yikes.
Tuesday, November 9, 2010
Michigan's Food-Friendly Wines
I originally posted this at CulinarianCapital and re-posting here as it points how wonderful northern Michigan is. Good to be reminded of it once awhile.
We know northern Michigan wines are good, but wow, some incredible praise at PalatePress: Something is Going on in Michigan
Even better is to read the writer's blog entries in getting ready to write this article. They are collected at Grape Sense - Glass Half Full
First Taste of Michigan Wine Impressive
Two Lads, a Schoolhouse, and One Sharp Young Man
The Beauty of the Traverse Bay Area
Some of my favorite quotes from the blog are:
-I tasted two memorable wines there [Left Foot Charley], a very dry Pinot Blanc that has been honored time and again in numerous competitions. And a reserve Riesling that was simply the best American-made Riesling I’ve ever tasted
-Coe [Black Star Farms] has one of the most impressive destination wineries you’ll ever come across in the U.S.
-This Rose’ [from 2Lads] rivaled, if not surpassed, many I’ve enjoyed from France and Spain made from Grenache
-...they [Chateau Grand Traverse] grow Gamay – the Beaujolais grape. You can’t call it Gamay in this country so they call it Gamay Noir. They have a regular bottle ($12) and a reserve ($19). I liked the reserve a lot. It was not as earthy as the French versions but very nicely made wine with true Gamay flavor with good acidity and tannins on the finish. (Gamay Noir is my personal favorite "go-to" wine)
I guess it can all be summed with "The secret of Michigan wine, and particularly Northern Michigan, isn’t going to last long once people get a taste"
We know northern Michigan wines are good, but wow, some incredible praise at PalatePress: Something is Going on in Michigan
Even better is to read the writer's blog entries in getting ready to write this article. They are collected at Grape Sense - Glass Half Full
First Taste of Michigan Wine Impressive
Two Lads, a Schoolhouse, and One Sharp Young Man
The Beauty of the Traverse Bay Area
Some of my favorite quotes from the blog are:
-I tasted two memorable wines there [Left Foot Charley], a very dry Pinot Blanc that has been honored time and again in numerous competitions. And a reserve Riesling that was simply the best American-made Riesling I’ve ever tasted
-Coe [Black Star Farms] has one of the most impressive destination wineries you’ll ever come across in the U.S.
-This Rose’ [from 2Lads] rivaled, if not surpassed, many I’ve enjoyed from France and Spain made from Grenache
-...they [Chateau Grand Traverse] grow Gamay – the Beaujolais grape. You can’t call it Gamay in this country so they call it Gamay Noir. They have a regular bottle ($12) and a reserve ($19). I liked the reserve a lot. It was not as earthy as the French versions but very nicely made wine with true Gamay flavor with good acidity and tannins on the finish. (Gamay Noir is my personal favorite "go-to" wine)
I guess it can all be summed with "The secret of Michigan wine, and particularly Northern Michigan, isn’t going to last long once people get a taste"
Thursday, August 19, 2010
Park It
[8/25/2010 Update from MR: More parking links]
It is like 2008 all over again. Tyler Cowen writes in the NYT: Free Parking Comes at a Price and while the response should be "obviously"; Mr. Cowen is quite influential and so there has been quite a kerfuffle in the blogosphere about "free parking".
Examples:
MWaT: We’re all subsidizing parking and it ain’t cheap
MY:Parking Feedback Loops
But the best comes from a true nerd - just look at this guy:
Michael E. Lewyn. 2010. "What Would Coase Do (About Parking Regulation)?"
It is like 2008 all over again. Tyler Cowen writes in the NYT: Free Parking Comes at a Price and while the response should be "obviously"; Mr. Cowen is quite influential and so there has been quite a kerfuffle in the blogosphere about "free parking".
Examples:
MWaT: We’re all subsidizing parking and it ain’t cheap
MY:Parking Feedback Loops
But the best comes from a true nerd - just look at this guy:
Michael E. Lewyn. 2010. "What Would Coase Do (About Parking Regulation)?"
By artificially increasing the supply of parking and thus making driving cheaper and more convenient, these regulations have redistributed wealth from society as a whole to drivers, making driving more attractive and thus increasing automobile travel and its negative externalities (such as pollution, traffic congestion, and greenhouse gas emissions). By creating the parking-dominated “strip mall” landscape of suburbia, such regulations impose discomfort and even danger upon pedestrians. And by making urban redevelopment more expensive, minimum parking regulations shift development from city to automobile-dependent suburb. So minimum parking requirements may be one of the situations foreseen by Coase, in which government regulation creates more congestion and environmental damage than it prevents.
Wednesday, June 23, 2010
Affordable Housing
Back in 2007 when the Traverse City Commission voted against the unanimous recommendation of the planning commission for accessory dwelling units (ADUs) they did so at the bidding of a few sour curmudgeons.
At the time a big part of the discussion was affordable housing.
Based on this topic showing up in a couple of recent articles in the Record-Eagle and an email from a business owner to school parents asking if anyone knew of an apartment or efficiency for rent downtown, it seems the issue of affordable housing is being discussed again in Traverse City:
County looks at housing trust: Funds could be used to build affordable housing in GT
'Depot property' eyed for affordable housing
My reading of these indicate there is a shortage of housing options in downtown and the city is looking to get more tax revenue from new properties.
