Image of the Government Canyon Visitor Center in Helotes, TX, designed by Lake|Flato Architects. The center was recently chosen as an AIA Committee on the Environment Top Ten Green Project for 2007. Photo by Chris Cooper.

San Antonio is Building Green

On Sunday, September 9th, Texas Public Radio hosted "San Antonio is Building Green," a forum comprised of a number of local experts who imparted their knowledge on residential and commercial green building practices. Over three hundred attendees were enlightened on how various organizations across the city and the region are adopting eco-friendly measures in construction and building improvement projects.

Speakers from the Metropolitan Partnership for Energy, CPS Energy, H-E-B, and a number of other organizations participated in a discussion of a variety of topics including LEED Certification for commercial building; the MPE's Build San Antonio Green residential certification program; local, state and national sustainability efforts and more.

The successful event held at the Pearl Stables provided a wealth of insight for attendees regarding what is happening locally to improve environmental sustainability and how all of us can adopt simple measures to improve our new and existing homes and commercial buildings. We learned that the answer to minimizing our environmental impact is adopting green building measures, but with that answer came many questions.

Below are a variety of questions asked by attendees of "San Antonio is Building Green" and the responses supplied by the numerous organizations that participated in Texas Public Radio's Focus on the Environment Event.

Reponses from Liza C. Meyer of the City of San Antonio

Q: Will the city mandate LEED certification private sector building projects?
A: No.

Q: Will the city develop its own commercial green building certification program?
A: No, only for city-owned buildings.

Q: Why does San Antonio still allow building to be wasteful, "Business as usual"? If a small town like Frisco can do it, why not us?
A:The City of San Antonio has adopted the International Residential Code and the International Building Code just as most cities in the United States have. Designs must also meet minimum standards which include energy conservation specifications that are found in the International Energy Conservation Code.

However, the City of San Antonio does prefer to take the more positive approach to green building by providing incentives to build green in lieu of mandates. The City currently offers a variety of incentives to promote targeted development and community growth in both residential and commercial projects that meet the priorities set by the City Council. One way to access these incentives is for a developer to fill out an application through the online Incentive Scorecard System (ISS). The ISS helps to identify certain incentives for projects which achieve a qualifying score (60 or above) during the application process. A project can receive up to 30 points for having LEED Certification status.

To be eligible for either Commercial LEED, Residential LEED for Homes or Build San Antonio Green Program points you must be Energy Star rated, and participate in SAWS watersaver landscape (xeriscaping) and watersaver fixtures. To qualify for this incentive, an affidavit, signed by the builder and/or developer asserting that certification will be pursued, should be submitted. Upon completion of the project, a copy of official certificate(s) are to be submitted to verify compliance.

Q: What resources are available to help people of average or below average financial means to update their homes for greater efficiency?
A:The AACOG Weatherization Assistance Program (WAP) is funded by the Texas Department of Housing and Community Affairs, the United States Department of Energy, and City Public Service. The program is designed to help low-income people, particularly the elderly and handicapped, overcome the high cost of energy, through the installation of weatherization or energy conservation measures - at no cost. The AACOG WAP is not a home repair program. The WAP provides trained inspectors to evaluate the needs of each home and suggest measures to make the home warm in the winter, cool in the summer, and safe all of the time.

The program consists of four steps:

• An application to determine income eligibility.
• An energy audit of the home by a professional inspector.
• Installation of certain measures, i.e., attic/wall insulation, and replacement or repair of heating and air conditioning equipment.
• 4A final inspection to assure work quality completeness and customer satisfaction.

Eligibility is based on household income. It cannot exceed 125% of low-income guidelines. Also, an applicant may be income eligible, but the home may not if any of the following applies:

• Poor electrical wiring, or knob and tube wiring
• Foundation problems
• Roof leaks
• Plumbing problems

Weatherization measures you receive might include:

• Advanced Energy Audit
• Attic, wall, and/or floor insulation
• Weather-stripping and caulking for air leakage control
• Replacement or repair of broken windows or storm windows
• Installation of new gas water heaters, space heaters, HVAC, or window air conditioning units.

AACOG's service area includes Atascosa, Bandera, Bexar, Comal, Frio, Gillespie, Guadalupe, Karnes, Kendall, Kerr, Medina, and Wilson counties.

Rebate programs for middle income residents are available to CPS-E customers, log on to www.cpsenergy.com for more information.

Q: How does San Antonio stack up to other major American cities in terms of its commitment to building green?
A: Answer coming soon.

Q: My boss's business was just denied the ability to keep a waterless urinal that was installed along with a plumbing system designed specifically to work with it. The city inspector required it's removal. Why is the city of San Antonio denying measures to conserve water when the future of city buildings is moving in this direction? What can we do to eliminate obstacles to forward-thinking design and construction aimed at being more eco-friendly?
A: A waterless urinal sounds like a no brainer. However there is more to it than that. The codes (and we are current on our codes, 2006 edition) require that the walls of a urinal be washed with water during the flush cycle. Obviously a waterless one can not meet this requirement. These urinals also rely on proper janitorial servicing to keep them sanitary and safe. If the gel seal that is used to maintain a trap seal to keep out methane gases and odors is not replaced regularly as required or at all, then the public is at risk of exposure to the methane and sewer odors and the bacteria that will grow because of them. The replacement of the gel seal is a continual cost that must be budgeted for.

Now lets discuss the effects of just plain urine in the drain piping. Urine contains calcium and other minerals, that without water to dilute the urine and help flush the pipe, will be left behind and build up in the piping and cause a blockage that is as hard as rock. If the piping happens to be cast iron, it will rot out the cast iron pipe.

