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The train has left the station - sort of

Regional mass transit champions, especially of train and light rail, received several pieces of good news in 2011 as Amtrak operators and bus service providers saw ridership hit record numbers. Funding added up, new stations opened and Woodward Avenue light rail moved as close as ever to leaving the station.

Metro Detroit suburbs liked what they saw and threw money and manpower behind studies and possible land acquisition into linking their main corridors, namely Woodward Avenue and possibly 8 Mile, to light rail or other regional mass transit system.

Of course, the Woodward Avenue Rail project has been put on hold in favor of a rapid bus transit plan... but the conversation deepens and most assuredly continues. 

Note: The record numbers and the funding have been a "trend" since at least 2008, but 2012 might show us if this thing that has brought so much economic stimulus to other towns can happen in metro Detroit. It's why we posed this in 2011: If Dallas can do it, why not Detroit?

As train and bus ridership gorw, $47 million is committed to new transit options
http://www.metromodemedia.com/devnews/1020masstransit0229.aspx

Transform Woodward ponders light rail beyond Detroit
http://www.metromodemedia.com/devnews/0804woodlightrail0219.aspx

Woodward Avenue as linear city
http://www.metromodemedia.com/devnews/0609woodave0212.aspx

If Dallas Can Do It, Why Can't Detroit?
http://www.metromodemedia.com/features/dallasdetroitlightrail0218.aspx

Case for Detroit light rail grows with $25M federal grant, 23 percent growth in Amtrak ridership
http://www.metromodemedia.com/devnews/lightrailplans0195.aspx

Nearly $200M federal grant accelerates high speed rail in Metro Detroit
http://www.metromodemedia.com/devnews/0512highspeedrail0209.aspx

Next stop: Dearborn. New new train station pulling in
http://www.metromodemedia.com/devnews/0721dearborntrain0217.aspx

New transit center in Pontiac welcomes bus, train commuters
http://www.metromodemedia.com/devnews/0811pontiactransit0220.aspx

By Kim North Shine

Streets for all. Designing cities that welcome all forms of transportation

Streets for everyone. The Michigan Complete Streets initiative gained momentum in 2011 in metro Detroit and around the state as cities enacted changes or made plans to design roads and sidewalks that take pedestrians, cyclists and drivers into account. The Michigan's Complete Streets movement got props for being a role model nationwide. Separately from Complete Streets, cities and various nonprofits worked on the same goal: streets that accommodate all. It's been a process playing out for a few years now so expect to see more bike lanes, new style crosswalks and other changes coming to a town near you.

Michigan is national leaders in street design that serves cars, bikes and pedestrians
http://www.metromodemedia.com/devnews/0317micompletestreets0201.aspx

Streetscape grants from Royal Oak's WA3 help unify Woodward Corridor
http://www.metromodemedia.com/devnews/woodwardcorrgrants0194.aspx

Royal Oak's non-motorized transportation plan is out for public feedback
http://www.metromodemedia.com/devnews/1110royaloakwalkride0232.aspx

Walkers, cyclists may like changes coming to Grosse Pointe, Dearborn
http://www.metromodemedia.com/devnews/0901fedtransgrants0223.aspx

By Kim North Shine

New Year to ring in two new Birmingham restaurants

Downtown Birmingham may be seeing two new restaurants in early 2012, one a tapas-style eatery, the other a European bistro with specialties from a stone oven.

The Social Kitchen & Bar will be located at 223-225 Maple Road and serve small-portion, shareable tapas in an indoor dining room, a small bar and rooftop cafe.

Market, the European bistro, will be located at 474 N. Old Woodward and Ravine and offer a casual and relaxed atmosphere with outdoor seating, says Jana Ecker, Birmingham's planning director.

Variety "is what we're after," Ecker says.

The restaurants were two of six that went through a pre-screening before the city commission weeks ago to determine which two in the group should receive coveted bistro licenses that allow food establishments to serve food and alcohol outdoors and with limited seating. While they won the blessing of the commission in the prescreening, a new process aimed at equalizing the awarding of the licenses and decreasing the time from proposal to opening day, both proposals will go before council Jan. 9, ideally for the last time.

If all goes as expected, Ecker says, construction and renovation can begin and opening day could come in early 2012.

Social Kitchen would fill in vacancies along Maple, one a former sushi restaurant, the other a retail store. Market will move in to the spot formerly occupied by Root & Sprout, and before that, Arkitektura.

