Can We Have a Sane Energy Bill?

I do not really enjoy listening to State of the Union addresses.  To me, talk is cheap and it is easy for the President to espouse ideas that, until details are discussed, appear to be easy to implement.  But, there is nothing else on television to watch at that time and I always am interested to hear how prominent the President (no matter who he is) places energy issues and alternative energy issues in the speech.  I was especially interested in hearing how Mr. Obama dealt with cap and trade in the speech given the programs death knell last week in Massachusetts.  So, we heard little reference to energy other than the fact that we need to have an energy bill this year.

Given the new makeup of Congress and the further changes expected in November, it unlikely that an Energy bill will be passed this year.  However, the groundwork for a workable energy solution for America should begin in earnest so that a bill can be passed next year.  Personally, I am not a big fan of cap and trade being the main driver for energy conservation and alternative energy encouragement.  While it should be part of a comprehensive bill, such a program is too complex to include smaller building owners and businesses.   While the larger REITs and retailers may be affected by cap and trade, the local real estate owner will still not find either risk or reward from the program.

Mr. Obama asked all of us for our ideas last night, so here is some of the items that I would propose:

1.  National Net Metering Standards:  Every utility should be required to allow every property owner to net meter their onsite generation.  Beyond that, we should incentivize property owners to maximize their ability to generate clean onsite generation by allowing the payment of retail rates to property owners that sell generation back to the grid that exceeds onsite needs. 

2.  National Net Metering Fund:  The utilities understandably need to recover their investment in transmission and distribution assets.  My Net Metering proposal would cost utilities recovery on these assets.  In order to offset this cost, I would propose a Net Metering Fund be administered by FERC, similar to the Universal Service Fund administered by the FCC, which would allow utilities to recover the cost of the Net Metering program.

3.  National Renewable Portfolio Standards:  A national RPS would require all utilities to work with onsite generators to establish clean energy generation.  The national RPS would include all onsite generation that offsets grid power.

4.  Real Energy Efficiency Tax Credits:  We need to implement energy efficiency tax credits that businesses can really take advantage of.  I have heard from numerous developers that the current incentives are simply too hard to reach and the incentive is simply too small.

5.  Tax Rebates on Fuel Cell and Electric Vehicles.  The rebate should bring the cost down of the vehicles to make them competitive with traditional vehicles.  Also, the vehicles should be made in America.

8 Ways to Cut Your Electric Bill

I received this blog input from Nicole Adams at Construction Management Degree blog.  I found it interesting and thought you would too.....

With the winter season upon us, the high heating expenses are not far behind. There was a time when the only to combat them was to stay away from the heater and suffer. However, in recent times there have been loads of advances in conservation, efficiency, and technology. Below are 8 painless ways to cut your electric bill that require a little time, less money, and can end up saving you hundreds, or perhaps thousands, of dollars across a short span of time.

  1. Strip : According to the experts at Lowe’s, a 1/8″ space between a standard exterior door and its threshold is equivalent to a two square inch hole in the wall. Closing those gaps can save you up to 15% in heating costs and reduce the demand on your heating system. They also offer a guide on how to accomplish this at the beginner level. Only three tools, three materials, and a day is all it requires to weatherstrip your entire home.
  2. Dodge The Draft : Cold air can seep in through your front, rear, or any entryway door. One of the best ways to deal with this is to install a draft dodger. As Seen On TV sells one for a considerable price. However, Green Upgrader shows you how to make one of your own at a fraction of the cost. All you need is some fabric and sewing supplies.
  3. Find An Outlet : Another way drafts go in and out of the home is through the outlet and outlet covers, particularly the ones along exterior walls. Not to worry, there are special outlet and switch gaskets specially made to significantly reduce drafts. This store sells an entire kit for only $1.94.
  4. Insulate : Water needs to be heated in the winter as well, so don’t throw money away by not insulating. If your water heater’s storage tank has a R-value of under R-24, adding insulation can reduce heat loss by 25-45%. The U.S. Department of Energy has tips on how to insulate both electric and gas heated water tanks. There are also other useful related guides.
  5. Go Tankless : If you’re in the market for a new water heater, try a tankless one. They create hot water on demand so there’s no stored water needing to be continuously heated. They cost about $200 more than a standard water heater. However, the money you save by cutting your electric bills, especially in winter, can add up to that difference in just a few years. In addition, certain tankless heaters can qualify for up to a $1,500 tax credit.
  6. Reflect On It : Radiator reflectors are insulation boards with aluminum or material on one side. When placed on the wall behind the radiator unit, they reflect heat back into the room, instead of allowing the heat to escape. An easy install for anyone looking to cut bills. They are also an inexpensive purchase at a hardware store, or you can make your own.
  7. Program the Problems Away : A programmable thermostat allows you to set different temperatures for different times of the day, and even different times on different days. Cut your winter electric bills by setting it to automatically lower the temperature when you leave for work and raise it an hour before you return home. The DIY network shows you how to choose one and install it yourself, all in less than two hours.
  8. Watch Out For Carbon Monoxide : The leading cause of poisoning accidents in the United States, a common cause of it is poorly maintained heating systems. Also, since the symptoms seem like the flu, it is not taken seriously. This video from WebMD show you how to prevent and detect it. Don’t waste the money you saved on winter electric bills with costly medical ones.