Had the City Commissioners allowed ADU's in 2007 they would now have:
- a diverse array of downtown rental options at various price points (and without the city having to develop, lease, or sell anything)
- increased tax revenues for the city via higher property values and ADU related fees that the City could have imposed
- fewer homes in foreclosure and for sale due to the owners having the option of additional income streams
- less traffic into and out of town
And all of the other reasons you'll find under the ADU tag.
This actually reminds me the chicken issue. The Record-Eagle originally editorialized in a belittling manner the idea, then it was found that the City had to allow them in order to comply with state law, and this month the first Coop Loop was an incredibly popular success with over 200 people on the tour.
I believe the ADU issue will evolve in the same way - sometime people will see the value they can add to this city.
At the time a big part of the discussion was affordable housing.
Based on this topic showing up in a couple of recent articles in the Record-Eagle and an email from a business owner to school parents asking if anyone knew of an apartment or efficiency for rent downtown, it seems the issue of affordable housing is being discussed again in Traverse City:
County looks at housing trust: Funds could be used to build affordable housing in GT
A 2009 housing needs assessment from the Northwest Michigan Council of governments predicts Grand Traverse County will need up to 575 affordable rental units...
The Land Bank Authority often pulls one or two buildable lots close to Traverse City from foreclosure sales for use as Habitat for Humanity affordable home projects.
Those close-to-town lots are "truly a blessing," said Nancy Kiogima, family services manager for Habitat for Humanity Grand Traverse Region.
'Depot property' eyed for affordable housing
"We've been trying to do something with that property for a while, it would be nice to get it on the tax rolls,"
My reading of these indicate there is a shortage of housing options in downtown and the city is looking to get more tax revenue from new properties.
Had the City Commissioners allowed ADU's in 2007 they would now have:
- a diverse array of downtown rental options at various price points (and without the city having to develop, lease, or sell anything)
- increased tax revenues for the city via higher property values and ADU related fees that the City could have imposed
- fewer homes in foreclosure and for sale due to the owners having the option of additional income streams
- less traffic into and out of town
And all of the other reasons you'll find under the ADU tag.
This actually reminds me the chicken issue. The Record-Eagle originally editorialized in a belittling manner the idea, then it was found that the City had to allow them in order to comply with state law, and this month the first Coop Loop was an incredibly popular success with over 200 people on the tour.
I believe the ADU issue will evolve in the same way - sometime people will see the value they can add to this city.
Wednesday, May 26, 2010
Density And Economy
It has been known for many years that dense urbanism creates more economic prosperity and wealth. The thinking was more people -> more ideas -> more businesses -> more employees -> more shoppers -> more people -> etc.
A recent study in London demonstrates concretely that a mode diverse social network correlates to greater wealth for an area. See SciAm: Diverse Personal Networks Linked to Strong Local Economy
What this tells me is that if a city wants to innovate, prosper, and thrive then it needs to encourage in-fill development and dense downtowns.
Carmel, IN is doing this. A suburb. Instead of building an industrial park or designating a "green zone"; it built trails, multi-use buildings and condominiums in the core, and replaced traffic lights with roundabouts.
If a suburb in Indiana can make these changes then surely Traverse City can.
See Urbanophile: Next American Suburb: Carmel, Indiana
A recent study in London demonstrates concretely that a mode diverse social network correlates to greater wealth for an area. See SciAm: Diverse Personal Networks Linked to Strong Local Economy
What this tells me is that if a city wants to innovate, prosper, and thrive then it needs to encourage in-fill development and dense downtowns.
Carmel, IN is doing this. A suburb. Instead of building an industrial park or designating a "green zone"; it built trails, multi-use buildings and condominiums in the core, and replaced traffic lights with roundabouts.
If a suburb in Indiana can make these changes then surely Traverse City can.
See Urbanophile: Next American Suburb: Carmel, Indiana
Wednesday, April 21, 2010
Why Traverse City Needs Infill Development
(including ADU's)
Because getting people to live close together is a much easier than "draining the Bay" to increase wages.
See the NYT Economix Blog: Why Humanity Loves, and Needs, Cities
Because getting people to live close together is a much easier than "draining the Bay" to increase wages.
See the NYT Economix Blog: Why Humanity Loves, and Needs, Cities
...wages and productivity rise with density...
Thursday, March 18, 2010
Biomass Follow-Up
"The future is already here - it is just unevenly distributed" -William Gibson
[this is a follow-up to my first TCLP biomass post]
I am one of those people who six months ago thought a biomass power plant was a great idea and a way to generate sustainable energy. But after studying the situation I have come to believe that the best solution is a natural gas power plant for the base load, using behavioral economics to encourage conservation, and pursue more wind power.
And that is the point of my opening quote. There was a lot that I thought I knew as a science and tech geek (I studied biogeochemistry in grad school and in my job now make the Internet work) but as I read about biomass I discovered new information that just has not been distributed yet. How are the board members of TCLP expected to know these things? They're volunteers with busy lives. So I hope the information I distribute here is helpful.
Here's what I now believe would be the best approach for Traverse City Light and Power.
1. Build a natural gas power plant as a transition to the 30 by 20 plan.
Because natural gas is clean, efficient, available, can be replaced by biogas, and has half the carbon dioxide emission of coal.
WaPo editorial: A natural choice
Voices: Natural gas can lead the way
2. Plant biomass feedstocks (poplar, switchgrass, etc.) now as carbon offsets to the natural gas plant. Then as technology improves this purpose-planted biomass can be harvested and used without impacting the forests over the next 30+ years.
3. When putting out the RFP for the natural gas power plant, include engineering work for biomass pyrolysis and/or anaerobic digestion to produce biogas (methane) on-site.