Both restaurants have under 65 seats.

Source: Jana Ecker, planning director, city of Birmingham
Writer: Kim North Shine

National chains and Big Apple visit shaping Birmingham's downtown

Downtown Birmingham has grown by two national retailers in recent weeks, adding a Paper Source artisan paper and stationery vendor and a J. McLaughlin clothing store. Representatives from the city head to New York City next week to make a case for why other nationals should bring their business to Birmingham.

The push to attract stores better known in larger cities such as Chicago -- where a Paper Source draws metro Detroiters -- started about two years ago as a new initiative of the city's Principal Shopping District..

Cindy Ciura, a consultant for the district and principal of CCConsulting, says the city is achieving that goal while also attracting local businesses.

"i think most urban areas are a combo of both local and national... the successful ones. There are a few holes for retailers like Paper Source and J. McLaughlin that fill a need out there in the market…"

She says the two newer establishments have reported huge crowds and great sales.

"When you talk to retailers about Michigan in general there is concern because of auto companies, unemployment, etc. Having these national retailers here shows others that we are OK, that there is a market here."

J. McLaughlin, which sells Ralph Lauren-esque American classic styles for men, women and pets, is located at 268 Maple. Paper Source, which deals in artisanal papers, specialty stationery invitations, greeting cards and unique gifts, is at Maple at Pierce.

In the last year several local businesses, including Sanders, have opened and are doing well, Ciura says.

The business success combined with some good press, including Birmingham being named by CNN and Money magazine as one of the top ten towns with six-figure incomes, and as the fifth most successful  walkable suburb by the Wall Street Journal, has generated excitement around a trip to the International Council of Shopping Centers national conference in New York City.

Members of the principal shopping district, which is backed by 300 retailers, will go to New York City to share the successes and the headlines and more, Ciura says.

"It's a great opportunity to mix," she says, "and tell these retailers what's great about Birmingham."

Source: Cindy Ciura, spokesperson, Birmingham Principal Shopping District
Writer: Kim North Shine

As train and bus ridership grow, $47M is committed to new transit options

If the numbers paint an accurate picture, development of mass transportation in Michigan is picking up steam.

A series of announcements this week look promising for light rail and other transportation options for Southeast Michigan. Earlier this week, U.S. Transportation Secretary Ray LaHood announced $46.7 million in funding for 16 projects across the state, several in Detroit and surrounding suburbs.

Besides about $7 million for the city of Detroit to replace buses and make other improvements, metro Detroit will see $2 million in funding for the Southeast Michigan Council of Governments, which will study transportation alternatives between 8 Mile and 15 Mile Roads.

Part of that research will focus on connecting to a light rail line to run along Woodward Avenue in Detroit, starting in downtown and ending at 8 Mile. That project got $25 million in federal funding last year and a promise of continued support from LaHood this week, who is also encouraging local officials in southeast Michigan to look at a regional approach to the light rail line.

The latest funding comes as a regional transportation task force headed by Detroit Mayor Dave Bing has formed so that counties in Southeast Michigan will look at transportation advancements and opportunities as a united entity, rather than completing projects piecemeal.

And if there is question as to the interest from the public in mass transportation such as trains, record ridership numbers on Amtrak show there is. According to the Michigan Department of Transportation, which released the ridership numbers this week, there has been an increase on its three lines for the fiscal year that ended Sept. 30.

Ridership of the the Wolverine line, which runs between Pontiac and Chicago, increased by 4.9 percent from last year for a total of 503,290 riders. The increase might have been larger but for track work and freight slowdowns, according to the Michigan Department of Transportation.

The Blue Water line from Port Huron to Chicago increased 18.6 percent, up to 187,065 passengers, and the Pere Marquette route between Grand Rapids and Chicago saw a a gain of 4.7 percent, with 106,662 passengers.

In addition, SMART, the Suburban Mobility Authority for Regional Transportation, will receive nearly $5 million to replace unusable buses with hybrid biodiesel/electric models.

Tie in the decision in recent weeks by the state of Michigan to take on the Amtrak corridor between Dearborn and Kalamazoo and upgrade to 100-mph-plus high speed rail, and Michigan's mass transit improvements appear to be picking up steam.

There are two important lessons in all of this," says Megan Owens, director of Transportation Riders United, an advocacy group for mass transit.

"One is there is a huge interest and demand for better transit in our community. Whether you're talking city, suburb, business communities, individuals, politicians, there's a huge interest in having better public transportation," Owens says. "While it's great the feds are supportive, the other side of the story is we are dramatically under-investing in a system."