Waterless urinals have been tried locally by SAWS and H.E.B. and were removed because of the maintenance problems, odors and customer complaints. You may want to consider a urinal flusher sensor. Its benefits include:

• Fully Automatic - touch free operations
• Various operational modes: electrically operated, battery operated, blectrical & battery operated
• Induction distance will be adjustable by itself according to its environment
• Helps to conserve water
• Advance energy saving design
• Adjustable induction distance
• Clean, hygienic & convenient

Conserving one of our most precious resources is a very high priority, but not at the cost of everything else that can be affected by the lack of water and an unhealthy indoor environment in the process.

Q: When is San Antonio going to include apartment complexes in its on-site recycling program?
A: Answer coming soon.

Q: What about building codes that are old? We were not allowed to put an electric water heater in our home that would have conserved energy.
A: An electric tankless water heater will not replace a 30 or 40-gallon electric water heater. Right now the electric ones will not serve more than a 1 1/2 bath house. It also entails rebuilding the electric panel from a 100 amp panel to a 200 amp panel and going from a single 30 or 40-amp breaker for the water heater to four 30 or 40-amp breakers for the tankless water heater. This is a major and costly rebuild of the electrical system. Also consider that electric tankless water heaters are not an energy efficient technology.

Responses from Sheila Morales of H-E-B

Q: As H-E-B incorporates green building design, are there any plans to point these things out to your customers?
A: Yes, we are currently assessing the best mechanisms, including in-store signage, brochures, etc., to communicate to our customers what we are doing in the way of green building. We conducted surveys of some of our customers in San Antonio, Austin and Laredo, and found that our customers believe we are doing things to help the environment, but want us to tell them what it is we are doing.

Q: If H-E-Bs stores are so energy efficient, why are the aisles so cold?
A: : The aisles are cold because we display product in open front refrigerated display cases, and have refrigerated food prep departments, in order to keep the food product fresh and safe for our customers. Our refrigerated food prep departments are fairly open to the aisles so that customers and the Partners (employees) working in the departments can communicate easily, so that we can provide quick, personal service. We use open-front refrigerated product display cases (as opposed to refrigerated display cases with glass doors) in some areas of the store to make sure the product is highly visible and easily accessible to the customer, and for productivity in stocking product in the cases. That being said, we know that closed refrigerated food prep areas and product display cases are more energy efficient, and we are looking at our options to increase our energy efficiency in these areas, without detriment to customer service and access.

Responses from Chris Schultz of AIA San Antonio

Q: Where do the ideas of R. Buckminster Fuller fit in? He seems to have answered a majority of the questions related to efficient design, building, etc., 30 to 40 years ago, but we seldom hear him mentioned in green building discussions?
A: Fuller was certainly a far-thinking architect and theoretician. Many of his ideas did involve some notions of current sustainability such as minimal structures to cover maximum space (leads to less material, less embodied energy in the manufacturing of that material, etc.). And his "out-of-the-box" thinking was certainly the herald of much of the early musings on how architects could have less impact on the environment. Not all of his investigations however could easily be placed in the today's sustainability camp. Yet his ability to think beyond the conventional is the key theoretical concept embodied in current green building explorations.

Q: Can someone address benefit of integrated mass transit system (rail, bar, walk and bike paths) in relation to reducing VMT and reduction of CO2 by increasing density and encouraging development within Loop 410?
A: You've essentially described the concept of green development - extending the ethos from single buildings to neighborhoods, communities, cities and regions. And yes, what you mention would lead to greener development.

One could argue that sprawl development consisting of only LEED rated buildings is in the end, not that sustainability (though LEED incorporates several points when evaluating individual buildings if that building is part of an integrated network of transportation and development). The key goal would be to do it all - green buildings in green neighborhoods benefiting from alternate transportation systems, alternate housing typologies, etc. What many San Antonians don't realize is that the City's UDC - Unified Development Code - (adopted in 2001) actually allows for and in some instances incentivizes increased density and development around alternate transportation systems and nodes. It has yet to happen to any large scale in San Antonio though VIA's planned rapid bus transit corridor along Fredericksburg Road is the best opportunity for San Antonians to truly experience alternative development.

Q: How best can an interior designer introduce immediate beneficial improvements to the resistant culture of the coastal bend?
A: Start small and/or find things that appeal to a customer's self-interest, i.e. pocket book. Low VOC (volatile organic compounds) paints, wallcovering adhesives, flooring adhesives, etc. are readily available, improve indoor air quality and have little to virtually no cost implications. Suggest sustainably harvested, manufactured or quarried materials such as bamboo flooring, local limestones, or local woods. The beauty of green building is that a lot of small things can add up to big results.

Q: At the recent national AIA conference here in San Antonio, an expert pointed out that the energy savings from Green Building are wiped out by energy waste from sprawl. Do we have policies to reduce sprawl and over use of motor vehicles?
A: There are provisions in the UDC for alternative forms of development. However, change comes slowly and resistance to standard operating procedures is enormous. Most developers know a system that works financially for them and are not willing to be the first to attempt an alternate methodology. And in general, the public doesn't know enough or simply doesn't insist on alternates to the single family detached house on quarter-acre lots. So demand something different, support the few local developers willing to provide alternate products, encourage other developers to join them, and support public votes for other forms of transportation (afterall, light rail was defeated 70-30 last time, and infrastructure, i.e. roads or light rail or bus rapid transit drive different developmental options). The public holds incredible power if they would be willing to exercise it.

Q: Should attics be vented or completely sealed by icynene or other insulation?
A: It depends on the specifics and geometry of the construction. Spray insulation such as icynene may offer some advantages but care must be taken in verifying adequate moisture barrier installations. A well insulated vented attic however can also perform well.

