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F*ck, That’s Delicious

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F*ck, That’s Delicious

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A concert in Alaska, fly fishing, eating with an Eskimo, and buying as much Carhartt gear as possible. Also, some emergency surgery.

F*ck, That’s Delicious

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One More Thing to Worry About

Commercial property owners, who already are dealing with shrinking revenue, now must comply with tighter water restrictions in California.

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February 10, 2009 North Bay Business Journal (Calif.)
Industry News

The prospect of having to spend thousands of dollars to comply with tighter water rationing couldn’t come at a worse time for commercial property owners who are dealing with shrinking revenue.

On Feb. 2 the Sonoma County Water Agency called for a reduction of water use by 30 percent to 50 percent this year for the 750,000 people served in Sonoma and northern Marin counties, and managers of commercial property are starting to look for ways to cut back.

The sources of savings for commercial real estate vary by property type. Interior uses include faucets, toilets and cooling towers in office buildings to wash-down facilities and boilers for wineries or industrial users to dishwashers and kitchens for restaurants. Yet irrigation of landscaping is a big area to look for potential cuts.

Agilent Technologies in northwest Santa Rosa, Calif., was fortunate to have undertaken a major overhaul of its landscaping last year as part of a $50 million renovation project. The company hired Richmond-based Fake By Chiodo Unisex Adults Low F 829 Low Trainers Discount Manchester Great Sale s2Dm8
, one of the largest landscaping contractors serving the North Bay, to replace most all the turf with drought-resistant plants, install “smart” irrigation controllers that adjust themselves based on the weather and set up the system to use reclaimed water.

The contractor also has been working for a while with Fireman’s Fund Insurance Co. on changes to the expansive landscaping around its Novato campus. Novato-based large landscaper Cagwin Dorward used the BayFriendly system by StopWaste.org to replace traditional landscaping at Equity Office’s Drakes Landing office property last fall.

However, holding onto tenants is a far higher priority for many property owners than saving water, according to Ed Lewis, director of the property management division of Keegan Coppin. The group manages 90 properties with almost 1,000 tenants and 2.5 million square feet.

Vacancies are rising as companies trim their staffs, shut down or relocate to more compact quarters to ride out the turbulent times.

“We’re spending a lot more time dealing with tenants that are behind or calling for help or walking away from leases,” Lewis said.

It’s also tough on owners of property whose tenants are leaving for a better deal elsewhere. One of the buildings Keegan Coppin manages was examined eight months ago for water-saving upgrade incentives offered by Santa Rosa. One bid to replace turf and sprayers ran about $15,000, not counting up to $4,000 in rebates. Yet the pending loss of a key tenant has put that project on hold.

North Bay Commercial Real Estate is talking to landscaping contractors about economically feasible water-conservation options for the 80 properties the firm manages in California and Arizona, according to General Manager Dennis Park.

Some of the properties already were scheduled for a transition to drip irrigation before the economy soured. Now, the owners are hoping they can get by for some more months before having to pay for the work, yet the owners hope to avoid paying higher rates or fines for water use during rationing.

“If the weather persists like this, it may force our hand,” he said.

One approach developed from the days of the last major California drought is use of compost and mulch to foster symbiotic microorganisms. Developing this “soil food web,” as it’s called, can increase the moisture-holding potential of soil by up to 30 percent, according to Jacob Voit, sustainability manager for Cagwin Dorward. He pointed to early work in this area by the founders of Gardeners’ Guild.

Cagwin Dorward is developing a return-on-investment calculator for working with companies on reducing water use without soaking their landscaping budgets or dipping into their emergency-repair reserves, according to Voit. The goal is to eke out small savings now to fund pay for big savings later.

“We say, give us a few more hours a week to adjust the system, and if after saving 20 percent for six to 12 months, they can use the savings to convert from spray to drip or from turf to native plants,” Voit said. “Some of our commercial sites are really big, so 20 percent is a lot of money.”

Other commercial property owners have built-in water-wise improvements in their budgets. Since the late 1970s’ drought, overhauling properties to cut energy and water use is part of the acquisition budget for San Rafael-based Seagate Properties, which owns more than 2.5 million square feet, including the Montecito Plaza shopping center in San Rafael and the San Rafael Corporate Center office complex now being expanded.

“We knew it would happen again, and sure enough we’re here again,” said partner Wick Polite.

The company is pursuing certification of the San Rafael Corporate Center under the U.S. Green Building Council’s Leadership in Energy and Environmental Design. One of the requirements on the certification checklist, as well as on a checklist being developed by the Bay Area Green Program for property managers, is dramatic reduction in water use.

Water agency director Randy Poole will be holding a seminar at the Doubletree Hotel in Rohnert Park on Feb. 27 to teach business owners how to adapt to the water rationing. The water agency and other local governments offer to audit water use on a building to identify sources of waste.

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Emory Knoll Farms in northern Harford County, near Baltimore, grows plants for green roofs.

From mid June to mid July, you can witness the lavender at full bloom meaning rows of purple as far as you can see, rolling over hills and into the sunset.

People flock from all corners of the world to experience the magic of Provence during the summer months with lavender being just one of the many drawcards. You’ll find fresh food markets in medieval villages, the crystal clear seas of the Mediterranean and about a 99% chance of sunny skies!

If your sole desire is to see the beauty of the lavender fields then, I’ve got you covered with this guide to Valensole, the best area in my opinion to photograph the fields. In order to get a great photograph you’ll need a car to zip around because there are a lot of fields, some more maintained than others. It’s also very warm in June and July so you don’t want to be stuck at a bus stop and walking miles to get to each field. There is a lot of information about where is best to see the lavender, photography wise though, you need to think about what type of shot you want.

Are you after a pure blue sky, small cottage or single tree? Or do you prefer a warmer light with sunset glowing above? You’ll need to take this into account otherwise you’ll be spending a lot of time waiting around for the light to be just right instead of covering a bunch of locations and getting more amazing photos.

UPDATE: For a detailed PDF guide to the lavender fields + Provence region, take a peek at my brand new 48page for eBOOK available now .

Around Provence you will find a collection of areas with lavender fields, from the base of Mount Ventoux, the magnificent Abbaye de Senanque or the regions around Apt, Forcalquier, Mezel and Nyons.

My favourite so far is the Plateau de Valensole. Rich in fields to choose between with a great selection of locations to shoot during the daylight and at sunset facing west.

Below is a map sharing the exact location of my favourite fields…

Best light for lavender photos: Between 6:30-10pm

In summer the sun sets around 9:20pm in Valensole so if you’re after that glowing sparkle of sunshine, it’s best to find your perfect spot before 9pm. I would even suggest getting there at 8:30pm because the sun can do some beautiful things prior to dipping below the horizon so why not be there to capture it? Maybe I’m just that annoying person who always has to be everywhere way too early!

Before sunset you’ll have beautiful blue sky to work with in the fields facing east so around 6-8pm is ideal. Any earlier and during summer you will find a light haze in the distance caused by the heat so it’s best to avoid the middle of the day.

Now for the locations…

Coordinates 43.89145N, 6.0668E

Location #1 D8 Valensole – Puimossion

Best For Distant Landscapes ( Google Maps ) : Travelling along the road called D8 from Valensole toward Puimoisson you’ll find a little hotel called Gite le Petit Tele, just before though is a great spot for photographs. Lavender fields sprawl east into the distance toward a row of trees that works as a great linear perspective.

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