Jodi Summers = Industrial Real Estate

GREEN CONSTRUCTION TOOLS MATTER

by Jodi Summers

California is an example of green construction. In 2008, state energy regulators adopted a long-term plan that called for having all new residential buildings achieve zero net energy use by 2020 and having all commercial buildings achieve zero net energy use by 2030. The provisions also reduce water use by 20% and divert 50% of construction waste from landfills.

The Los Angeles Green Building ordinance has been heralded as “the most far reaching plan of any big city in America to promote green building practices in the private sector.”

L.A. is on track to reduce the city’s carbon emissions 35% below 1990 levels by 2030. Our goal is the greatest reduction target of any large US city. It takes the state’s stringent CalGreen building codes a step further.

So going forward, we’re good, but we’re still dealing with an existing building stock, and some antiquated customs and equipment all the way around. Restructuring a structure’s infrastructure (say that 3x fast) is not an overnight process. We are sprinting toward net zero construction, yet large parts of the old-style building infrastructure will still dominate the landscape for the next century.

Any improvements and renovations made to your properties can impact the environment. Be conscious of your choices in paint and floor coverings. Anything you upgrade on your properties can be done with green in mind heating, plumbing, and electric all offer green fixes that can save the business money on the long term, and increase profitability on resale.

But some things are a slow fix…we may be building green buildings, but the machinery used to construct the property may not be. You’ve seen those backhoes and cranes bellowing black diesel carbon fumes. Around the shop, some old power tools use 3x the needed energy.

Construction equipment companies are catching on. JCB is aware of their duty to make their plant machinery more environmentally sound. For example, the Scot JCB Digger has numerous variations including the brand new 3CX-ECO with increased fuel efficiency in all aspects of its functionality.

Construction companies – particularly in Southern California – are up to speed on CalGreen construction, ICC codes, and other modern methods. Our fair county is an example of sound building, with cities like West Hollywood, Los Angeles, and Santa Monica offering some of the strictest green construction codes in the country, if not the world. And we’re setting an example for going forward. Today’s green apprentice may someday become the foremen of their own company, selling jobs and their bids.

Green building goes beyond the edifice, it includes the source of the raw materials, and the distance they travelled, the equipment that goes into the building and that goes into building the building. Society is progressing forward at warp speed, and we’re along for the ride. Let’s do our best to contribute to the greater good for now and for generations to come.

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http://greenbuildingelements.com/2013/02/07/the-buildings-green-what-about-the-equipment-that-built-it/?utm_source=feedburner&utm_medium=feed&utm_campaign=Feed%3A+IM-greenbuildingelements+%28Green+Building+Elements%29

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OUR PORTS ALREADY BENEFIT FROM THE PANAMA CANAL EXPANSION

by Jodi Summers

Will bigger locks affect our cargo volumes? Not likely, conclude the import/exports experts. Expect SoCal warehousing to continue to grow.

The Third Set of Locks Expansion of the Panama Canal doubles the capacity of the Panama Canal by 2015 by allowing more and larger ships to transit.

The $5.2 billion project creates a new lane of traffic along the canal by constructing a new set of locks. Ships as large as 12,000 or more TEUs (20-foot equivalent units—a measurement of container ship capacity) will be able to fit through the new locks vs. the 5,000 TEU ships that currently transit the Canal (which opened in 1914).  The Canal is owned by Panama and is currently used more for Latin American shipping.

Pundits, forecasting the impact on our local ports have concluded that the Ports of LA and Long Beach are the most efficient port system in America and will “remain the leader for the foreseeable time,” thanks to our state-of-the-art ports and an efficient supply chain.

In fact, Port of Long Beach terminals saw a dramatic increase in cargo in February, moving 36.6% more containers compared to Feb. 2012. Imports surged nearly 46% – thanks to our growing economy, and the port saw a 17.2% jump in exports.

February’s total was 530,967 TEUs and the highest volume of import containers for a February since 2007.

Cargo increases in recent months are in part due to the port already accepting more frequent dockings of larger ships and the addition of service lines to Long Beach. In the latter part of last year, Mediterranean Shipping Co. and CMA CGM, two of the largest ocean carriers in the world, established exclusive hubs at the Port of Long Beach.

Once they’ve arrived, half of the containers coming into LA/Long Beach are transloaded onto trains or trucks out to the Midwest or Eastern US and the other half stay in SoCal warehouses to serve the Western US.