With just a little time and money, you can save an impressive amount of your hard-earned pay by following the tips in these 8 painless ways to cut your electric bill this winter. And since they only have to be done once, these tips can save you tons of money for years to come. All you have to do is decide what to spend all that savings on.

Is The Solar Bill Of Rights Good For The Development Industry

The Solar Energy Industry Association (SEIA) proclaimed a new Bill of Rights for the Solar Industry last week.  The SEIA claims that the rights are for all Americans and are good for the country.  However, in looking at the Bill of Rights, the development industry must decide whether they are, in fact, good for development.  The themes of the rights are twofold.  One is that the fossil fuel industry has been supported by government funding for years and still are supported.  The solar industry should also get support including the right to public lands.  While this may be a valid argument (fair playing field), it ignores the costs that are associated with ALL government subsidies for niche industries.  Subsidies simply shift the cost to taxpayers nationally including businesses.  Instead of increasing subsidies (you know that the fossil fuel industry will not get less subsidy), perhaps we should level the playing field by eliminating all subsidies?  Second, the SEIA believes that the utility industry should make it easier for solar to be transmitted from large arrays and for net metering to be rated at retail rates.  Again, these two concepts do not come without a significant cost to ratepayers.  If a utility must pay retail rates for solar energy, how does the utility recoup transmission and distribution charges that it legitimately incurs for "wheeling" that electricity?  I have suggested to many that retail rates should be paid for ALL net metering regardless of the clean technology.  To combat the cost of transmission and distribution, there should be a surcharge on all electric bills (similar to the FCC's Universal Service Fund surcharge) to offset the utility's cost of implementing the system.  This charge would be regulated by FERC.

Thus, in my humble opinion, the Bill of Rights is a good start to the conversation.  However, it ignores the reality of cost to every taxpayer and ratepayer.  These issues can be and should be addressed in a productive conversation with all stakeholders.

The Rights are:

Solar Bill of Rights


To secure a policy environment that allows solar energy to compete and empowers consumers to choose, Rhone Resch declared today, October 27, 2009, in the City of Anaheim, California, a Solar Bill of Rights:


We declare these rights not on behalf of our companies, but on behalf of our customers and our country.  We seek no more than the freedom to compete on equal terms and no more than the liberty for consumers to choose the energy source they think best. 


1.      Americans have the right to put solar on their homes or businesses. Restrictive covenants, onerous connection rules, and excessive permitting and inspections fees prevent too many American homes and businesses from going solar.

 

2.      Americans have the right to connect their solar energy system to the grid with uniform national standards. This should be as simple as connecting a telephone or appliance. No matter where they live, consumers should expect a single standard for connecting their system to the electric grid.

 

3.      Americans have the right to Net Meter and be compensated at the very least with full retail electricity rates. When customers generate excess solar power utilities should pay them consumer at least the retail value of that power.

4.      The solar industry has the right to a fair competitive environment. The highly profitable fossil fuel industries have received tens of billions of dollars for decades. The solar energy expects a fair playing field, especially since the American public overwhelmingly supports the development and use of solar.

 5.      The solar industry has the right to equal access to public lands. America has the best solar resources in the world, yet solar companies have zero access to public lands compared to the 45 million acres used by oil and natural gas companies.

6.      The solar industry has the right to interconnect and build new transmission lines. When America updates its electric grid, it must connect the vast solar resources in the Southwest to population centers across the nation.

 

7.      Americans have the right to buy solar electricity from their utility.  Consumers have no choice to buy clean, reliable solar energy from their utilities instead of the dirty fossil fuels of the past.