"We are so lucky to have incredible federal support. They've highlighted Michigan and Detroit as a special focus, but they can only do so much. We have to step up ourselves."

Owens shares her thoughts while attending a conference in Washington, D.C. this week on transit-oriented development. In other states, she says, tens of thousands of jobs have been created and billions of dollars invested in light rail, public transportation and in communities along the routes, with success achieved only after committing sales tax or other funding sources to their projects.

She also points out that for all the talk of high speed trains and light rail, buses, the backbone of a transportation system, can't be forgotten. The latest federal dollars do go toward improving DDOT and SMART buses, but again, she says, the commitment locally needs to be greater.

"It's absolutely fabulous we're seeing big investment in this area, but we have to not only maintain but improve the core services."

Source: Michigan Department of Transportation and Megan Owens, director of Transportation Riders United.
Writer: Kim North Shine


Downtown Birmingham adds 15 new spots to shop, eat, hang

A mix of local and national retailers, restaurants and other businesses are making downtown Birmingham their address.

A recruiter hired by the city's Principal Shopping District has attracted some of the newcomers. The Principal Shopping District functions somewhat like a downtown development authority but does not capture taxes as traditional DDAs do or buy or purchase land. The PSD uses funds from a special assessment on commercial properties to operate. That includes marketing downtown Birmingham and hiring a recruiter to find national retailers.

One is Paper Source, a Chicago-based stationery and paper supply store that has 44 locations, with seven opening nationally this year. Paper Source is filling the space occupied by Sherman's Shoes at 115 West Maple.

About 15 businesses, from restaurants and candy stores to salons and clothing stores, have opened recently or are expected to open soon.

Look for Detroit Guitar, which is under construction at 243 W. Maple and will bring music lessons and music gear in funky surroundings to downtown in September.

What Crepe?, a Euro dining eatery, is moving into 167 Old North Woodward. Sanders, the ice cream and candy store, is relocating just down the street to 172 North Old Woodward. Shish Kabob and Subway are adding to eating options, as are three bistros: Townhouse, Bella Piatti and Churchills. Revive, a men's clothing store, is coming to 163 W. Maple, where Adventures in Toys once was. Salons, H202 and Nude, opened in May on Hamilton Row.

"We definitely have had an uptick in businesses coming in," says John Heiney, director of Birmingham's Principal Shopping District.
Last year there was a net increase of 15 businesses, including spas, a florist, a jeweler, home decorating stores and food establishments.

"We seem to be on a similar pace this year," he adds.

The recruiting effort is focusing on national retailers looking for boutique-size operations of 2,500 square feet or less, he says. Apparel stores are the main focus. City Manager Bob Bruner has been on the job since February and comes from Ferndale, which is known for a vibrant downtown.

"We hope the national retailers will join our excellent local retailers," Heiney says.

Source: John Heiney, director, Birmingham Principal Shopping District; Birmingham City Manager Bob Bruner
Writer: Kim North Shine

Transform Woodward ponders light rail beyond Detroit

Southern Oakland County communities are contributing to a study that will look into what it will take to embark on transit-oriented development along Woodward Avenue.

The major thoroughfare ties the communities together and would be an obvious extension of a light rail line that is expected to be constructed along Woodward from downtown Detroit to 8 Mile Road.

The study was commissioned by the Transform Woodward group convened by the nonprofit Woodward Avenue Action Association, or WA3, and will identify land use and zoning and master plan changes needed to support transit oriented development along the South Oakland County portion of Woodward.
 
Royal Oak based LSL Planning Inc. will complete the study.

The Transform Woodward Task Force is made up of elected officials, employers and institutional partners from Berkley, Birmingham, Ferndale, Huntington Woods and Royal Oak.

In announcing the plans to initiate a "transit-oriented development framework," WA3 says the creation of "improved public transit that includes a rapid transit service along the Woodward corridor, including governance, and funding through a regional transit authority, is a significant step toward a larger system that will support the development of jobs and business investments throughout the region, linking Oakland County."

Jana Ecker, chair of the task force and city of Birmingham planning director, says in a statement announcing the consultant's hiring, "We look forward to working with them as we complete the initial data gathering phases and begin to broaden our engagement with the communities along this historic All-American Road."