Q: Multi-modal transportations options are a key piece of green/mixed use development. San Antonio rejected a light rail proposal a couple years back and San Antonio has been hesitant to embrace the Austin SA Intermunicipal commuter rail concept. What do you know about current passenger rail efforts and how this efficient form of transport could benefit inner city development, like River North?
A: As mentioned, VIA is planning a bus rapid transit system for the Fredericksburg Road corridor and has done studies for forms of light rail along the Broadway corridor (including the River North area mentioned). To the best of my knowledge, no active light rail systems are planned and I don't personally know of the status of the Austin San Antonio commuter rail concept. If fixed rapid transit systems (whether bus rapid or light rail) are developed, alternate development standards, such as Transit Oriented Development (TOD) are already included within the city's UDC. TOD's allow for higher densities around transit stops with the realization that these nodes often foster increased pedestrian and bike activity.

Responses from Russel Smith of Texas Renewable Energy Industries Association (TREIA)

Q: Is fuel cell technology mature enough to say it is here to stay? And should it be considered in residential and/or commercial construction? What are savings: environment, financial?
A:The Texas Renewable Energy Industries Association (TREIA) does not formally pass judgement on fuel cell technology status, its commercial viability, or its environmental characteristics. Fuel cells are not a renewable energy technology per se.

TREIA promotes all forms of renewable energy as potential alternatives to traditional energy sources, primarily fossil fuels. Our members are involved in a wide range of established, developing and potential renewable energy sources, or are supporters of the principles of renewable energy. Our most recent Policy Statement, adopted on November 9, 2006, continues TREIAs long-held definition of renewable energy:

"Any energy resource that is naturally regenerated over a short time scale and derived directly from the sun (such as thermal, photochemical, and photoelectric), indirectly from the sun (such as wind, hydropower, and photosynthetic energy stored in biomass), or from other natural movements and mechanisms of the environment (such as geothermal and tidal energy). Renewable energy does not include energy resources derived from fossil fuels, waste products from fossil sources, or waste products from inorganic sources."

Hydrogen is not itself a renewable energy source. While combustion of hydrogen produces significant energy with one extremely benign waste product - water - making hydrogen a desirable source of energy, it does not make it a renewable source.

Hydrogen does not exist in nature in its pure form. Hydrogen atoms are naturally bonded to other elements. Energy is required to break that bond and isolate hydrogen gas. Whether specific hydrogen stores can be considered renewable depends on whether a renewable or a non-renewable resource was used to produce the energy needed to produce the hydrogen gas.

Hydrogen does, therefore, offer great promise as a means of storing renewable energy, so as to make such energy more valuable when used at a time other than when it is produced. Wind and solar energy, for example, are not easily stored for deferred use, but when used to enable electrolysis, both can be stored by the production of hydrogen gas from water. That hydrogen can be stored for later use, when it can release its stored energy by combustion.

Other auxiliary uses of hydrogen in improving the utility of renewable resources are being developed. For this reason TREIA supports the development of hydrogen energy technology, but does not endorse hydrogen in general as a renewable energy resource. TREIA does recognize the concept of renewable hydrogen.

Q: In office buildings other than energy savings and the "feel good" factor, are there other advantages to making existing buildings more green?
A: This response assumes that the feel good factor noted in the question refers to the concept that those who are responsible for choosing to make a building more green, and those who live and work in such buildings, do so at least partially out of the desire to do the right thing and thereby feel good about their choice and circumstance.

There are certainly environmental and comfort factors involved which feel good as well, depending on the nature of the design. The choice of many of the sustainable or green materials can avoid, or at least reduce, the level of toxic, odorous, irritating vapors and fumes that are often a problem with more standard construction practices. Effective daylighting techniques can provide a more pleasant atmosphere in a building, foster the occupants overall feeling of well-being, and increase productivity.

Incorporate renewable energy systems into the building and structuring the systems in such a way as to allow for at least some degree of stand-alone performance if and when the electric grid is down, so that the most critical energy needs can be met, adds a security and safety element to green building that goes beyond feel good.

Q: Is there any effort on manufacturing PV solar panel in San Antonio, TX?
A: TREIA is not aware of any current or pending PV manufacturing efforts in San Antonio.

John Friesenhahn of Imagine Homes

Q: Who is building green homes and how much do they cost?
A: The best source to find green builders in San Antonio is to look at the member list for Build San Antonio Green (BSAG) at buildsagreen.com. As for cost, that will vary based on location, design, size and specifications for your green home. The third home certified by BSAG was a 1,210 square foot home that obtained a Level 1 score and sold for $81,900. Green building is affordable. Imagine Homes certifies every home to Level 1 BSAG with homes starting in the $130s. Many of the other builder members offer custom built homes.

Q: After getting the what and why of green building we need to hear the how (making it affordable to the average homeowner).
A: The way to make green building affordable is to use the building science approach to designing, specifying materials and constructing the home. Using this method, careful attention is paid to the interaction between the various systems of the home.

One example that is important in our climate is properly designing the air conditioning & ventilation system for the home and unfortunately, many contractors run a basic load calculation and install air conditioning tonnage based on square footage. However, approaching the design as a system, we modify the wall framing in the home to allow insulation into corners and wall intersections which increases the insulation value of the building envelope and reduces the amount of wood that goes into the wall without sacrificing structural integrity. We can take lumber savings and apply that towards a more expensive, but more efficient blown-in cellulose wall insulation. We also specify double pane, low-e glass windows that are properly sealed when installed. Finally, maximum infiltration rates and duct leakage amounts are set and used in the air conditioning system design. To make sure these performance specifications are achieved, a blower door test is performed to measure infiltration rate and a duct blaster test is run to measure duct leakage in the air conditioning system. We can assure the air conditioning system designer that the R-value of the insulation installed will be achieved, high performance windows are installed and that the maximum duct leakage and infiltration rates can be used to design the load on the system. The bottom line is we can install fewer tons of air conditioning properly sized for the home which reduces upfront cost of equipment, reduces utility costs, provides better control of humidity and increases comfort. Additionally, as more homebuyers and homeowners are requesting green products, the availability of green products is increasing and the cost is decreasing.