The advantages of pyrolysis are that the byproducts are biochar which can be sold to farmers as a soil amendment, bio-oil which can be further refined, and bio-gas which can be burned for energy in the gas fired power plant. And this bio-gas burns without the ash and other byproducts that green biomass does.
See: Scientists see biochar as promising fuel source
4. Continue to develop and pursue wind power capacity as reported in the Northern Express: The rush to Biomass
Also consider novel hydropower options as I detailed in my first post about biomass.
5. Offer credits to rate payers for conservation, efficiency, and distributed power generation.
TCLP could cut demand by 5% by changing the billing statement. TED 2010: David Cameron Shows How All Electric Bills Should Be
and
Utilities Finding Peer Pressure a Powerful Motivator
and
Using Peer Pressure as a Tool to Promote Greener Choices
Another 5-10% of demand could be eliminating per household by killing "vampire" power with devices that completely turn off electricity.
There are 11,000 households. A Smart Strip cost $30. Meaning TCLP could buy two Smart Strips for every house for about $600,000 and achieve up to 10% reduction in electricity consumption.
What I like about this plan of mine is that if natural gas becomes too expensive TCLP could pyrolisize more biomass. If biomass becomes too scarce TCLP could purchase more natural gas.
Arguments that have been made against natural gas is the expense and the fact that it is a fossil fuel. However, if and when the cost of carbon pollution is accounted for, as seems likely, coal will become cost prohibitive versus natural gas. And in terms of being a fossil fuel and therefore a carbon source, carbon offsets can be planted to account for the carbon emissions of a natural gas plant and the power plant can be transition to a carbon neutral biogas plant.
A good argument against biomass is the engineering studies apparently only consider the client's power plant. Not five others too. Or competing with biomass to make diesel fuel (Engineered E. Coli Bacteria Produces Road-Ready Diesel)
The Record-Eagle had an editorial about questions that need to be answered before the biomass plant is constructed: Questions on biomass
These are good points.
And I read the Integrated Resource Plan (IRP) done by R.W. Beck. I know this report tells TCLP that biomass is affordable and available. However, I read the full IRP. The price of natural gas forecast does not include the recent discovery in Appalachia. Regardless, the forecast shows the price only eclipsing the current price for natural gas in 2020. And the biomass price forecast only includes the currently operating biomass plants and what DTE and Consumers Energy are expected to use.
But other things were left out and a consultant needs to be asked these questions:
- What will be the price of biomass if there are more than five biomass plants in northern Michigan and two or more cellulosic alcohol factories?
- Is there enough biomass to support multiple energy and alcohol fuel users?
- The first time Michigan's forests were cleared it was with horse and sledge and done in the winter. What impact will road building, trucking, and heavy machinery have to the forest soil structure? What will be the impact to nutrient cycling in the forests if the litter is removed? Will the forests regrow or will they be like ski resorts that have found their slopes cannot support the former flora? (See: Ski resorts rethink bulldozing for trails)
Once these questions are answered, the benefits of natural gas are examined, and the possibilities of biogas from the pyrolysis of biomass is considered, I believe the answer as to what to do next will be clear.
Other links that may be of interest:
IPR: TC Mayor Weighs In On Biomass
NYT:
Converting Coal Plants to Biomass
[this is a follow-up to my first TCLP biomass post]
I am one of those people who six months ago thought a biomass power plant was a great idea and a way to generate sustainable energy. But after studying the situation I have come to believe that the best solution is a natural gas power plant for the base load, using behavioral economics to encourage conservation, and pursue more wind power.
And that is the point of my opening quote. There was a lot that I thought I knew as a science and tech geek (I studied biogeochemistry in grad school and in my job now make the Internet work) but as I read about biomass I discovered new information that just has not been distributed yet. How are the board members of TCLP expected to know these things? They're volunteers with busy lives. So I hope the information I distribute here is helpful.
Here's what I now believe would be the best approach for Traverse City Light and Power.
1. Build a natural gas power plant as a transition to the 30 by 20 plan.
Because natural gas is clean, efficient, available, can be replaced by biogas, and has half the carbon dioxide emission of coal.
WaPo editorial: A natural choice
But existing gas-fired plants are running at only about 25 percent capacity, in part because many are switched on only when demand spikes. The Congressional Research Service reports that doubling the use of existing plants could replace about a third of coal-fired power, getting America a third of the way to its goal for 2020. For reasons of infrastructure, that might be too optimistic a scenario. But BP -- which has a stake in natural gas -- estimates that retiring the 80 dirtiest coal plants and replacing them with gas-fired power would get America 10 percent of the way to its 2020 emissions target and increase domestic gas consumption by only 5 percent.
Voices: Natural gas can lead the way
Burning coal for electricity accounts for more than 40 percent of all carbon dioxide emissions in the United States. Natural gas emits only about half as much carbon dioxide as coal for a given amount of electricity generation. Thus, for the electrical power sector, offsetting 40 percent of coal-fired electrical generation with the existing excess capacity for electrical generation from natural gas-fired plants would meet the stated goal of the Obama administration (and Congress) of at least a 17 percent reduction in carbon dioxide emissions by 2020...
...Using gas to generate electricity would also reduce other types of pollution: It produces only a tiny fraction of the sulfur oxides, particulates and formaldehyde, and none of the mercury that comes from burning coal. Substituting natural gas for coal also eliminates the many environmental problems associated with the disposal of both coal mine wastes and the 130 million tons of fly ash produced each year in the United States alone, as well as the health impacts and healthcare costs related to mining and burning coal.