The task force and LSL Planning will outline existing conditions, transportation patterns, and needs and goals of each community as well as the Southern Oakland County region while building broad support and attempting to ensure that each city's unique character is preserved.

Source: Lori Ella Miller, spokesperson, Woodward Avenue Action Association
Writer: Kim North Shine

Woodward Avenue as linear city

The concept of making Woodward Avenue in south Oakland County a thoroughfare traveled by multiple forms of transportation that move through one unified, "linear" community is taking shape with the award of a $15,000 grant.

The Urban Land Institute's Community Action Grant will fund the latest phase in the Transform Woodward: Woodward Avenue Linear City concept, which aims to identify ways land use can be changed to support transit-oriented development.

The Woodward Avenue Action Association, or WA3, an economic and community development organization with the mission of improving the visual, economic, functional and historic character of the 27-mile All-American Road and national scenic byway, is the driving force behind a five-city consortium working to change the the way the corridor is used and traveled.

Berkley, Birmingham, Ferndale, Huntington Woods and Royal Oak are part of the task force using the grant money to identify the changes that might move the corridor away from its dominance by the almighty automobile.  SMART, the Southeast Michigan Council of Governments, the Michigan Suburbs Alliance, Beaumont Hospital, and the Detroit Zoo are also on the task force.

"These are five separate communities but collectively we're all one community when it comes to Woodward," says Heather Carmona, executive director of WA3.

The cities got together in October 2010 to evaluate how south Oakland County figured into plans to bring mass transit to metro Detroit. One project, light rail on Woodward through Detroit, will end at 8 Mile, leaving south Oakland County out.

"We came together due to a lack of consensus on a public transit plan," says Carmona. "We needed to start thinking about what that next link will be."

"But what's happening now is less about transit and more about land use."

The grant from the Urban Land Institute will pay to research land use strategies, conduct policy and education and support promotional activities to roll out plans. The information will assist task force cities to identity land use and zoning and master plan changes needed to support transit-oriented development.

"It's really a progressive group of folks that's thinking big picture," Carmona says. "These are elected officials that have the ability to change affect policy and make decisions."

Carmona says the goal is to have "working drawings and visionary plans" completed by year's end.

"This is a great shot in the arm to get the group moving," Carmona says.

Source: Heather Carmona, executive director, Woodward Avenue Action Association
Writer: Kim North Shine


DTE Energy's community gardens expand

DTE Energy's community gardens are growing by four acres and possibly hundreds of new volunteers this year.

Farming season for the 10 DTE Energy Gardens kicked off in Southfield earlier this week, starting a multi-faceted project that provides food to Gleaners Community Food Bank. The gardens also offer volunteers the opportunity to get involved in their communities, to get more exercise and to learn about gardening. The gardens also serve as aesthetic buffers around DTE facilities.

Last year, the 10 gardens produced 44,000 pounds of food for Gleaners and its food banks. With extra land and more volunteers - as many as 1,000 total - the amount of food grown is expected to increase this year, DTE Spokesman Scott Simons says.

DTE Energy and Gleaners started the program at two electric substations in 2008 and have since expanded to company properties in Allen Park, Birmingham, Farmington Hills, Frenchtown Township, Plymouth Township, Pontiac, Southfield, Lyon Township, Washington Township and Westland.

Source: Scott Simons, spokesman, DTE Energy
Writer: Kim North Shine

Smart meters spreading across Oakland County

Installation of high-tech electric meters that will change the way DTE Energy receives power usage information and increase customers' control over energy use has begun in Oakland County.

Over the next several months about 350,000 meters will be placed at homes and businesses in 25 communities: Berkley, Beverly Hills, Bingham Farms, Birmingham, Clawson, Farmington, Farmington Hills, Ferndale, Franklin, Hazel Park, Huntington Woods, Lathrup Village, Madison Heights, Northville, Novi, Oak Park, Pleasant Ridge, Rochester Hills, Royal Oak, Royal Oak Township, Southfield, Southfield Township, Troy, Walled Lake, and Wixom.

This portion of the installation of the "smart" meters come at a cost of about $168 million, half of it from a Smart Grid Investment Grant from the U.S. Department of Energy. The meters will form what DTE Energy is calling "the backbone" of its SmartCurrents program. DTE's matching $84 million grant helps achieve a nationwide effort to update the country's electrical grid.

The meters will provide detailed information about energy usage directly to DTE, recognize power outages without customer input, and allow DTE to quickly locate and repair outages and other service problems. The meters will nearly eliminate estimated billing and allow for service to be remotely connected or disconnected rather than requiring appointments with  technicians.