Q: What are efficient measures that are most cost effective for existing houses?
A: For the hot, humid climate in San Antonio, I believe the most effective measure is to tighten the envelope of a home. Most of the drafts around electrical outlets, light fixtures, windows and doors can easily and inexpensively be sealed with expanding foam, caulk and weatherstripping. Another area to check in an older home is the plenums and ductwork on the air conditioning system. Joints in the ducts and plenums on older systems may not have been sealed with mastic and therefore, the tape joints exposed to the heat of an unconditioned area may become loose allowing leakage into the attic or crawlspace. If leakage is detected, the joints can be resealed with a UL-181A or B duct tape (not grey duct tape) and then sealed over with mastic. Mastic is available at most home improvement stores and can be easily applied with a paint brush.

Q: How does one paint and reconstruct a home made of Asbeslis panels?
A: I am not familiar with all the regulations on asbestos, but I do know that it should not be disturbed without the use of proper respiratory equipment. I would seek advice from a reputable remodeling contractor.

Golda Weir of Bexar County

Q: What measures has the county taken to adopt green building codes for stawbale and other alternative materials?
A: Bexar County is in the process of updating its existing Energy Policy to include Recycling as well as direction on Green Buildings. The new policy will require all new buildings to be LEED Silver. The County has not used stawbale thus far, but will consider using this and other alternative materials the future.

A strawbale house designed and built by nationally-renowned, environmental expert & architect, Tom Hahn.

James Andrews of the U.S. Green Building Council (USGBC)

Q: How do you propose getting all social-economic groups involved in the green movement?
A: The U.S. Green Building Council (USGBC), a 501(c)(3) nonprofit organization, is a community of more than 11,000 organizations from every sector of the building industry united by a common purpose: to transform the building marketplace to sustainability. USGBC encourages diversity throughout its organization, for example, its board members have to be made up from a cross section of organizations and not just design professionals or architects. Local membership of the Central Texas chapter is free and our website contains an amazing amount of information, recourses, contacts and a calendar of local activities for all to participate in.Through our education and advocacy, workshops and chapter programs we challenge and encourage people to find a role to play in contributing to promoting high performance building.

Q: Green building in general and LEED certification in particular is mostly popular among architects. What is the incentive for engineers (civil engineers, in particular) to come on board?
A: The incentive is the same for architects, engineers, building owners, anybody involved in the construction process- to improve the quality of life by transforming the way buildings and communities are designed, built and operated.

Q: How can I find a green architect for an office building remodeling project? How can I decide which one to choose?
A: The AIA website has an Architect Finder section (http://www.aia.org/architect_finder/ ) which allows you customize your search criteria to find the right architect for the right project. You may also want to develop your own list of questions to ask the architects about their specific experience in this area and speak to any references they may offer.

Q: Please elaborate: LEED buildings are more durable than standard construction(i.e. moisture/water control and indoor air pressure balance)?
A: Buildings that receive the LEED certification may not be any more durable than standard construction. What they may offer are design solutions that have specifically addressed air quality, control and distribution strategies that may not have been considered in a standard construction.

Q: Are standards universal throughout USA regarding certifications for organizations, municipalities, state, nation, international?
A: LEED standards are universal and are used in over 41 countries worldwide and in every state in the US.

There are twelve federal initiatives in agencies like the department of Defense, Air force, Army, Navy. State and local governments across the country are leading by example by adopting LEED for public-owned and public funded buildings and encouraging green building in the private sector through a variety of financial and structural incentives. LEED initiatives are found in 90 municipal and 24 states in the US.

The way in which the LEED standards are achieved vary from project to project and there are also specific criteria for different project types.

Bruce Evans of CPS Energy

Q: Why doesn't San Antonio and Austin become energy partners? Austin has research and development. San Antonio has Kelly USA for manufacturing and exporting. Sounds like a potential partnership to me.
A: It appears that this question may refer to the potential for Austin Energy, UT, and perhaps Kelly USA, to collaborate on ways to promote the use of new technologies particularly as it relates to the production of power via power plants, renewable sources, or energy efficiency. This idea has merit from a synergistic perspective.

Q: Can the city or CPS have a 2 Phases program? 1) Of implementing energy in existing houses to seal peaks 2) of installing solar panels?
A: Certainly this approach makes sense from the standpoint that the envelope of the home needs to be as tight as possible before solar technology is applied in order to properly size the PV equipment. Since customers are at different stages in this type of retrofit work, it makes sense to have both offerings with associated rebates available to allow customers to complete their projects depending on which of your suggested phases they are in.

Q: The media says that wind power is affecting migratory birds and wildlife. What is Windtricity doing for that?
A: The simple truth is that each power source whether its Natural Gas, Coal, Nuclear, Wind Power, or Energy Efficiency have their own impacts and potential consequences. Certainly, there is potential to disrupt the habitat of migratory birds and perhaps other wildlife with wind farms. Those impacts are generally taken into account in the site selection of these installations to minimize the environmental impact. In the final analysis, choices are made that may include trade-offs between the value of clean power production in a carbon constrained world versus altering flight patterns or impacting other wildlife habitats.

Q: Where can we find ratings for companies and organizations that offer carbon offsets? How can we be sure we are getting what we pay for?
A: The internet is likely the best source of information on these companies. The history is relatively short for these organizations and reputations are being built, so better, more reliable information over time will be available. It is difficult to be assured that the buyers funds are being invested in projects that offset carbon. However, over time reliability should improve.