The Long Beach Board of Harbor Commissioners are currently behind Southern California International Gateway rail yard project approved recently by the Port of Los Angeles. The 153-acre facility proposed by BNSF Railway Co. sits just outside West Long Beach, alongside the Terminal Island Freeway on land owned by the Port of Los Angeles. The will serve on-dock rail facilities at both the Port of Long Beach and the Port of Los Angeles.

“Improvement of rail facilities is critical to the economic development of this port, and improved rail facilities are what we need in order to reduce emissions,” supports Harbor Commission President Susan E. Anderson Wise.

LA/Long Beach is in the midst of their $6 billion infrastructure construction program and is decades ahead of other ports in addressing environmental concerns such as truck emissions. Everyone wants to dock here.

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http://www.bisnow.com/commercial-real-estate/los-angeles/colliers-taps-marty-pupil-as-southwest-region-president/

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http://en.wikipedia.org/wiki/Panama_Canal_expansion_project

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http://www.polb.com/news/

BIG NEW ROOFS MAY HAVE TO BE SOLAR READY

by Jodi Summers

Rumor floating around Sacramento has it that California regulators are ready to approve energy standards that would require new homes and commercial buildings to have “solar-ready roofs,” among other energy-efficient standards.

The new regulations would not require commercial or residential property owners to install solar systems, but the roofs of new properties would be built to easily accommodate solar installation.

The new standards being kicked around also include common-sense measures such as insulating hot-water pipes and ensuring air conditioning systems are inspected for air flow. More to come….

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http://www.bizjournals.com/losangeles/news/2012/05/31/california-ready-to-require.html

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HOW TO BE GREEN WHILE MOVING MILLIONS OF TONS OF CARGO

by Jodi Summers

The Port of Long Beach is blue and green. The water is blue. The port is green, as they   have implemented an exemplary green port policy to try and maintain the environment while they are shipping freight around the world.

The Green Port Policy is an aggressive, comprehensive and coordinated approach to reduce the negative impacts of Port operations. Founded in 1911, the 3,200-acre Port of Long Beach is a premier gateway for trade between the United States and Asia. More than $140 billion worth of cargo moves through the Port every year – everything from clothing and furniture to machinery and petroleum.  They try to be green while going through this process.

The Green Port Policy, adopted in 2005, serves as a guide for decision making and established a framework for environmentally friendly Port operations. The policy’s five guiding principles are:

1. Protect the community from harmful environmental impacts of Port operations.
2. Distinguish the Port as a leader in environmental stewardship and compliance.
3. Promote sustainability.
4. Employ best available technology to avoid or reduce environmental impacts.
5. Engage and educate the community.

The Green Port Policy directs the Port to integrate sustainable plans practices into Port development and operations by actively promoting an organizational culture of environmental enhancement, fiscal responsibility, and community integrity. Current areas of focus are outlined below…

Greenhouse Gases

California passed landmark greenhouse gas legislation, The Global Warming Solutions Act (AB 32), in 2006.  Although the state has yet to formalize greenhouse gas regulations for the port sector, the Port of Long Beach has already begun quantifying greenhouse gas emissions and formulating a plan for reductions.  The Board of Harbor Engineers adopted a formal resolution establishing a framework for conducting business while reducing greenhouse gas emissions.  They have assembled a multi-divisional Renewable Energy Working Group that is currently evaluating Port lands for solar- and wind-power opportunities.

Plans include:

The Clean Air Action Plan and Sustainability

The Clean Air Action Plan, adopted by the Long Beach and Los Angeles ports in 2006, is guided by the three components of sustainability:

1. Environmental Responsibility

·         Air quality improvements

·         Energy/fuel efficiency improvements

·         Advances new technologies

·         Creates model for regulators and politicians

·         Ecological health side benefits

2. Fiscal Responsibility

·         Equitable distribution of financial burden

·         Helps the Port maintain its “license to operate”

3. Social responsibility

·         Human health risk reductions

·         Includes stakeholders in decision making

·         Creates jobs

·         Process is transparent

·         Protects integrity of workers

Examples of Sustainable Practices

The Green Port Integrating Committee’s working group has the task of integrating the Green Port Policy, including sustainability, into all operations.

The Engineering Bureau is in its second year of implementing an American Association of Port Authorities-guided Environmental Management System (EMS), which establishes sustainable storm water practices during construction projects.

The waste paper and container recycling program is conducted in partnership with the Conservation Corps Long Beach, a non-profit organization that educates and trains at-risk youth.

Landscaping projects are conducted in accordance with the Port’s Sustainable Landscape Palette which describes appropriate native and draught-tolerant species for our locale.

