It's getting hot in here...

...so take off all your clothes? No, no, no, silly. Your mind is clearly elsewhere. Let's try again.

It's getting got in here, so harvest all of that wasted body heat and pipe it over to the nearest office building. (My thanks to LS for bringing the story to my attention.) Come again? They're going to use body heat to keep buildings warm? Isn't that just a bit... brilliant? If the whole scheme sounds too savvy to be true, that's only because it's Swedish.

A Swedish company plans to harness the body heat generated by thousands of commuters scrambling to catch their trains at Stockholm's main railway station and use it for heating a nearby office building.

I can avow, on the basis of personal experience, that the Swedish think differently. Which is why I think the current rail-station plan is just the tip of the iceberg.

Trust the Swedes to see that awkward singles scenes are one of our great untapped reservoirs of renewable energy.

Do values have value?

One of the most pernicious fallacies into which our business thinking is prone to fall--and this is especially true in disciplines like finance and engineering, where numbers are particularly preeminent--is the conflation of measured value and real value. It's an old truism that you cannot manage what you cannot (or do not) measure. But managers, driven by objective results, take it one step further: If we cannot (or do not) measure it, the thinking goes, then for all practical purposes we can act as if it were not real. Oh, the endless debaucheries which descend from this one, simple stupidity.

Who says you can't measure love?

If we reject this fallacy, however, we ipso facto assume the value of CSR ("Corporate Social Responsibility"), which is really just another way of saying that the bottom line isn't really the bottom line. (Although, then again, maybe it is.) There are plenty of us who believe that environmental concerns, labor issues, management practices, and other corporate habits of thought and action impact the bottom line. Many of us also see quite clearly that making lots of money in our stock portfolio isn't worth it if the costs show up elsewhere.

Where else? Well, we might, I don't know, run out of water or something. (Even soft drink company execs, who seem to view potable water as competition, must realize that water is the main ingredient in their product.) Or perhaps canned air will become the only kind of air worth breathing. (Los Angelians must love the smell of cancer in the morning.) Or we pave our "path to financial freedom" using the backs of children. Or maybe we'll get to that point where corporate boneheadocracy seems normal.

After all, who cares? We customers and shareholders don't have to pay to clean up everything up when corporate America poops in the nest. But then who does? We taxpayers do, that's who. But wait. Aren't "customers," shareholders," and "taxpayers" just different roles played by the same flesh and blood human beings? Not only that, but at the end of the fiscal year, there's really only one balance sheet. Costs that corporate America manages to externalize just end up on a different line item on our annual budget, that's all. If we don't pay them as customers or shareholders, we pay them as taxpayers or family members or landholders or what have you. Only the dense, the foolish, and the psychopathic truly believe that the corporate bottom line is their own bottom line.

Burning Beds, Inc. has posted outstanding earnings for the past three quarters, and... hey! That's my bed!

Once you assume that clean water, clean air, happy children, and sane work environments have value (anyone other than these guys want to argue that this stuff is without value?), there are two possible ways forward:

1. Get creative when it comes to measurement. Instead of whining about how some things are "unmeasurable," innovate new mensuration and valuation techniques. Two interesting actors in the field of valuation innovation are Innovest and Communications Consulting Worldwide (CCW). What's this all about? Consider the following example: Say Wal-Mart's got labor troubles (no, really, imagine it); how much does that dent in their reputation cost shareholders? According to CCW, "if Wal-Mart had a reputation like that of rival Target Corp., its stock would be worth 8.4% more, adding $16 billion in market capitalization." That's a game changing assertion, shifting the debate from "Can the effects of reputation be measured (i.e., is it possible)?" to "Can we improve the methodology used in this study (i.e., how well are we doing it)?"
   
2. Stop managing and start leading. Insanity, as AA has it, is doing the same thing over and over and expecting different results. While the methods of bureaucratic management can optimize a banal system defined by quantified data, they are poorly suited to effecting metamorphic leaps in consciousness and/or character. As a rule, our businesses don't need to "do better," they need to "do differently." Better data and better management practices cannot provide a fresh, holistic vision for the future of business--only inspired leadership can do that. Bill McDonough and the Regenesis Group are two interesting players in the field of consciousness shifting.
   

We did not manage our way to the moon.

While I believe that creative mensuration and valuation techniques are effective tools for advancing a CSR agenda, they are useless without the proper outlook. Only competent, inspired leadership--a coherent vision supported by capable entrepreneurship--can truly change things. The incremental approach is appropriate as a rhetorical approach (that is, as part of a strategy of persuasion), but only a true leap in consciousness and character can ever save us from ourselves.