2. Plant biomass feedstocks (poplar, switchgrass, etc.) now as carbon offsets to the natural gas plant. Then as technology improves this purpose-planted biomass can be harvested and used without impacting the forests over the next 30+ years.
3. When putting out the RFP for the natural gas power plant, include engineering work for biomass pyrolysis and/or anaerobic digestion to produce biogas (methane) on-site.
The advantages of pyrolysis are that the byproducts are biochar which can be sold to farmers as a soil amendment, bio-oil which can be further refined, and bio-gas which can be burned for energy in the gas fired power plant. And this bio-gas burns without the ash and other byproducts that green biomass does.
See: Scientists see biochar as promising fuel source
4. Continue to develop and pursue wind power capacity as reported in the Northern Express: The rush to Biomass
Also consider novel hydropower options as I detailed in my first post about biomass.
5. Offer credits to rate payers for conservation, efficiency, and distributed power generation.
TCLP could cut demand by 5% by changing the billing statement. TED 2010: David Cameron Shows How All Electric Bills Should Be
and
Utilities Finding Peer Pressure a Powerful Motivator
and
Using Peer Pressure as a Tool to Promote Greener Choices
in one study, researchers asked each of four groups of utility customers to cut energy consumption for a different reason — the good of the planet, the well-being of future generations, the financial savings, or because their neighbors were doing it. By comparing electric meter readings, the researchers determined that only the last message had any effect, eliciting a 10 percent drop in consumption. A subsequent study found that when electric bills compared a customer’s energy consumption against the neighborhood average, profligate customers scaled back. In fact, the social norm was so powerful that thrifty customers also responded, by splurging. The weirdly effective fix was to add a smiley face to the thrifty bills — like a gold star from teacher.
Another 5-10% of demand could be eliminating per household by killing "vampire" power with devices that completely turn off electricity.
There are 11,000 households. A Smart Strip cost $30. Meaning TCLP could buy two Smart Strips for every house for about $600,000 and achieve up to 10% reduction in electricity consumption.
What I like about this plan of mine is that if natural gas becomes too expensive TCLP could pyrolisize more biomass. If biomass becomes too scarce TCLP could purchase more natural gas.
Arguments that have been made against natural gas is the expense and the fact that it is a fossil fuel. However, if and when the cost of carbon pollution is accounted for, as seems likely, coal will become cost prohibitive versus natural gas. And in terms of being a fossil fuel and therefore a carbon source, carbon offsets can be planted to account for the carbon emissions of a natural gas plant and the power plant can be transition to a carbon neutral biogas plant.
A good argument against biomass is the engineering studies apparently only consider the client's power plant. Not five others too. Or competing with biomass to make diesel fuel (Engineered E. Coli Bacteria Produces Road-Ready Diesel)
The Record-Eagle had an editorial about questions that need to be answered before the biomass plant is constructed: Questions on biomass
These are good points.
And I read the Integrated Resource Plan (IRP) done by R.W. Beck. I know this report tells TCLP that biomass is affordable and available. However, I read the full IRP. The price of natural gas forecast does not include the recent discovery in Appalachia. Regardless, the forecast shows the price only eclipsing the current price for natural gas in 2020. And the biomass price forecast only includes the currently operating biomass plants and what DTE and Consumers Energy are expected to use.
But other things were left out and a consultant needs to be asked these questions:
- What will be the price of biomass if there are more than five biomass plants in northern Michigan and two or more cellulosic alcohol factories?
- Is there enough biomass to support multiple energy and alcohol fuel users?
- The first time Michigan's forests were cleared it was with horse and sledge and done in the winter. What impact will road building, trucking, and heavy machinery have to the forest soil structure? What will be the impact to nutrient cycling in the forests if the litter is removed? Will the forests regrow or will they be like ski resorts that have found their slopes cannot support the former flora? (See: Ski resorts rethink bulldozing for trails)
Once these questions are answered, the benefits of natural gas are examined, and the possibilities of biogas from the pyrolysis of biomass is considered, I believe the answer as to what to do next will be clear.
Other links that may be of interest:
IPR: TC Mayor Weighs In On Biomass
NYT:
Converting Coal Plants to Biomass
Tuesday, March 9, 2010
Thoughts On Free Community Internet Service
this post originally appeared at my site TC Tech Notes: Free Internet*
(*there's no such thing as a free lunch)
Traverse City Light and Power is planning on becoming an ISP for the Traverse City area with a mix of WiFi, WiMax, and fiber to the premise (FTTP). See: Utility moves forward with free Internet
and: getting wireless broadband here – Feb 10
and: Traverse Bay EDC Regional Broadband Initiative Update (beginning on pg 15)
The service provider offering to help with this is Cherry Capital Connection.
They have set up a web site in conjunction with their partners: Coalition 4 Limitless Broadband
And they are offering help to many of the communities in northern Michigan due to the amount of money the federal government is offering to establish broadband in rural areas.
However, it seems that it wasn't too long ago that Traverse City was considering their own cable service to compete with Charter but a consultant told them it was crazy due to the costs and so the project was abandoned.
Now TCLP is considering entering into competition with the current broadband providers (basically Charter and AT&T) with a product coordinated through Cherry Capital Connection. It is easy to complain about Charter and AT&T, yet Charter offers a 25 Mbps x 3 Mbps cable modem and AT&T launched 3G cellular service last summer. And by the end of this year Charter will be offering 50-100 Mbps connections for most customers thanks to DOCSIS 3.0. By the end of next year Verizon will offer a wireless 4G service and AT&T will be right on their heels.