The pilot solar car port has been up and running for almost a year. This is the first step in the process that will maximize renewable energy through the Harbor District.

Green Building principles are incorporated into new building design through the US Green Building Council’s Leadership in Energy and Environmental Design (LEED) certification program.

Environmentally-preferable purchasing, for everything from pens to fleet vehicles, informs the way we buy.  In the future, we’ll be paying even more attention to carbon footprints, especially with regard to building materials.

The Port of Long Beach is an incredible complex, moving around 115,000 TEUs – Twenty-foot equivalent unit) each month. It’s totally worth checking, if you get the chance.

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http://www.polb.com/environment/sustainability/default.asp

http://www.polb.com/environment/green_port_policy/default.asp

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10 TIPS FOR NEGOTIATING YOUR COMMERCIAL REAL ESTATE LEASE

By Rieva Lesonsky

Are you thinking of moving or expanding your business? Data from commercial real estate listing site LoopNet shows commercial real estate prices in the Los Angeles area are slowly starting to rise. While the economic recovery is still uncertain, market research firm IBISWorld predicts competition for commercial space will grow in the next five years. Follow these 10 tips for negotiating a commercial real estate lease.

1. Do your homework. Know the average cost of the type of commercial space you’re seeking-retail, office or industrial. A commercial real estate broker can show you historical data for the region, and you can research prices on websites such as  CIMLS.com, CityFeet.com or LoopNet.com.

2. Determine your needs. Consider space, utilities, infrastructure, parking, storage, accessibility to major highways and more. Create a checklist of your needs and wants, specifying which are “nice to have” and which are essential.

3. Get professional help. Real estate brokers work for landlords and receive commission on the lease’s value, so while they can offer a lot of useful information, it’s also important to consult a lawyer. Get an attorney experienced in commercial real estate who can explain terms, advise you and help you negotiate.

4. Ask what the total cost covers. Cost per square foot is just the beginning. There may also be Common Area Maintenance (CAM) costs, property taxes, insurance, trash collection, repairs and utilities. Depending on lease terms, you may be expected to pay some or all of these costs directly, pay them to the landlord, or have them built into your rent.

5. Know what is permitted. Make sure you understand what uses the property is permitted for and that there are no zoning regulations or laws that could adversely affect your business.

6. Discuss improvements. If you need to remodel the property to suit your business (known as a “build-out”), be sure you understand what improvements can be made, who will pay for them, who will oversee the work and whether you’re expected to restore the space to its original state if you move.

7. Ask about subleasing. Getting the rights to sublease part or all of your space to another tenant protects you from breaking the lease if you must move unexpectedly. It also helps you cover costs if you’re leasing more space than you currently need in anticipation of growth.

8. Consider timing. You can generally negotiate better terms by signing a longer lease, but what if your business grows faster than expected and you need to move before the lease is up? A short lease with options to renew and a cap on future rent increases may offer the greatest flexibility.

9. Put it in writing. Before viewing properties, make a list of questions to ask the broker and landlord. Never negotiate based on a verbal offer. Get terms in writing and have your attorney review them. Commercial landlords generally expect you to make a written counter-offer, too.

10. Ask for what you want. In today’s economy, tenants still hold the bargaining power-so now is the time to ask for the extras you want. Who knows? You just might get them.

Rieva Lesonsky is founder and President of GrowBiz Media, a media company that helps entrepreneurs start and grow their businesses. Before launching her business, she was Editorial Director of Entrepreneur Magazine. Follow Rieva at Twitter.com/Rieva, read her blog at SmallBizDaily.com, and visit her website SmallBizTrendCast to get the scoop on business trends and sign up for free TrendCast reports.

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This is a message from the State Water Resources Control Board

edited by Jodi Summers

Re: E85 and Biodiesel UST Leak Detection

UST Interested Parties,

For easy reference two websites have been created that provide lists of acceptable leak detection for E85 and for various blends of Biodiesel.  Each list contains links to the full evaluation located in Local Guidance Letter 113, where the exact fuel blend is specified.

http://www.waterboards.ca.gov/water_issues/programs/ust/leak_prevention/lg113/misc/e85veeder.shtml

http://www.waterboards.ca.gov/water_issues/programs/ust/leak_prevention/lg113/misc/biodiesel_eq.shtml

The state WaterWe will continue to add equipment to these tables if/when it becomes certified for E85 and Biodiesel.

Should you have questions about the information contained in these tables please contact Cory Hootman at chootman@waterboards.ca.gov.

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