In addition, technology will be wired into the meters to allow customers to better manage their energy usage and bills. The SmartCurrents technology can be tied to similarly "smart" appliances, thermostats, and such. The DOE funding will allow DTE Energy to offer an in-home display product and special thermostats to nearly 1,500 customers. Check out smartcurrents.com for more information.

DTE has installed about 250,000 meters so far in Bloomfield Hills, Bloomfield Township, Commerce Township, Grosse Ile, Harsen's Island, and West Bloomfield Township. By early 2012 a total of about 600,000 meters will have been installed.

Source: Scott Simons, spokesman, DTE Energy
Writer: Kim North Shine


U.S. Census numbers as development tools

While population declines were the mostly the rule, according to U.S. Census data released last week, many metro Detroit communities are using news of their population gains to lure business and attract more residents.

Sterling Heights, Macomb County's second largest city and the state's fourth largest, and Rochester, one of the fastest growing cities in Michigan and Oakland County's fastest with an increase of 21.4 percent from 2000-2010, have already hailed their growth as harbingers of future prosperity.

Rochester officials are calling their population jump from 10,439 in 2000 to 12,711 in 2010 evidence that a formula of mixed housing options, a vibrant downtown, access to trails and water and a solid commercial base has worked and is reason to show other prospective businesses and residents that the city is on solid ground and poised for economic prosperity.

Sterling Heights, which grew 4.2 percent from 124,471 in 2000 to 129,699, in 2010, is spreading word about how it got here.

"Sterling Heights is known as one of the safest cities in America," Mayor Richard Notte says. "Businesses have seen fit to reinvest, build and relocate in our city, as witnessed by $1 billion in development over the past year. Sterling Heights is still experiencing a strong housing market with two residential developments in full swing. And finally, residents choose the city because of our excellent public school systems and proximity to world-class higher education opportunities."

Other population gainers include Birmingham, Dearborn, Macomb Township, Brownstown Township, and Romulus.  Losers include Royal Oak, Pontiac, Ferndale, Warren, Mt. Clemens and Livonia.

Overall, Southeast Michigan lost 2.7 percent of its population, dropping from 4,833,368 in 2000 to 4,704,743 in 2010. However, the number of households remained nearly the same.

A large part of the loss is due to a 25 percent population decline in Detroit. According to SEMCOG, the Southeast Michigan Council of Governments, population of many of the nations' cities declined. However, many of those same urban centers are experiencing an economic rebirth, according to SEMCOG.

Wayne County, Michigan's most populous county with 1.8 million people, lost 11.7 percent of its residents.  Its neighbors in the tri-county area, Macomb and Oakland, saw population gains. SEMCOG's Southeast Michigan figures cover seven counties in addition to these three: Livingston, Monroe, St. Clair and Washtenaw.

In metro Detroit, Oakland County came up with a 0.7 percent increase in the 10-year span while Macomb registered a 6.7 percent gain.

Whether the population gains were minimal or substantial, communities are celebrating the upticks and awaiting anxiously a demographic breakdown, namely age groups which point to a community's attractiveness and chance for thriving. Those numbers will be released by the U.S. Census Bureau this summer.

Source: SEMCOG, city of Sterling Heights and Mayor Richard Notte, Rochester City Manager Jaymes Vettraino
Writer: Kim North Shine


Energy Sciences and Madison Heights team up to save energy, tax dollars

Birmingham-based Energy Sciences Resource Partners has worked its energy-saving magic with the city of Madison Heights, making it the latest municipality to update city buildings in the interest of saving tax dollars.

Changes such as the installation of motion-sensing lights and other forms of energy-saving lighting design to City Hall, the senior center, the police department and the Department of Public Services will save the city $23,000 annually. Energy Sciences co-owner Frank Schulmeister says a second round of energy consumption improvements will result in even more savings on energy bills.

"What's even better is this is creating jobs and we're being environmental stewards by saving all these kilowatt hours that have to be produced by these big power plants," Schulmeister says. "It's good for commerce all the way around."

While numerous local, county and state buildings across Michigan, including Rochester and Auburn Hills and dozens of others in metro Detroit, have completed energy-efficiency upgrades, private business is also making sure they are tight when it comes to energy.

"We have clients that range anywhere from 5,000-square-foot single business to Chrysler Corp. and Dow Chemical," Schulmeister says.