According to the TCLP report, the wireless service for the greater TC area would be based on WiMax. This immediately seems like a problem as the industry is moving to LTE for 4G service even though WiMax was first.
For more on this topic see:
GigaOm: LTE vs WiMAX: A Little 4G Sibling Rivalry"
NetowrkWorld: Cisco exiting WiMAX
As the commercial wireless industry is planning on using LTE instead of WiMax I wonder about the cost and long-term viability of WiMax as a 4G service. The world's largest cellular manufacturer, Nokia, compared WiMax to Betamax. And if a company as big and dominant as Cisco is leaving the WiMax business should Traverse City be getting into it?
Additionally, other technical issues include:
- does Cherry Capital Connection have experience with fiber deployment? Do they have the engineers who are familiar with multimode, singlemode, GBIC's, SFP's, and attenuation? There is a reason Charter installed Munson's dark fiber - this is complicated work and needs experienced fiber engineers to deploy and maintain.
- will it be explained to city residents and visitors that they will need special equipment to connect to the WiMax service since WiFi enabled devices like laptops and iPhones won't work with WiMax? I think it is important to point out that if Traverse City chooses to use WiMax for community Internet, and all the wireless companies choose LTE, then when we buy our 4G iPhones and other Smartphones we won't be able to use the 4G service from TCLP.
- will TCLP be leasing or selling WiMax connection equipment so city residents can connect? Will there be any companies manufacturing this equipment five years from now?
- who will assist city residents with technical issues and who will fix the system when it breaks?
- who will pay for antenna removal if this venture fails? Portland, OR recently tried offering free wireless Internet in the city and after the project failed there was no one left to pay to dismantle the system. See: Portland set to dismantle, donate abandoned Wi-Fi antennas
And to be honest, the whole rush to get community Internet service just seems a little "off". For example, in the TCLP report, Wireless 2020 (the company whose model was used to select an Internet provider) is listed as an independent company and Rob Franzo as a consultant at Mitten Communications "in Traverse City". However, Mr. Franzo is listed on the Wireless 2020 web site as part of the team. The phone number he gives in the TCLP report is a number for C4LB so is there a conflict of interest there if the company he works for, Wireless 2020, selects a firm owned by his friend? And if you do a web search for Mr. Franzo's "Mitten Communications" nothing is found. Wouldn't a Communications company have a web site and a list of clients?
Overall this seems like another example where TCLP is rushing into a decision that is not in the best long-term interest of the community.
The fact is, anyone who wants fast Internet can get it. Mr. Moore may complain, but fiber will cost a lot more when it has to be run for one person versus simply plugging in another fiber to a Cisco switch - that is what happens in rural areas without economies of scale. As more businesses get fiber connections from Charter the price will plummet. Plus, with Charter coming out of bankruptcy and rolling out DOCSIS 3.0 for most customers it is likely that within two years anyone with a cable connection will be able to order 100 Mbps Internet service. Rather than complain about Charter why not complain about AT&T refusing to offer their U-Verse service in northern Michigan, or complain about Verizon not rolling out their incredible FIOS product?
Competition will bring improved Internet service, but I do not believe it is something TCLP should get into as if they choose the wrong technology then it is the city residents who will have to pay for the mistake making free Internet a huge loss.
(*there's no such thing as a free lunch)
Traverse City Light and Power is planning on becoming an ISP for the Traverse City area with a mix of WiFi, WiMax, and fiber to the premise (FTTP). See: Utility moves forward with free Internet
and: getting wireless broadband here – Feb 10
and: Traverse Bay EDC Regional Broadband Initiative Update (beginning on pg 15)
The service provider offering to help with this is Cherry Capital Connection.
They have set up a web site in conjunction with their partners: Coalition 4 Limitless Broadband
And they are offering help to many of the communities in northern Michigan due to the amount of money the federal government is offering to establish broadband in rural areas.
However, it seems that it wasn't too long ago that Traverse City was considering their own cable service to compete with Charter but a consultant told them it was crazy due to the costs and so the project was abandoned.
Now TCLP is considering entering into competition with the current broadband providers (basically Charter and AT&T) with a product coordinated through Cherry Capital Connection. It is easy to complain about Charter and AT&T, yet Charter offers a 25 Mbps x 3 Mbps cable modem and AT&T launched 3G cellular service last summer. And by the end of this year Charter will be offering 50-100 Mbps connections for most customers thanks to DOCSIS 3.0. By the end of next year Verizon will offer a wireless 4G service and AT&T will be right on their heels.
According to the TCLP report, the wireless service for the greater TC area would be based on WiMax. This immediately seems like a problem as the industry is moving to LTE for 4G service even though WiMax was first.
For more on this topic see:
GigaOm: LTE vs WiMAX: A Little 4G Sibling Rivalry"
NetowrkWorld: Cisco exiting WiMAX
"It's obvious now that mobile carriers are going to deploy LTE," says Laurence Swasey, principal of Visant Strategies. "There are no economies of scale with mobile WiMAX. Mobile WiMAX never materialized like many thought it would. Cisco is just staying on top of where the market is going."Computerworld: LTE speeds faster than expected in Verizon trials
As the commercial wireless industry is planning on using LTE instead of WiMax I wonder about the cost and long-term viability of WiMax as a 4G service. The world's largest cellular manufacturer, Nokia, compared WiMax to Betamax. And if a company as big and dominant as Cisco is leaving the WiMax business should Traverse City be getting into it?