8.      Americans have the right, and should expect, the highest ethical treatment from the solar industry. Consumers should expect the solar energy industry to minimize its environmental impact, provide systems that work better than advertised, and communicate incentives clearly and accurately.

 

House Passes Climate Change Bill--Why Should We Care?

If you have not heard the news yet, the House has passed the first-ever Climate Change bill.  While it is being hailed as a major victory by environmental groups, should the energy and development industry be worried?  be happy? or care at all?

The bill is now expected to be taken up in the Senate and a vote may occur as early as September 2009.  Given the fact that 44 democrats in the House voted against the bill and only 8 republicans voted for it, it is unlikely that the bill will survive the Senate intact.  In perhaps what may become a predictor of a prolonged filibuster in the Senate, John Boehner (R-OH) stalled the vote in the House by consuming over an hour of time to read a 300 page amendment into the record.

However, there are key provisions in the bill that may remain in both versions and therefore will certainly remain in any bill that is negotiated out of conference. What will the bill do for the energy and building sector:

1.  Implement a National Cap and Trade Policy.  Cap and Trade support is extremely regional which will cause more problems in the Senate.  The House was able to muster votes from the densely populated Northeast (which already has a regional Cap and Trade system) and from the West.  Few legislators from the South and Midwest voted for the bill (where coal is king).  The bill's goal is to reduce CO2 emission to 17% below 2005 levels by 2020 and 83% by 2050.

2.  National Renewable Portfolio Standard.  The legislation will require a 20% RPS by 2020.  One-third of the RPS could be met with energy efficiency measures.  The bill did not include a national net metering policy or feed-in tariff provision which will not only make the RPS achievable but also incentive property developers and owners to produce excess electricity with renewable resources.

3.  Imposition of a National Building Code for Energy Efficiency.  All new commercial construction and major renovations would have to exceed ASHRAE 90.1-2004 by 30% immediately and by 50% in 2015.  This is clearly a major problem for the building industry.

 

Chairmen Waxman, Markey Release Discussion Draft of New Clean Energy Legislation

This just in:  Thanks to my colleague Lee Hoffman for forwarding this to me.  I am reprinting the press release.  The link to the bill is here.

Chairman Henry A. Waxman of the Energy and Commerce Committee and Chairman Edward J. Markey of the Energy and Environment Subcommittee today released a draft of clean energy legislation that will create jobs, help end our dangerous dependence on foreign oil, and combat global warming. The American Clean Energy and Security Act of 2009 (ACES) is a comprehensive approach to America's energy policy that charts a new course towards a clean energy economy.

This legislation will create millions of clean energy jobs, put America on the path to energy independence, and cut global warming pollution.” said Chairman Waxman. Our goal is to strengthen our economy by making America the world leader in new clean energy and energy efficiency technologies.

This legislation will create clean energy jobs that can't be shipped overseas, reduce our dependence on foreign oil, and make America the global leader in energy technology. We will create jobs by the millions, save money by the billions, and unleash energy investment by the trillions, said Chairman Markey, who held many hearings on the major issues in the bill. Chairman Waxman and I will work with our colleagues to ensure that we are protecting American consumers and that our clean energy future helps all parts of the country.

The American Clean Energy and Security Act will create millions of new clean energy jobs, save consumers hundreds of billions of dollars in energy costs, enhance America's energy independence, and cut global warming pollution. To meet these goals, the legislation has four titles:

  • A clean energy title that promotes renewable sources of energy, carbon capture and sequestration technologies, low-carbon fuels, clean electric vehicles, and the smart grid and electricity transmission;
  • An energy efficiency title that increases energy efficiency across all sectors of the economy, including buildings, appliances, transportation, and industry;
  • A global warming title that places limits on emissions of heat-trapping pollutants; and
  • A transitioning title that protects U.S. consumers and industry and promotes green jobs during the transition to a clean energy economy.

The Energy and Commerce Committee will complete consideration of the legislation by Memorial Day. The preliminary schedule follows:

  • Week of April 20: Energy and Environment Subcommittee Hearings
  • Week of April 27: Energy and Environment Subcommittee Markup Period Begins
  • Week of May 11: Full Energy and Commerce Committee Markup Period Begins

See Summary below...

The Waxman-Markey discussion draft, "The American Clean Energy and Security Act of 2009," is comprehensive energy legislation. The legislation will create millions of new clean energy jobs, save consumers hundreds of billions of dollars in energy costs, enhance America’s energy independence, and cut global warming pollution.