Q: Are there plans to allow consumers to return electricity to the grid for conduit? How soon?
A: CPS Energys current solar program does require the connection of the solar output to the grid. The benefit to the client is that the power produced by the solar installation typically powers a portion of the total energy needs of the home. The effect is a net amount of energy consumed that is metered and ultimately billed to the customer. If the customer produced more power from solar or other on site resources than they needed for their home CPS Energy does have provision to purchase that excess power at our avoided costs of power.

Q: Can homeowners set up a solar panel array with net or grid metering and receive rebates from CPS? If so what is the rebate on a 1K system? I would like to do it, little by little investing 7000 or so a year. Rebates from CPS would help.
A: Please go to the CPS Energy web site www.cpsenergy.com and click on rebates, then click on Solar Initiative PV Rebate. There you will find the details of the entire program.

Q: While I appreciate CPS services and efforts to promote renewable energy, it seems at odds to me that construction for a new coal-fire plant is well under way. Does CPS have any plans to try and offset the new emissions? Will San Antonio be able to avoid non-attainment?
A: CPS Energy has committed $750,000,000 to environmental protection for new and existing coal fired power plants by installing proven pollution controls and other measures to reduce pollutants. In fact by the time J.K. Spruce 2 comes on line it will be the cleanest coal plant in the United States. Furthermore, the emission reductions from the existing coal fired plants will more than offset the emissions from J.K. Spruce 2 and will reduce overall coal emissions by nearly 60% after all the reduction technologies are in place. It is unlikely that San Antonio will avoid non-attainment status longer term with our robust growth.

Q: Energy experts at CPS's recent Energy Summit suggested that because of cost factors--nuclear needs to be utilized in order to meet Texas's future energy needs. Do you agree? If not why?
A: Yes. CPS Energy agrees with these experts assessment that Nuclear power needs to be a part of Greater San Antonios energy future. CPS Energy currently derives more than a third of its electricity from lower-cost Nuclear energy produced at the South Texas Project near Bay City, Texas Uranium is far less expensive than coal, oil, or natural gas and represents the best energy bargain today among these alternatives. It also has a decided advantage from an emissions standpoint over these fuel sources, because nuclear plants produce no greenhouse gases. The use of Nuclear power at CPS Energy has been a major contributing factor in keeping CPS Energy bills the lowest among the nations 20 largest cities.

Q: Competition for energy big data centers (Microsoft, 100 jobs), drawn to our area in part because of low energy costs. Won't they drive up the cost of energy as they use up the reserve?
A: If CPS Energy failed to adequately plan for our communities energy needs, the cost of energy would rise significantly as San Antonio became more dependent on purchasing power in the Texas Market. That purchased power is primarily produced with higher-cost fuel sources like natural gas. Planning that focuses on a diverse, well-balanced energy supply portfolio mitigates price spikes and helps manage the future costs of power for the benefit of CPS Energy Customers. This is precisely CPS Energys approach and its why our prices for power in Greater San Antonio are the lowest in the nation.

Q: What programs do California have that allows 7,000 kilos per person vs.10,000 kilo for Texas? Don't we have more windtricity units than California?
A: California is ahead of many states in their conservation efforts and have moved to measures that utilize much more stringent codes for efficient construction of homes and commercial buildings. One of the main reasons for the extraordinary progress in California is in large part due to the very high costs of power in that state, which is driven by high consumer demand and low levels of power supply. California has not kept up with its energy needs with the use of prudent new power plant construction historically, which has affected supply and demand economics over time.

Energy efficiency has taken a much more prominent role as consumers strive to lower their large power bills. Texas is making more rapid progress in the renewable energy and efficiency front, and the state also puts power production via new power plants in the mix as well, ensuring the energy needs of the state are met in the most cost-effective ways possible The best provision for long term energy supply is a well diversified, cost-effective, mix of generation fuels including energy efficiency, renewable power, coal, nuclear, and natural gas.

Q: What about residents of Medina County who work in San Antonio? We have purchased energy efficient appliances, but do not know how to process rebates. We are planning to remodel our house and would like to include green practices. Are we eligible to rebates available being in neighboring Medina county?
A: Rebates are available to CPS Energy electric customers. Go to www.cpsenergy.com and click the tab for rebates and then select the residential rebate tab. The full array of offerings will be found along with the applications for rebates.

Q: How close is San Antonio to becoming a non-attainment area and what can be done to prevent this?
A: Bexar County is close to being declared in non-attainment for the 8-hour ozone standard, although because of cooler, and wetter-than-normal conditions this year, the area has been in compliance so far in this third and last year of demonstration.

As background, in 2004 the Bexar Country region was declared non-attainment deferred by the EPA after the Air Improvement Resources Committee of Alamo Area Council of Governments (AACOG) submitted the Clean Air Plan Early Action Compact (EAC). The area for which the plan was designated includes the counties of Bexar, Wilson, Comal, and Guadalupe Counties. As a result of EPAs acceptance of the EAC, the region was given three years (2005, 2006, and 2007) to demonstrate attainment of the 8-hour ozone standard. Thus, the region is in the last year of demonstration, and the three year average of 8-hour ozone measurements (fourth highest reading) must be below 85 parts per billion. For the latest monitoring site information, visit the AACOG web site at www.cleanairdrive.com/Air/OzoneSeason/.

As part of the EAC, the region put together a state implementation plan (SIP) to the Texas Commission on Environmental Quality (TCEQ) that mandates certain emissions-control measures in the region including degreasing controls and the use of Stage 1 vapor recovery for fuel dispensing.  Furthermore, there are many voluntary strategies being implemented all over the region by various companies.  These measures can be found on the AACOG web site in various reports, particularly the semi-annual EAC reports at www.aacog.dst.tx.us/CAP/eacsemiannualreports/eacsemiannualreports.asp.