Additionally, other technical issues include:
- does Cherry Capital Connection have experience with fiber deployment? Do they have the engineers who are familiar with multimode, singlemode, GBIC's, SFP's, and attenuation? There is a reason Charter installed Munson's dark fiber - this is complicated work and needs experienced fiber engineers to deploy and maintain.
- will it be explained to city residents and visitors that they will need special equipment to connect to the WiMax service since WiFi enabled devices like laptops and iPhones won't work with WiMax? I think it is important to point out that if Traverse City chooses to use WiMax for community Internet, and all the wireless companies choose LTE, then when we buy our 4G iPhones and other Smartphones we won't be able to use the 4G service from TCLP.
- will TCLP be leasing or selling WiMax connection equipment so city residents can connect? Will there be any companies manufacturing this equipment five years from now?
- who will assist city residents with technical issues and who will fix the system when it breaks?
- who will pay for antenna removal if this venture fails? Portland, OR recently tried offering free wireless Internet in the city and after the project failed there was no one left to pay to dismantle the system. See: Portland set to dismantle, donate abandoned Wi-Fi antennas
And to be honest, the whole rush to get community Internet service just seems a little "off". For example, in the TCLP report, Wireless 2020 (the company whose model was used to select an Internet provider) is listed as an independent company and Rob Franzo as a consultant at Mitten Communications "in Traverse City". However, Mr. Franzo is listed on the Wireless 2020 web site as part of the team. The phone number he gives in the TCLP report is a number for C4LB so is there a conflict of interest there if the company he works for, Wireless 2020, selects a firm owned by his friend? And if you do a web search for Mr. Franzo's "Mitten Communications" nothing is found. Wouldn't a Communications company have a web site and a list of clients?
Overall this seems like another example where TCLP is rushing into a decision that is not in the best long-term interest of the community.
The fact is, anyone who wants fast Internet can get it. Mr. Moore may complain, but fiber will cost a lot more when it has to be run for one person versus simply plugging in another fiber to a Cisco switch - that is what happens in rural areas without economies of scale. As more businesses get fiber connections from Charter the price will plummet. Plus, with Charter coming out of bankruptcy and rolling out DOCSIS 3.0 for most customers it is likely that within two years anyone with a cable connection will be able to order 100 Mbps Internet service. Rather than complain about Charter why not complain about AT&T refusing to offer their U-Verse service in northern Michigan, or complain about Verizon not rolling out their incredible FIOS product?
Competition will bring improved Internet service, but I do not believe it is something TCLP should get into as if they choose the wrong technology then it is the city residents who will have to pay for the mistake making free Internet a huge loss.
Thursday, February 25, 2010
The Traverse City Biomass Debate
Or, the energy debate.
Or biomass no, biogas from biomass yes.
If northern Michigan is going to have a thriving economy then cheap and plentiful sources of electricity are a necessity. For example, large technology companies such as Google, Amazon, eBay, FaceBook, Yahoo, and Apple are searching for cheap, dependable, reliable, and clean sources of energy for their data centers. Likewise, if the Michigan economy is going to scale up in any way then it needs reliable sources of electricity.
Mayor Bzdok did a great service for the community when he listed his Pros and Cons for energy sources. See: biomass: my 2¢. Feb 22
Kudos to him for having an opinion yet staying open to the facts and community opinion.
The Record-Eagle reports that City Commissioners are likely to support the plant: Officials largely in favor of biomass plant
My view is that biomass is a locally renewable resource but the burning of straight biomass has issues. Both in terms of environmental pollutants and source materials. Plus, the direct burning of biomass only has about 10% efficiency. For comparison, the best natural gas power plants have an efficiency of around 65% (http://wiki.answers.com/Q/What_is_the_efficiency_of_a_thermal_power_plant). There are people who don't want to burn anything to create energy. This is obviously the future - energy without combustion - but how do we get there? TCLP can't be expected to install huge solar arrays and wind farms immediately. What we need is a low cost and reliable transitional energy source.
Every thing I have read so far indicates TCLP is considering the direct combustion of biomass. This is very old technology and really is not that far removed from burning wood in your fireplace. (See How Biomass Energy Works). But TCLP getting into the biomass business is not a bad thing. There is great potential in biomass for cellulosic fuel production and other technologies currently in development. If TCLP were to become a biomass broker they would be well placed for future technological developments.
What I want to see is biogas made from biomass and then that biogas burned to create electricity. This is the cleanest and most efficient approach.
My recommendation to TCLP would be to take a multi-part multi-phase approach. Begin by building a small natural gas power plant. This is a clean, proven, and efficient energy source. But, I would future-proof it by requiring the power plant design to allow the direct injection of biogas into the natural gas stream. Have anaerobic digesters and the ability to pyrolyze biomass on-site. The power plant design would begin operation as a natural gas plant and in the next 10 years or so bring the biogas components online and to fully replace the natural gas component by 2030. This approach allows flecibility as the gas component can be bought from whatever is the cheapest source at the time.
Right now that might be natural gas. But as this fossil fuel peaks other sources of biogas include landfills, dairy and pig farm holding tanks, wastewater treatment plants, and vegetable matter from forests or fields. Plus, biogas is mostly methane which is a much more effective heat trapping gas than carbon dioxide, so by capturing methane from living organisms and burning it to produce heat and CO2 you can actually decrease the climate impact that this byproduct would normally have.