The legislation has four titles: (1) a "clean energy" title that promotes renewable sources of energy and carbon capture and sequestration technologies, low-carbon transportation fuels, clean electric vehicles, and the smart grid and electricity transmission; (2) an "energy efficiency" title that increases energy efficiency across all sectors of the economy, including buildings, appliances, transportation, and industry; (3) a "global warming" title that places limits on the emissions of heat-trapping pollutants; and (4) a "transitioning" title that protects U.S. consumers and industry and promotes green jobs during the transition to a clean energy economy.

One key issue that the discussion draft does not address is how to allocate the tradable emission allowances that restrict the amount of global warming pollution emitted by electric utilities, oil companies, and other sources. This issue will be addressed through discussions among Committee members.

TITLE I – CLEAN ENERGY

Renewable Energy.

The draft promotes renewable energy by requiring retail electricity suppliers to meet a certain percentage of their load with electricity generated from renewable resources, like wind, biomass, solar, and geothermal. The renewable electricity requirement begins at 6% in 2012 and gradually rises to 25% in 2025. The governor of any state may choose to meet one fifth of this requirement with energy efficiency measures.

Carbon Capture and Sequestration.

The draft promotes development of carbon capture and sequestration (CCS) technologies to ensure a continuing place for coal in our nation’s energy future. CCS is a method of reducing global warming pollution by capturing and injecting underground the carbon dioxide emitted from electricity generation plants that use fossil fuels. The draft includes a CCS early demonstration program, incentives for the wide-scale commercial deployment of CCS, and performance standards for new coal-fired power plants.

Clean Fuels and Vehicles.

The draft establishes a new low-carbon transportation fuel standard to promote advanced biofuels and other clean transportation fuels. It authorizes financial support in the form of grants or loan guarantees to cities, states, or private companies for large-scale demonstrations of electric vehicles. A related provision authorizes financial support to car companies to retool their plants to build electric vehicles. Smart Grid and Electricity Transmission.

Partnering with the States.

The draft creates a program to allow each state energy office to establish a State Energy and Environment Development (SEED) Fund, which will serve as a common repository for federal financial assistance for clean energy and energy efficiency projects.

Federal Purchases of Renewable Electricity.

The draft authorizes federal agencies to enter into long-term contracts to purchase renewable electricity.

TITLE II – ENERGY EFFICIENCY

Building Energy Efficiency.

The draft promotes energy efficiency in new buildings by providing federal training and funding assistance to states that adopt advanced building efficiency codes. It authorizes funding for retrofitting existing commercial and residential buildings to improve their energy efficiency. And it directs the Environmental Protection Agency to develop procedures for rating building energy efficiency.

Manufactured Homes.

The draft provides rebates to low-income families residing in pre-1976 manufactured homes that can be applied toward purchases of new Energy Star-rated manufactured homes.

Appliance Energy Efficiency.

The draft codifies four negotiated agreements on efficiency standards for lighting and four additional agreements for other appliances. It makes numerous improvements to the current Department of Energy process for setting energy-efficiency standards, strengthening the cost-effectiveness test to establish minimum standards and requiring improved disclosure. In addition, it creates a program to provide financial incentives to retailers who sell high volumes of "Best-in-Class" appliances.

Transportation Efficiency.

The draft directs the President to work with the relevant agencies and California to harmonize, to the maximum extent possible, the federal fuel economy standards, any emission standards promulgated by EPA, and the California standards for light-duty vehicles. The goal of this provision is to preserve the environmental benefits that could be achieved by the three standards, but do so in a way that simplifies compliance by the auto companies. The draft also directs EPA to set emissions standards for other mobile sources of pollution such as locomotives, marine vessels, and nonroad sources. The draft requires states to establish goals for reducing global warming pollution from the transportation sector and requires large metropolitan planning organizations to submit transportation plans to meet those goals. The draft authorizes EPA to carry out the SmartWay Transportation Efficiency Program to increase the efficiency of highway trucking.

Utilities Energy Efficiency.

The draft establishes a new energy efficiency resource standard to enlist electricity and natural gas distribution companies in the effort to make the nation more energy efficient. Under this program, each distribution company must demonstrate that its customers have achieved a required level of cumulative electricity or natural gas savings relative to business-as-usual projections. The efficiency standard starts with a 1% electricity savings and 0.75% natural gas savings in 2012 and gradually increases to a 15% cumulative electricity savings and a 10% cumulative natural gas savings by 2020.

Industrial Energy Efficiency.