The ghetto of sustainability

I'm also concurrently at work on an innovation challenge for the Sustainable Innovation Summit, which is much like the Innovation Challenge, only ghettoized. Although the SIS draws some big name brands (e.g., Johnson & Johnson, Xerox, et al.), I find it hard to see how it plans to effect real market transformation, since it tries to carve "sustainability" off as a niche family of problems rather than trying to integrate environmental consciousness into business thinking generally.

Since this is my first time through the SIS wringer, though, I'm reserving judgment. I'll let you know how it turns out.

What's wrong here

Sustainable Architecture, Building, and Culture (which very cleverly yields the name Sustainable ABC) has got its hands on the domain GreenHomesForSale.com. And what are they doing with this bellwether domain?

We make green homes hip, stylish, and easy to find. Or not.

I'm very happy that someone, somewhere is trying to market green homes. I'm delighted that someone has expended serious thought and effort on giving sustainable homes a virtual presence. But I think some serious improvements are possible and in order.

Oh, and why should green homes be ghettoized? Why not simply provide it as one searchable criterion out of many?

How green is your zipcode?

MarketWatch's real-estate writer Amy Hoak publishes a few links--with extensive commentary--to websites which provide information your average real-estate agent may not be able to provide. Setting aside the sex offender nonsense, the article provides some great links.

First (of course), the environment:

The U.S. Environmental Protection Agency Web site has a tool that allows visitors to search a community by ZIP code for environmental facts about the area, including pollution statistics, the location of hazardous waste sites and information about the area's watershed.

Another site dedicated to helping the public retrieve information about local environmental health is Scorecard.org, which generates a pollution report card at the county level, giving information on such topics as air and water quality.

Where in this picture would you like to live?

Second, another issue dear to me, schools:

A national database of school demographic information can be found on the National Center for Education Statistics Web site. Click on the "School, College and Library Search" tab at the top in order to view data including a particular school's student-to-teacher ratio or enrollment by race and ethnicity.

For a snapshot of academic performance and to compare schools, a prospective homeowner might browse the School Matters Web site, a service of Standard & Poor's.

Another site, Great Schools, offers similar tools.

Even as the internet threatens to inflict fully-fledged virtuality upon us, it also enhances the quality and quantity of information about place.

How green is green?

Ah! St. Patrick's Day! When everyone is green. Or at least, everyone wears green. But some people really are drinking green beer--and the recipe involves no food coloring.

Preservation + green = good questions

The Real Estate section of today's Sunday NYT has an article on "The Greening of Graying Buildings." The article covers two successful preservation projects--a NJ farmhouse and a Hoboken factory--which also go green. The most interesting of the two is the farmhouse, developed by Conservation Development of Hillsborough, NJ. (Full disclosure: The principal of Conservation Development, Lise Thompson, is a personal friend and colleague.)

It may not look green... and that's the point.

In its customarily clunky way, the NYT states the obvious as though it were utterly arcane:

THE conversion of a huge Hoboken warehouse building into condominiums and the nearly completed restoration of a small 1860 farmhouse near the Delaware River are two very different sorts of projects. But they share an intriguing goal: creation of 21st-century “green” homes in history-laden structures without stripping the buildings’ original character.

It's not "intriguing"--it's only sensible. In any case, the real story here is captured beautifully and succinctly in a quote from Ms. Thompson:

“Sometimes, we had to ask ourselves: What is ‘green?’”

Green isn't a "movement," a "lifestyle," or even a technological category. Green is a state of consciousness--a paradigm--a mental model. The challenge isn't a scientific or technical one--the whole question of "efficiency" is merely a sidebar--but rather a spiritual one. In order to build greener buildings, we must become greener people.

Ms. Thompson goes on to explain a bit of her generative thinking vis-à-vis this project:

“The fact is that preserving the house is itself ‘green,’ because it avoids further development and sprawl — but there are tensions between being green and authentic restoration, and we had to resolve them as best we could.”

While there's plenty of room for growth beyond this statement, the point is that Ms. Thompson didn't assume that there is only one answer, and that all she had to do was find it. Instead, she creatively opened up an entire new vista for thinking green: the idea that preservation itself is a kind of environmentally sensitive practice.

There's much left to explore here. But the takeaway, which of course the NYT doesn't really take away, is that green isn't the answer, it's the question.