For things individuals can do to maintain air quality, refer to “Ways to Help” at www.aacog.com/air/default.asp.

Q: What rebates and incentives do CPS offer for the remodeling of commercial buildings to Leeds standards?
A: The commercial rebates that CPS Energy offers are available for high efficiency lighting, HVAC and Chillers, and cool roof/ thermal roof technology. These measures can help earn points toward LEED certification in the energy efficiency category.

Q: Why is CPS even contemplating a new nuclear plant when conservation, efficiency and a combination of renewables can offset the need for a new nuclear or coal plant even with forecast population growth?
A: Unfortunately the assumption that Energy Efficiency and Renewable sources of power can offset the need for more power plants in the future is not correct. The truth is that while these sources of power are very viable and CPS Energy is pursuing them in an aggressive fashion, they have a decided disadvantage in sustainability and continuity of power supply compared to any form of power plant. With a population that will grow by more than 250,000 people in the coming decade, energy efficiency/conservation and renewables cannot meet the communitys energy needs by themselves. That is why CPS Energy or any power provider must have a diversified portfolio of power sources in order to cost effectively meet its customers energy needs. There is no one source or Silver Bullet when it comes to power provision for the future. It takes a well-balanced mix of options.

Q: Transmission lines from West Texas wind farms will inevitably run through some of the most sensitive portions of Edwards Aquifer Hill Country. How can the need for wind energy be reconciled with the need to protect the Edwards Aquifer ecosystem?
A: Transmission studies that focus on the proper location of transmission structures and lines take into account the environmental impacts of alternative routes for the power lines.  Every attempt is made to minimize the impact on the environment.  The construction of the needed transmission lines will also be costly from a pure economic standpoint, increasing the cost of wind power from the more remote regions of West Texas.  All of these factors must be considered when evaluating the alternatives for power provision from sources like nuclear, coal, natural gas, solar, and energy efficiency/conservation.  The best course of action for supplying electricity is a diversified portfolio that balances alternatives based on their total, long term costs.

Stephen Colley of the Metropolitan Partnership for Energy (MPE)

Q: Compare the LEED Rating system for residential constructs to the existing ENERGY STAR program that many builders are involved in.
A: The Department of Energys ENERGY STAR program is very comprehensive dealing with many aspects of residential and commercial energy use. The LEED rating system, developed by the US Green Building Council rates buildings and interiors based on energy issues also, but in addition, the LEED rating systems includes water issues, indoor air quality, and the environmental impacts of building location and the environmental impacts of materials which are used in construction today. For more detailed information go directly to the websites:
www.energystar.gov
www.usgbc.org

Q: A thousand green homes built on the aquifer are wiping out hundreds of acres of trees seems to cancel out Green Certification. What does MPE do in terms of open space preservation?
A: MPE encourages developers to design developments over sensitive areas using the more environmentally-sensitive development patterns available. Realizing homes and businesses are going to be built above the recharge zone, we would prefer that the highest rated green homes and buildings are built there, because in the absence of green building on the recharge zone, less environmentally-responsible buildings will be located there.

Q: How can a person find suppliers of solar energy equipment and services? What renewable energy measures really make sense for homeowners today?
A: Solar San Antonio provides information on Solar Energy in San Antonio. Also, TREIA has a list of their renewable energy company members in Texas on their website.

Q: With the U.S. residential building boom behind us, we may have missed substantial opportunity to have massive participation in the development and purchase of green products, meaning lower costs and quicker payback for the general public. What opportunities exist today to address upfront costs and return on investment?
A: There have always been cycles of boom and bust in the building industry. Besides, the way most homes are built today, they will not last very long, and they are going to need replacement sooner than anyone anticipates. Then there will be another booming opportunity to purchase green products. Seriously, no matter when an existing home was built, the choice to buy green products will always be available every time replacement or maintenance is needed on the home. There are many opportunities to address upfront costs and return on investment when a homeowner compares the monthly costs of green upgrades against the savings in utility and maintenance costs many green upgrades address.

Q: Are any of these Green Building standards being used by the manufactured homes industry?
A: In the traditional manufactured homes, there is very little consideration paid to energy efficiency or minimizing the use of toxic materials let alone considerations for durability, fire safety, or wind resistance. However, this is just now beginning to change and the design and manufacturing of some modular homes are indeed utilizing many environmentally appropriate measures. As with any new concept in housing, however, exercise careful research before you buy any modular or manufactured home.

Q: For the individual homeowner who wants to build or remodel green, what are the best resources (publications, websites) to get information regarding techniques, sources, etc.?
A: In the upcoming weeks, the MPE has plans to publish a series of informational packets on remodeling and renovating using green materials and design which will accompany the launch of the Build San Antonio Green Remodel & Renovation Program. In the meantime, among of the best residential green building periodicals for both new construction and remodeling green are Natural Home Magazine, Home Power Magazine, Smart HomeOwner, and Mother Earth News Magazine.

There are books too numerous to mention, but good collections of green building books can be found at RealGoods.com and Oikos.com.

Q: Where are some of the houses that have been certified in MPEs comprehensive level? Which builders are using the comprehensive levels? Which builders have pledged to build only Level 1?
A: At the time being, there are very few builders involved in homes that are utilizing the Build San Antonio Green Comprehensive Program. There are three homes that are completed and sold, two homes are currently under review, and three homes are being designed and have not yet been submitted for review. Imagine Homes has announced they will be building all their homes using the Level 1 program or better.