Energy Sciences specialty is to identify energy waste, design a plan to address it and help secure funding to make the improvements. Madison Heights' changes came at a cost of $99,400. Funds came from Energy, Efficiency and Conservation Block Grants. The second round of changes in Madison Heights will upgrade heating and cooling systems at city buildings and be paid for with an $83,347 loan from the Michigan Public Service Commission. The improvements are aimed at reducing Madison Heights' energy usage by 25 percent by 2015.

The majority of energy reduction design projects, if not all, use state funding, grants or rebates from DTE's Energy Optimization Program, Schulmeister says. Energy Sciences, one of several energy consulting companies, has rounded up more than $500,000 in the last year, he says

Sources: Automation Alley;Frank Schulmeister, co-owner, Energy Science Resource Partners
Writer: Kim North Shine

Woodward Avenue gets 50 new signs, All American Road designation

More than 18 months of regional planning and state-local cooperation culminates this week with the installation of federal All American Road signs along a 27-mile stretch of Woodward Avenue.

A total of 50 signs worth $45,000 will be installed as part of the 2009 All American Road project, a U.S. Dept of Transportation program that awards funding for roadways deemed worthy of distinction and therefore dollars that make the roadways more appealing, useful, recognizable and memorable. Many such roadways around the country have been deemed scenic parkways, historic routes and such. The majority of Woodward signs will be installed this week by the Michigan Dept of Transportation (MDOT) with a few not coming until spring.

Royal Oak-based WA3, the Woodward Avenue Action Association, is the local administrator of the program and worked with MDOT, all cities along the route, and DTE on the best placement and process for the sign installation

"The intent is to really bring awareness that this is an exclusive and important designation so that when visitors are here they say, 'Wow I've seen that in other parts of America,' and they understand this is an important part of history," says Heather Carmona, executive director of WA3.

"They're very different signs, not your typical MDOT road sign...It was a long process, 18-20 months. It was very challenging to get these different signs, but MDOT was very accommodating," Carmona says. "We were able to do something that was outside of the box and get something that was eye catching and appealing and safe."

A prototype sign is located at McDonald's on Woodward near 13 Mile.

Of the 50 signs, 23 will be installed in Detroit. The remainder run north through Oakland County communities.

Source: Heather Carmona, executive director of the Woodward Avenue Action Association
Writer: Kim North Shine

Developer plans eco-friendly improvements for former Birmingham schools admin building

West Bloomfield-based developer Jeff Surnow is tackling another project, now that he's about wrapped up the renovation of the old Birmingham post office.

His next project is a former Birmingham schools administration building, at 550 Mills St. He's not quite as far along with that building -- after receiving site plan approval from the city, he then goes through the planning stages, and expects that will take a little bit of time. He's also looking for tenants to commit to moving in.

The older buildings are a little harder to convert energy efficiency, Surnow says, but he'd like to do more of them when the economy picks up. "We're taking old structures and giving them the modern, green technology to bring them up to date," he says.

Surnow would like to make some of the same improvements in the old school administration building that he did in the former post office -- new heating, high-efficiency and low-energy lights, additional insulation, skylights, and more.

Source: Jeff Surnow, The Surnow Company
Writer: Kristin Lukowski

Former Birmingham post office gets green makeover

A former post office turned office building in downtown Birmingham got a complete green makeover, and tenants are expected to be moving in soon.

Jeff Surnow, of West Bloomfield-based The Surnow Company, says the former post office was completely gutted of its old and inefficient features. The 19,000-square-foot, 80-year-old building, on Martin Street in downtown Birmingham, has a new heating and cooling system, plumbing, electrical, light fixtures, and more.

For example, some skylights were uncovered, and old light fixtures were replaced with high-efficiency, low-energy lights. "We're able to get the same amount of light with half the fixtures, and 20 percent of the energy costs," he says.

The new, forced-air heating system is better coordinated between zones, so one part of the building isn't receiving unnecessary heat, for example, and the roof has six inches of new insulation. "It's a substantial amount of energy efficiency this building is going to have compared to what it was," he says.

In addition to new features, Surnow also examined the building's floor plan -- he made one central kitchen space, and several shared conference rooms. This way, a business doesn't pay for  rooms in a large suite that are rarely used. "We're changing the style of how the building is run and how people do their business," he says. "Being green is very important to us."

Source: Jeff Surnow, The Surnow Company
Writer: Kristin Lukowski
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