Tuesday, May 29, 2007

Design That Solves Problems for the World’s Poor

P.J. Hendrikse

Solutions The exhibition at the Cooper-Hewitt has many items to show a grasp of the depths of world poverty and ingenious ways to attack it. They include a 20-gallon rolling drum for transporting water, above.

By DONALD G. McNEIL Jr. Published: May 29, 2007

“A billion customers in the world,” Dr. Paul Polak told a crowd of inventors recently, “are waiting for a $2 pair of eyeglasses, a $10 solar lantern and a $100 house.”

Tools for Better Living
Tomas Bertelsen
A pot-in-pot cooler that relies on the evaporation of water from wet sand to cool the inner pot.
Vestergaard Frandsen
The Lifestraw drinking filter, which kills bacteria as water is sucked through it.

One computer for every child.

Stanford Richins
A portable light mat.

The world’s cleverest designers, said Dr. Polak, a former psychiatrist who now runs an organization helping poor farmers become entrepreneurs, cater to the globe’s richest 10 percent, creating items like wine labels, couture and Maseratis.

“We need a revolution to reverse that silly ratio,” he said.

To that end, the Cooper-Hewitt National Design Museum, which is housed in Andrew Carnegie’s 64-room mansion on Fifth Avenue and offers a $250 red chrome piggy bank in its gift shop, is honoring inventors dedicated to “the other 90 percent,” particularly the billions of people living on less than $2 a day.

 

Their creations, on display in the museum garden until Sept. 23, have a sort of forehead-thumping “Why didn’t someone think of that before?” quality.

For example, one of the simplest and yet most elegant designs tackles a job that millions of women and girls spend many hours doing each year — fetching water. Balancing heavy jerry cans on the head may lead to elegant posture, but it is backbreaking work and sometimes causes crippling injuries. The Q-Drum, a circular jerry can, holds 20 gallons, and it rolls smoothly enough for a child to tow it on a rope.

Interestingly, most of the designers who spoke at the opening of the exhibition spurned the idea of charity.

“The No. 1 need that poor people have is a way to make more cash,” said Martin Fisher, an engineer who founded KickStart, an organization that says it has helped 230,000 people escape poverty. It sells human-powered pumps costing $35 to $95.

Pumping water can help a farmer grow grain in the dry season, when it fetches triple the normal price. Dr. Fisher described customers who had skipped meals for weeks to buy a pump and then earned $1,000 the next year selling vegetables.

“Most of the world’s poor are subsistence farmers, so they need a business model that lets them make money in three to six months, which is one growing season,” he said. KickStart accepts grants to support its advertising and find networks of sellers supplied with spare parts, for example. His prospective customers, Dr. Fisher explained, “don’t do market research.”

“Many of them have never left their villages,” he said

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Market forces color Anaheim-Disney housing rift

A developer says he’s forced to alter a hotel-condo proposal that was winning some city support.
By Dave McKibben, Times Staff Writer
May 29, 2007

A developer whose project was expected to set the tone for sprucing up Anaheim’s entertainment district has decided those plans are no longer economically viable, adding fuel to the debate about what types of development belong in the resort district.

The Harbor Boulevard project was initially pitched as a luxury high-rise condo-hotel. But developer Derek Baak said rising construction costs, competitive hotel room rates in the resort district and an unproven luxury hotel market made the original concept untenable in Anaheim. So he’s tweaking the plan, seeking to change from the high-rise, one-tower vision to a smaller hotel with condos in a building at the back.


“If the city is waiting for a luxury hotel-condo project on that site, who knows how long the land will sit there vacant?” he said. “You just can’t build a hotel now without some kind of subsidy.” With more condos added in his new plan, “the condos subsidize the hotel.”

Baak’s proposal has changed from a hotel-condo complex with as many as 300 units of each to a 75-room boutique hotel and 191 condominium units separate from it.

The new proposal, planned for the site of a closed Toys R Us, is proportionally more residential-heavy and further stokes the debate that has engulfed city and tourism officials in Anaheim: Does housing belong in the 2.2-square-mile resort district surrounding Disneyland? City zoning currently prohibits new residential development there.

Baak’s altered plan has been endorsed by city planners and some City Council members but is opposed by the Walt Disney Co.

Disney is opposed to any stand-alone residential project in the resort district, arguing that housing doesn’t mix with tourists and night revelers.

The company recently filed a lawsuit and backed two ballot measures to prevent housing in the district, including Platinum Pointe. That development would consist of about 1,275 condos and 225 low-income apartments near where Disney hopes to build a third amusement park. The City Council last month rezoned the property on a 3-2 vote to allow for wholly residential housing. A vote on the Platinum Pointe project itself could come this year.