And also as a first step offer subsidies (up to $5000 for example) to commercial and residential customers to install their own smart meter appliances and renewable energy sources including solar, wind, or home fuel cell (e.g., bloom box, or the Panasonic home fuel cell) in order to distribute the energy making capacity of the grid.
As a second phase of energy production I would like TCLP to look at creating electricity without having to burn anything. This means solar, wind, and hydro in the form of slow-moving lake currents. University of Michigan professor Michael Bernitsas will be testing his device this summer in the St. Clair river. Are the water currents across the mouth of Grand Traverse Bay or between the mainland and the Manitou Islands great enough to generate electricity? Not sure, but what is known is that the Straights of Mackinac could be a tremendous generator of clean energy. Wind turbines are already up in the area to harness the natural squeeze of wind through the Straights. The water currents work in the same way. TCLP could partner with the electric Co-Op there to use the Michigan developed technology VIVACE technology to harness the slow-current through the straights and power perhaps much of the area.
For more information see:
The research progress of biomass pyrolysis processes
Anaerobic Digestion and Bio-Gas
Roasting biomass may be key process in bioenergy economy
Wood Biomass for Energy
'Fish technology' draws renewable energy from slow water currents
Bio Gas Recovery
Vortex Hydro Energy
Or biomass no, biogas from biomass yes.
If northern Michigan is going to have a thriving economy then cheap and plentiful sources of electricity are a necessity. For example, large technology companies such as Google, Amazon, eBay, FaceBook, Yahoo, and Apple are searching for cheap, dependable, reliable, and clean sources of energy for their data centers. Likewise, if the Michigan economy is going to scale up in any way then it needs reliable sources of electricity.
Mayor Bzdok did a great service for the community when he listed his Pros and Cons for energy sources. See: biomass: my 2¢. Feb 22
Kudos to him for having an opinion yet staying open to the facts and community opinion.
The Record-Eagle reports that City Commissioners are likely to support the plant: Officials largely in favor of biomass plant
My view is that biomass is a locally renewable resource but the burning of straight biomass has issues. Both in terms of environmental pollutants and source materials. Plus, the direct burning of biomass only has about 10% efficiency. For comparison, the best natural gas power plants have an efficiency of around 65% (http://wiki.answers.com/Q/What_is_the_efficiency_of_a_thermal_power_plant). There are people who don't want to burn anything to create energy. This is obviously the future - energy without combustion - but how do we get there? TCLP can't be expected to install huge solar arrays and wind farms immediately. What we need is a low cost and reliable transitional energy source.
Every thing I have read so far indicates TCLP is considering the direct combustion of biomass. This is very old technology and really is not that far removed from burning wood in your fireplace. (See How Biomass Energy Works). But TCLP getting into the biomass business is not a bad thing. There is great potential in biomass for cellulosic fuel production and other technologies currently in development. If TCLP were to become a biomass broker they would be well placed for future technological developments.
What I want to see is biogas made from biomass and then that biogas burned to create electricity. This is the cleanest and most efficient approach.
My recommendation to TCLP would be to take a multi-part multi-phase approach. Begin by building a small natural gas power plant. This is a clean, proven, and efficient energy source. But, I would future-proof it by requiring the power plant design to allow the direct injection of biogas into the natural gas stream. Have anaerobic digesters and the ability to pyrolyze biomass on-site. The power plant design would begin operation as a natural gas plant and in the next 10 years or so bring the biogas components online and to fully replace the natural gas component by 2030. This approach allows flecibility as the gas component can be bought from whatever is the cheapest source at the time.
Right now that might be natural gas. But as this fossil fuel peaks other sources of biogas include landfills, dairy and pig farm holding tanks, wastewater treatment plants, and vegetable matter from forests or fields. Plus, biogas is mostly methane which is a much more effective heat trapping gas than carbon dioxide, so by capturing methane from living organisms and burning it to produce heat and CO2 you can actually decrease the climate impact that this byproduct would normally have.
And also as a first step offer subsidies (up to $5000 for example) to commercial and residential customers to install their own smart meter appliances and renewable energy sources including solar, wind, or home fuel cell (e.g., bloom box, or the Panasonic home fuel cell) in order to distribute the energy making capacity of the grid.
As a second phase of energy production I would like TCLP to look at creating electricity without having to burn anything. This means solar, wind, and hydro in the form of slow-moving lake currents. University of Michigan professor Michael Bernitsas will be testing his device this summer in the St. Clair river. Are the water currents across the mouth of Grand Traverse Bay or between the mainland and the Manitou Islands great enough to generate electricity? Not sure, but what is known is that the Straights of Mackinac could be a tremendous generator of clean energy. Wind turbines are already up in the area to harness the natural squeeze of wind through the Straights. The water currents work in the same way. TCLP could partner with the electric Co-Op there to use the Michigan developed technology VIVACE technology to harness the slow-current through the straights and power perhaps much of the area.
For more information see:
The research progress of biomass pyrolysis processes
Anaerobic Digestion and Bio-Gas
Roasting biomass may be key process in bioenergy economy
Wood Biomass for Energy
'Fish technology' draws renewable energy from slow water currents
Bio Gas Recovery
Vortex Hydro Energy
Thursday, February 11, 2010
More Trail Economics
In Michigan, hunters spend $916 million. Snowmobilers have a $245 million impact. Anglers and bird watchers are estimated to inject $1.6 billion each. But no one knows how much non-motorized trails are worth.