The draft requires the Secretary of Energy to establish standards for industrial energy efficiency and to seek recognition of the result by the American National Standards Institute. The draft also creates an award program for innovation in increasing efficiency of thermal electric generation process.

Public and Federal Energy Efficiency.

The draft amends the Energy Independence and Security Act of 2007 to include nonprofit hospitals and public health facilities among public institutions eligible for grants and loans for energy efficiency. It also requires competition before task orders are awarded by federal agencies under energy savings performance contracts.

TITLE III – REDUCING GLOBAL WARMING POLLUTION

The global warming provisions in the discussion draft are modeled closely on the recommendations of the U.S. Climate Action Partnership (USCAP), a coalition of electric utilities, oil companies, chemical companies, automobile manufacturers, other manufacturers and energy companies, and environmental organizations.

Global Warming Pollution Reduction Program.

The draft establishes a market-based program for reducing global warming pollution from electric utilities, oil companies, large industrial sources, and other covered entities that collectively are responsible for 85% of U.S. global warming emissions. Under this program, covered entities must have tradable federal permits, called "allowances," for each ton of pollution emitted into the atmosphere. Entities that emit less than 25,000 tons per year of CO2 equivalent are not covered by this program. The program reduces the number of available allowances issued each year to ensure that aggregate emissions from the covered entities are reduced by 3% below 2005 levels in 2012, 20% below 2005 levels in 2020, 42% below 2005 levels in 2030, and 83% below 2005 levels in 2050.

Supplemental Pollution Reductions.

The draft directs EPA to achieve additional reductions in global warming pollution by entering into agreements to prevent international deforestation. By 2020, these supplemental reductions will achieve reductions equivalent to 10% of U.S. emissions in 2005. These are low-cost reductions in global warming pollution that can be secured by devoting approximately 5% of the allowance value to the program.

Offsets.

The draft allows covered entities to increase their emissions above their allowances if they can obtain "offsetting" reductions at lower cost from other sources. The total quantity of offsets allowed in any year cannot exceed 2 billion tons, split evenly between domestic and international offsets. Covered entities using offsets must submit five tons of offset credits for every four tons of emissions being offset.

Banking and Borrowing.

To provide additional flexibility without compromising environmental goals, the draft permits unlimited banking of allowances for use during future compliance years. The draft also establishes a rolling two-year compliance period, effectively allowing covered entities to borrow from one year ahead without penalty. Allowances from two to five years in the future can be borrowed under limited circumstances.

Strategic Reserve.

The draft directs EPA to create a "strategic reserve" of about 2.5 billion allowances by setting aside a small number of allowances authorized to be issued each year thereby creating a cushion in case prices rise faster than expected. The draft directs EPA to make allowances from the reserve available through an auction when allowance prices rise to unexpectedly high levels. The proceeds of the auction will be used to purchase additional offsets that will replenish the strategic reserve.

Carbon Market Assurance and Oversight.

The draft provides for strict oversight and regulation of the new markets for carbon allowances and offsets. It ensures market transparency and liquidity and establishes strict penalties for fraud and manipulation. The Federal Energy Regulatory Commission is charged with regulating the cash market in emission allowances and offsets. The President is directed to delegate regulatory responsibility for the derivatives market to an appropriate agency (or agencies), based on the advice of an interagency working group.

Additional Greenhouse Gas Standards.

The draft directs EPA to set emission standards on sources that are not covered by the allowance system. In addition, it creates special programs to reduce emissions of two pollutants that contribute to global warming: hydrofluorocarbons (HFCs) and black carbon. HFCs are chemical products that are used in refrigeration, air conditioning, and insulation, among other things. The draft adds HFCs to the list of similar substances that EPA currently regulates because they deplete the ozone layer. Under this regulatory program, EPA will be directed to phase down the production of HFCs. Black carbon, or soot, is the product of incomplete combustion of fossil fuels or biomass. It is a major contributor to warming in the Arctic. EPA is directed in the draft to use its existing authority under the Clean Air Act to reduce emissions of black carbon domestically and study opportunities for reductions internationally.

Clean Air Act Exemptions.

The draft provides that CO2 and other greenhouse gases may not be regulated as criteria pollutants or hazardous air pollutants on the basis of their effect on global warming. The draft also provides that new source review does not apply to these global warming pollutants.

TITLE IV – TRANSITIONING TO A CLEAN ENERGY ECONOMY

Ensuring Domestic Competitiveness.