Q: Given that we all grew up hearing the story of The Three Little Pigs, why do builders persist on building homes using sticks of soft pine and pressed fiberboard and have not graduated to more durable, energy efficient, fire resistant, termite resistant, environmentally friendly building materials such as cement, rock and steel? What will it take to drive home this point? A hurricane (Katrina)?
A: Homebuilding is a very competitive business. For the homebuilders and designers who believe the way to sell a home is by building homes and selling them cheaper than their competitors, the concepts that should be important to homeowners are not important to them. These concepts include providing a durable, comfortable, healthy house that is energy and water efficient. Building high-performance houses like this results in houses that may look traditional, and not at first glance appear to be superior to the cheapest houses that can be built of similar size. Once a house is sold, to some builders, they will not be concerned whether the house is durable or efficient.

All that is important to these builders is whether the house is built to the minimum code requirements. In my opinion, the primary reason builders have not been building improved green houses is because the techniques and materials have not been widely known to the designers and builders of new houses until relatively recently. For decades, the emphasis has been placed on the mass production of houses built as inexpensively as the building code allows.

Once green built homes are more plentiful and available to homebuyers, the monetary and healthy advantages of these homes will be talked about resulting in newer homebuyers demanding these attributes be included in the homes they want to buy. The further availability of advanced materials and methods combined with the demonstrated improved efficiency and durability of newly built green houses will move the construction industry more effectively than individual events like Hurricane Katrina. People have forgotten that the only houses that withstood a devastating hillside fire in Oakland, California a few years ago were ones built with aerated concrete blocks.

Q: Which builders in San Antonio are green? KB Homes? Parade of homes was MPE involved? The focus did not seem to be on green awareness at all.
A: KB Homes is not yet a member of the Build San Antonio Green program. The MPE was not involved in the Parade of Homes.

Q: What is the website address for MPE?
A: www.buildsagreen.org

Q: Are there any efforts to have manufacturing of materials for green building in San Antonio?
A: There are already manufacturers in the area providing advanced construction materials and equipment. Notably, Amazon Forms, located near Bracken, just outside Loop 1604 produces a insulated concrete form block using a blend of concrete and recycled polystyrene. Just south of San Antonio, Advanced Earthen Construction Technologies (AECT) builds three models of machines that produce compressed earth blocks very similar to adobe blocks that are ready to use right out of the machine. The blocks do not have to dry in the sun as traditional adobe blocks do. AECT has shipped their compressed earth block machines all over the world.

Q: Things being equal, which living style has the lowest environmental impact (i.e. high density condo, 1500 sq foot single)?
A: There are many variables to consider when attempting to compare neighborhoods according to dwelling density. Differences in construction methods, placement, transportation, and development patterns make this a very difficult question to answer. However, if a mixed use development of single family houses and a few supporting businesses took up the same acreage as the same number of inhabitants and businesses clustered into a single area of higher density living leaving the remainder of the acreage preserved as park space, wildlife preserve, and other minimal use open space, I would suppose the scenario providing the largest area restored to natural ecosystems would have the least environmental impact.

Consider too, that higher density developments located closer to the center of town or within well-established employment zones such as the Medical Center complex have a lower environmental impact than new high density residential developments located outside Loop 1604.

Q: Do you know of any residential mortgage lenders that support green building with preferable borrowing terms?
A: Yes. Green Mountain Mortgage. Contact Paul McCutchen at www.greenrate.com.

Q: Thanks to MPE & USGBC building programs, San Antonio seems on track in terms of promoting more sustainable residential and commercial construction. With the rapid growth in this area, what is being done to promote smart growth and sustainable developments? Are we building green communities?
A: There are some developers that are incorporating green building considerations into their development plans. We encourage developers to do this. There is no shortage of successful developments nationwide who find that these developments are not only more environmentally appropriate than conventional neighborhood development design, they are also popular among the homebuying public. There are favorable land use patterns described in the San Antonio Unified Development Code.

Q: Is there a component of infrastructure impact in green certification of residential construction specifically neighborhood placement/development relative to road use planning?
A: Yes, there is recognition for these issues mentioned in the Build San Antonio Green program. These are more apparent in the Comprehensive program than in the Level 1 program, but site location issues, mass transit issues, utility and other infrastructure choices are all highly encouraged. Combined, these considerations represent a very important component to green building design overall.

Q: Are there rebates for ductless a/c installers?
A: Check with CPS Energy for the latest information on their rebate programs.

Q: Those opposed to Windtricity [CPS Energys renewable energy portfolio featuring a large number of tall wind turbines located near Fort Stockton, west of San Antonio] say it kills migratory birds. What is the truth, if any, to this opposition position?
A: The truth is that birds indeed are killed when they encounter wind turbine blades. Theres no contest.

For this reason, the most highly traveled avian migratory paths should not be chosen as locations for wind turbine farms. However, with that said, one must look at the whole family of unnatural causes of death for birds. If the people who are rallying against wind turbines have the welfare of birds as their reason, maybe they should take a look at the casualty numbers and redirect their efforts against even more deadly causes of bird deaths. Each year, lighted communications towers are responsible for 40-50 million bird deaths; cars and trucks kill another 60-80 million birds; agricultural pesticides (not counting golf courses) take out 67 million birds prematurely, and utility lines bring down 130-174 million birds (primarily raptors). No one has a good number for bird deaths due to pollution. Hunters shoot 120 million birds, far short of the tally by domestic and wild cats that kill hundreds of millions of birds every year. Arguably, the largest cause of unnatural death in birds is buildings. The most conservative estimate of bird deaths due to collision with glass in homes and buildings is 100 million annually. The upper end of this estimate is a staggering one billion birds. All these numbers are counted within the United States. No one is calling for the removal of window glass or cats, the two largest causes of premature bird fatalities.

Independent studies, from non-utility company sources estimate that the number of bird deaths annually for each large wind turbine in America is 1.85 deaths per turbine. Considering the approximate 4000 turbines in place by the beginning of 2006, that totals 7500 bird deaths annually. The total number of bird death collisions with man-made structures and activities every year is staggering and needs to be addressed. However, of this amount, the wind turbines are responsible for one of every 5000 to 10,000 bird deaths. This wide estimate is due to the inexact and wide estimate of bird death totals due to collisions with buildings and encounters with cats.