Disney Chief Executive Robert Iger weighed in last week, saying a sprawling residential community did not belong near Disneyland and calling the theme park “the best neighbor Anaheim has ever had.”

“We don’t believe that the property being talked about … is as recreation- or business-friendly as the businesses that could go there,” Iger said in his first public comments on the matter.

Baak said his Harbor Boulevard project should be viewed differently because it includes a hotel along the street with condos near the rear of the 5-acre parcel.

“Our project is a good compromise,” said Baak, vice president of West Millennium Homes, which is a co-developer with Renaissance Pacific Properties. “But Disney told us they can’t pick and choose projects, so they are throwing us into the same bucket as the rest because we have residential.”

Baak’s downsized development was part of a March compromise plan offered by Anaheim Mayor Curt Pringle and Councilman Harry Sidhu.

But that plan died once Pringle, Sidhu and Disney began pushing a ballot initiative that would forbid housing in the resort zone, created to help extend visitors’ trips by erecting world-class hotels, entertainment venues and restaurants.

Pringle could not be reached for comment.

In a written statement, Disneyland spokesman Rob Doughty said: “The Anaheim Resort Area was created by the City of Anaheim in 1994 to be a tourist-serving area. We believe that the residents of Anaheim have clearly indicated through the recent referendum petition their interest in protecting that vision.”

Disney’s strong opposition hasn’t deterred Baak from moving forward with the project. “Just because we don’t have their support doesn’t mean we won’t continue,” he said. “I think we have the support we need. We’ll continue working with the city and neighbors. We still think it’s the right project in that location.”

Sidhu, who opposes the Platinum Pointe project, said he was “fully supportive” of Baak’s development, because it wasn’t originally part of the resort district and was added only in recent years. Also, Sidhu said the hotel at the front of the property would create a “resort feel.”

Despite his support, Sidhu backs the ballot measure to ban housing in the district.

If the ban gets on the ballot and is approved by voters, the council would have had to approve the Baak project before the February election for it to be built.

“This is a great project,” Sidhu said. “It will clean up that end of Harbor. Disney should work with us on this.”

Frank Elfend, a consultant to the Platinum Pointe project, said Sidhu’s position was inconsistent.

“It would seem to be hypocritical,” Elfend said, “to be part of a movement precluding residential development in one case but be supportive of residential in some other instance.”

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Academy of Sciences to be Museum of Future

New director sees it as model of sustainability — planting begins on building’s living roof

Carl T. Hall, Chronicle Science Writer Tuesday, May 29, 2007

Gregory Farrington, the new executive director of the California Academy of Sciences museum being built in Golden Gate Park, is a man of no small ambition.

As workers readied the museum’s “living roof” for the first plantings last week, Farrington, a 60-year-old, Harvard-educated chemist and former president of Lehigh University in Pennsylvania, outlined plans to transform the venerable academy in ways that go far beyond architecture.

 

“I don’t get up in the morning hoping that if I work really hard I will be mediocre by 5 o’clock,” he said. “The goal here is to make this the best natural life institution in the world.”

Completion of the $429 million museum project, including a complicated yearlong move-in starting in October, is expected by the fall of 2008. Farrington calls the building a giant exhibit, “as much about the future as it is a museum of the past.”

It rates as one of the most significant undertakings of its kind, promising to bring worldwide attention to the Bay Area’s unique brand of scientific research and cultural innovation. From stem cells to green technology, it’s all part of the program Farrington is planning to put inside — or outside, as in the case of the rooftop garden for native plants — architect Renzo Piano’s glass-walled temple.

The academy, founded in 1853, is the oldest science institution in the West, set up to document with remarkable rigor some of the wonders glimpsed during the Gold Rush era.

After its first big museum in downtown San Francisco was destroyed in the 1906 earthquake, the academy became a fixture in Golden Gate Park, where the major attractions included dioramas of African wildlife and extinct birds, along with an ornate alligator habitat that suggested the reptiles may have been natives of Nob Hill.

Hints of those quaint old displays will be part of the new museum, Farrington said during one of his first extended interviews since he began work in February. But the emphasis clearly has shifted away from ancient history — or even contemporary natural history.

The buzzword now is “sustainability,” and the building, packed with energy-saving materials and technologies, is the museum’s largest display.

“Part of what the Cal Academy needs to take up now is showing people what it means to make life sustainable, and to lead in that creatively and intellectually,” Farrington said. “What does sustainability mean to a normal family in a normal life in a normal home? What does it mean for public policy? What are the options? What are the questions?