See Mlive: State leaders miss mark by ignoring economic impact of non-motorized trail recreation
For comparison, a recent study in Wisconsin showed bicycling had a $1.5 billion economic impact plus possibly millions of dollars more in health care costs due to a healthy biking population.
See TheNorthWestern.com: UW study: Bicycling has huge economic impact
See Mlive: State leaders miss mark by ignoring economic impact of non-motorized trail recreation
For comparison, a recent study in Wisconsin showed bicycling had a $1.5 billion economic impact plus possibly millions of dollars more in health care costs due to a healthy biking population.
See TheNorthWestern.com: UW study: Bicycling has huge economic impact
Saturday, January 30, 2010
The Benefits Of Trails Extend Beyond The Trail
Some information regarding the economic benefit of trails:
Via the Adventure Cycling Association: The Economic Benefit Of Bike Travel
Via the Dayton Daily News: Bike trail users spend millions of dollars locally, says survey
The trails in these studies are long distance urban to urban trails. More like a Traverse City to Cadillac or Petoskey trail than the Leelanau trail.
But this is what I want to see. Long distance city-to-city trails originating from Traverse City. I'd like to see Traverse City as the hub of a regional trail system as the experiences of other communities demonstrates that these trails can be worth millions of dollars per year to the local economy.
Via the Adventure Cycling Association: The Economic Benefit Of Bike Travel
Via the Dayton Daily News: Bike trail users spend millions of dollars locally, says survey
The trails in these studies are long distance urban to urban trails. More like a Traverse City to Cadillac or Petoskey trail than the Leelanau trail.
But this is what I want to see. Long distance city-to-city trails originating from Traverse City. I'd like to see Traverse City as the hub of a regional trail system as the experiences of other communities demonstrates that these trails can be worth millions of dollars per year to the local economy.
Tuesday, December 1, 2009
How ADU's Can Help In Difficult Economic Times
An accessory dwelling unit (ADU) can serve as an economic refuge in that it gives families a low-rent way to consolidate living space; and for those people who have an ADU, it represents another income stream when all others dry up.
TheAtlantic: Young Adults Moving In With Parents, Roommates
USNews: Baby Boomers Moving In With Adult Children
TheAtlantic: Young Adults Moving In With Parents, Roommates
USNews: Baby Boomers Moving In With Adult Children
Friday, October 30, 2009
A Note For Commisioner Scrudato
New research indicates corporate headquarters are best at insulating a town from an economic downturn.
See: Cities can't bank on small businesses for stable economic partnerships
So when you oppose the Old Town Parking Deck because:"Scrudato has criticized the project as being built primarily to benefit one company, Hagerty Insurance Agency." you are actually voting against the greater economic interest of everyone in Traverse City.
See: Cities can't bank on small businesses for stable economic partnerships
Locally owned small businesses don't insulate communities from layoffs and closures in bad economic times. Rather, corporate headquarters do the most to protect cities from employment reductions
So when you oppose the Old Town Parking Deck because:"Scrudato has criticized the project as being built primarily to benefit one company, Hagerty Insurance Agency." you are actually voting against the greater economic interest of everyone in Traverse City.
Tuesday, October 27, 2009
Making Bicycle Touring A Bigger Draw
The Traverse City area is a great biking area and hosts some well known events such as the Iceman Cometh Challenge; Twin Bays Cyclocross races; the Cherry-Roubaix Old Town Criterium; the Tour de Leelanau (which had to be canceled in 2009 due to the economy).
Races are one thing - what about the big city tourist looking for a weekend ride on quiet roads? Go to the nationally advertised tourist booking first stop, michigan.org, and search for Traverse City bike tours and you just get a list of places to bike.
The same search at Traverse City's Visitor's and Convention web site gives similar results.
A google search leads you to the Cherry Capital Cycling Club - but it is for locals.
Has no one thought of establishing European style bicycle tours of the northern Michigan wineries? Has no one thought of turning the city owned ski hill Hickory Hills and the surrounding park area into a summer freeriding destination?
Like so many other recreational opportunities, Traverse City can look at a similar Colorado town for guidance. See: Efforts in motion to promote Steamboat as cycling destination
Races are one thing - what about the big city tourist looking for a weekend ride on quiet roads? Go to the nationally advertised tourist booking first stop, michigan.org, and search for Traverse City bike tours and you just get a list of places to bike.
The same search at Traverse City's Visitor's and Convention web site gives similar results.
A google search leads you to the Cherry Capital Cycling Club - but it is for locals.
Has no one thought of establishing European style bicycle tours of the northern Michigan wineries? Has no one thought of turning the city owned ski hill Hickory Hills and the surrounding park area into a summer freeriding destination?
Like so many other recreational opportunities, Traverse City can look at a similar Colorado town for guidance. See: Efforts in motion to promote Steamboat as cycling destination
A study by the Western Canada Mountain Bike Tourism Association found that the economic impact of mountain biking in southern British Columbia is substantial. The study found that visitors to Whistler Mountain Bike Park spent nearly $16.5 million in summer 2006 and supported an estimated 384 jobs paying $12.8 million in wages and salaries.
Thursday, June 25, 2009
The Lure Of Michigan's Trails
Michigan's developing trail network is a great asset for the state, and it is surprising that there are people who still oppose them despite the great economic advantage they bring to the cities served.
MLive has a recent article on the topic: Michigan's trails a great draw for communities
MLive has a recent article on the topic: Michigan's trails a great draw for communities
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