Q: Do LEED homes quality for the $2000 federal tax credit for builders under the Energy Policy Tax Act of 2005?
A: The federal tax credit is based on specific strategies performed or installed related to ENERGY STAR or renewable energy installation. The credit is not tied to a LEED or Build San Antonio Green certification.

Q: I have heard about an upcoming event in Kerrville that features experts and examples of natural building techniques. Can you give me more information on this event?
A: Yes, you are referring to the Natural Building Colloquium to be held over a ten day period in late October. For those interested in natural building materials and techniques, this is an event that you should not miss. More information can be found by going to www.naturalbuildingtexas.org.

Q: Can you make a house that is not green into a house that would qualify as green, or does it have to begin as a green building?
A: No, it doesnt have to begin as a green building, and since what qualifies as green is a very elusive definition, its safe to say that just about any existing house can be upgraded to become more energy efficient, use water more wisely, and avoid contamination of indoor air better than conventionally built houses.

Karen Guz of the San Antonio Water System (SAWS)

Q: 1. Have you thought that by adding softener to the water in San Antonio might reduce water consumption. The water as it is , is so hard to the point that I have heard people saying that they have to run two cycles in the dishwasher to get the dishes clean. Besides the taste of the water is one of the worst I have ever tasted. Due to my job I have traveled all over the U.S., I always have asked why is so that San Antonio is one of the growing cities in U.S., but the quality of water is so poor.
A: The majority of our water comes from the Edwards Aquifer which has a fairly high mineral content. But this supply of water is miraculous in its purity. We are fortunate in avoiding extensive water treatment processes that most large cities must use to make their water safe to drink. Many people here are very proud of our water and enjoy its taste. In fact, San Antonio Water System (SAWS) was awarded Best Tasting Water in Texas by the American Water Works Association in 2006. However, we know that if you are used to something different it can be an adjustment when you move and the water tastes different.

On the subject of the water hardness and if it can be softened, that raises some interesting technical issues. As we bring in new supplies of water to SAWS distribution system, we pay careful attention to the water chemistry. For the long-term health of our pipes and plumbing systems it is important that the water chemistry be consistent. Adding water of a different acidity or hardness level can result in water quality and infrastructure problems. For this reason we have experts who keep our non-Edwards supplies consistent with the rest of the water.

Q: What rebates or incentives does SAWS offer for commercial building retrofit to LEEDS standards?
A: SAWS makes it very easy for commercial properties to bring their plumbing fixtures up to current water saving standards. We provide high-quality toilets, aerators for faucets and showerheads. If a property qualifies as a non-profit we even provide plumbers who complete the installation. We have worked with area school districts, apartment complexes, office buildings, local hotels and Sea World to get high efficiency plumbing fixtures in place. The result is a reduction of up to 40% in consumption.

We also have a program called the Large Scale Retrofit Rebate. The program provides an opportunity for rebates on physical changes that lead to long-term water savings for SAWS customers. We work with property owners and managers to analyze opportunities and then calculate their rebates based on the amount of water that will be saved and based on the financial investment necessary for the change. The ideas that come from our site audits are amazing. Companies like Frito Lay and Coca Cola have made innovative changes in their processes that have saved millions of gallons of water annually.

Q: Earlier in the SA news there was a wonderful article on renewable rain water. Most of it was from the Kerrville area. I expected SAWS to follow-up.
A: Rainwater harvesting is a very large investment for homeowners or business owners. In hill country areas like Kerrville it can be an excellent alternative to expensive wells. For people who are interested in finding out how to do rainwater harvesting properly, there are wonderful workshops available through the Texas Cooperative Extension of Texas A&M University. SAWS staff has often helped people find expertise they need for their rainwater projects.

For commercial properties it is often possible to reduce the payback time period of rainwater harvesting by also capturing water from cooling towers or air conditioning. Quantities available from large cooling systems are greater than you might think. This often ignored source of water is reliable even when the rains do not fall. At SAWS headquarters we collect a combination of groundwater run-off, storm water, and cooling tower water in two large tanks. These sources provided enough supply even during the drought of 2006 to water the landscape around our main building all summer. When all sources of water are combined, the typical financial payback for these systems is under two years.

Q: What can homeowners do immediately to decrease our carbon imprint in addition to low flow toilets/ shower heads and energy efficient appliances? We all know the best way to effect our future is by educating our youth. Is there any program in place to educate our children? Is there any way young adults can volunteer to participate in this movement?
A: We hope that homeowners will upgrade appliances and fixtures to the most efficient possible and also consider their daily habits and home maintenance as part of conservation. Up to 20% of the water used in homes is a result of small leaks that can go undetected. Bathrooms are rooms to check for leaks and maintenance. Toilets that have flappers inside them should have them replaced annually. We ask people to use the kind of flapper that will keep the toilet functioning well and maintain the water savings of that toilet. (For advice on this go to www.saws.org/conservation/h2ome/toilet/flapper) Also check faucets for slow drips that can waste up to 10,000 gallons a year if they are not fixed.

Irrigation systems need consistent attention to ensure that there are no missing or misdirected spray heads which can waste thousands of gallons per month. SAWS offers free Irrigation Check-Ups and Home Conservation Audits to our customers. Call 704-SAVE to make an appointment for one.

You also asked about education efforts for conservation. Our youth are often more aware than busy parents when it comes to conservation and protection of natural resources. This is why SAWS has an award-winning education program for kindergarten through high school students. Our curricula helps to teach the learning objectives of our state while also making kids aware of how they can help preserve natural resources. For more information on our program visit www.saws.org/education/h2o_university.