To ensure that U.S. manufacturers are not put at a disadvantage relative to overseas competitors, the draft authorizes companies in certain industrial sectors to receive "rebates" to compensate for additional costs incurred under the program. Sectors that use large amounts of energy, and produce commodities that are traded globally, would be eligible for the rebates. If the President finds that the rebate provisions do not sufficiently correct competitive imbalances, the President is directed to establish a "border adjustment" program. Under that program, foreign manufacturers and importers would be required to pay for and hold special allowances to "cover" the carbon contained in U.S.-bound products.

Green Jobs and Worker Transition.

The draft includes several provisions to promote green jobs. One section authorizes the Secretary of Education to award grants to universities and colleges to develop curriculum and training programs that prepare students for careers in renewable energy, energy efficiency, and other forms of climate change mitigation. Under another section, the Secretary of Labor is authorized to carry out such training programs. The discussion draft also notes that a worker transition section remains to be provided.

Consumer Assistance.

The discussion draft notes that a consumer assistance section remains to be provided.

Exporting Clean Technology.

The discussion draft includes provisions to provide U.S. assistance to encourage widespread deployment of clean technologies to developing countries. The draft specifies that only developing countries that have ratified an international treaty and undertaken nationally appropriate mitigation activities that achieve substantial greenhouse gas reductions are eligible for funding.

Adapting to Global Warming.

The draft establishes an interagency council to ensure an integrated federal response to the effects of global warming. The National Oceanic and Atmospheric Administration (NOAA) is directed to conduct vulnerability assessments and establish a National Climate Service. Each federal agency is directed to prepare an adaptation plan, review climate impacts on matters within its jurisdiction, and develop plans for addressing those impacts. The draft establishes a climate change adaptation fund to provide federal support for state, local, and tribal adaptation projects and a natural resources climate change adaptation panel to coordinate interagency actions on natural resources adaptation. The draft also requires the Secretary of Health and Human Services to promulgate a national strategy for adapting to the public health effects of climate change.

To address international adaptation issues, the draft creates an International Climate Change Adaptation Program within USAID to provide U.S. assistance to the most vulnerable developing countries for adaptation to climate change.

Senator Dodd Publishes Energy Stimulus for Connecticut

Senator Chris Dodd (D-Conn) has published a matrix relating to the Energy money that could be available to the State of Connecticut.  In particular, Dodd points out that $3.1 billion is available for State Energy Programs.  This program is administered by the Office of Policy and Management and should be used to adopt emerging technologies and energy efficient technologies at state facilities.  There is $65.8 million for weatherization assistance that will be administered by the Department of Social Services.   The DOE will also have an additional $300 million for funding state rebate programs for appliances and energy star initiatives.  Additional funds were required to meet the demand of the 15 states that participate in the program, including Connecticut.  

Dodd's matrix also includes the federal DOE programs that are not state-specific funding.  These funds are generally available by the DOE.

Are We Adequately Stimulated? Where Is The Money For Green Development?

Last week, I received an email with the Stimulus Bill attached.  Of course, the email was too large to really send to anyone, so I had to receive it in two installments.  I then proceeded to print it out (double sided, dual column of course) and search for all of the incentives that my friends in the Retail industry and Retail development business could use to comply with the stricter LEED standards, meet the ASHRAE 2007 standards (which are coming!!) and finally make use of that big open roof and parking lot with solar panels, combined heat and power turbines and perhaps some energy efficiency upgrades.

Dear Congress:  What are you thinking?  According to the DOE, the retail and service industry use 18% of all commercial energy consumption.  They are the second highest consumer of energy of all building types.  Do we want a green economy?  Do we want "green collar" jobs?  If so, we need to give incentives to those that will actually install and use green energy.   The failure to provide any incentive to the retail and development industry to purchase solar panels and combined heat and power units demonstrates how much those within the beltway need to learn about how to stimulate the green economy. 

First and foremost, the economy is consumer driven.  If developers demand green energy products, the products will be made.  As more products are made, the cost will come down.  Congress can put in "by American" provisions and ensure that American workers get working again.  The answer is in the millions of square feet of roof and parking lots that today are simply heat islands.  By incentivizing Wal-Mart, Target, Home Depot, Lowes, Best Buy, Simon Properties, Regency and others to install green technology, green jobs will be formed in the long term.

Congress has another chance to make this work.  The upcoming Energy Bill and Climate Change Bill must properly stimulate the green economy.  It is time to stop putting unfunded and unrealistic mandates on the backs of developers.