“We are the natural organization to do that. We will be in a gorgeous park in a gorgeous city, in the middle of one of the greatest clusters of information technology and biotechnology anywhere in the world. If it doesn’t happen here, then where exactly is it going to happen?”

Farrington’s most recent posting was to London, where he served as an international program director and fundraiser for Lehigh, and he has a vacation home in Florida. He admits to some difficulties adjusting to Bay Area life, and at a recent Giants game against the Phillies, he still rooted for the Phillies.

“Nobody told me about the fog and the idea that summer is supposed to be cold,” he said. “I’m used to summer being warm, and winter cold. Some people around here consider high 70s to be a heat spell. I consider that just warming up, but I’m getting used to the weird weather. And I’ve become pretty proficient at the bus lines.”

He’s also joined a long tradition of San Francisco’s new arrivals proclaiming big ambitions in a setting famous for its pioneering approach and dreams of grandeur, even if they may not always be realized.

“The West is a big place — big mountains, big deserts, big ocean, big sky — in a way that the East isn’t,” he said. “Surely the most spectacular topography and natural scenery in the United States is the topography and scenery in the West, and that leads to a certain way of thinking. It’s sort of a fusion of the outdoors and the life of the mind. It’s an expansive view.

“Keep in mind of course that the people who climbed Everest came from London, and in every city in every part of the world you find people who explore,” he said. “What’s so beautiful about this part of the world is this combination of the creativity of human beings and the sheer awesome expansiveness of the outside — the mountains and the sea. It’s really a gorgeous place.”

The California Academy’s management philosophy, which is taking shape along with the building in the park, concerns how to create a museum that is forward-looking, inside and out, instead of a repository of relics and dead things pickled in formaldehyde.

There are plenty of those relics — the academy’s scientific collection includes some 20 million specimens gathered during a century of research forays. Those aren’t being thrown out. In fact, Farrington is now searching for a new research director to freshen up the academy’s historic emphasis on basic science.

As for its public face, however, the idea is to dispense with the dusty shelves and traditional cloistered ambience.

“In the past, museums were these buildings with thick walls and high columns, and they looked like new versions of Greek temples,” Farrington said. “They had lots of steps. They were dark and you went inside them, and oftentimes they were about history.

“What’s been created here in the park is almost the inversion of that. Glass walls. No steps. Light floods into it. And the main issues being addressed by the displays and research, by all the activities in the building, are about the future.”

Preserving the record of evolution, the “history of life,” Farrington said, will be part of the academy’s mission as it has been since the rush to Sutter’s Mill.

But now people in the West are learning to step more carefully, and so the California Academy is moving into its new home with plans to “demonstrate where life is going,” and how even hard-charging, techno-obsessed bipedal hominids may manage to stick around.

“That relates to all sorts of issues — climate change, global warming, survival of the species — survival of all species, but particularly survival of the human species,” Farrington said.

While the new museum and its displays would seem to be enough to draw people there, the academy should heed one lesson learned from opening of the Chabot Space and Science Center atop the Oakland hills in 2000, former Oakland City Councilman Dick Spees said.

“It’s not about a building,” said Spees, who serves on the center’s board of directors. “It’s about a program.” And marketing that program to the public is essential to making sure the people come and keep coming, Spees said.

Farrington acknowledged another one of his planning concerns: how to cope with the inevitable first rush of crowds curious to see the new museum, which is the latest creation of Piano, well-known for designing civic plazas, cultural centers and museums in cities around the world.

Stampedes, ever since the Gold Rush, have always been a part of the West, too, but Farrington promised that people won’t have to wait three hours to get inside to see the future of life on display.


Natural history moving back to the park

Although most of the construction crews will finish their work this fall on the new home of the California Academy of Sciences, it’s expected to take a full year for all the displays, live animals and collected specimens to settle into the new location in Golden Gate Park and get ready for the first paying visitors in the fall of 2008. Here’s the move-in plan for some of the museum’s key features:

– Native California species are being planted now on the museum’s signature rooftop sustainability display.

– Living trees will be moved into a rain forest display in late November.

– Coral will be moved into a coral reef tank starting in January. That process is expected to continue until early September.

– The planetarium screen will be installed between November and January. Planetarium seating will be installed in February.

– Kimball Natural History Museum exhibits, including African Hall dioramas, will be installed between March and July.

– The Steinhart Aquarium animals will be moved into their tanks starting in February and continuing through September 2008. Stephanie Stone, a museum spokeswoman, said “the order of animal migration is still very much in flux.”

– The tentative plan is to move fish into the coral reef habitat first, followed by bats into the rain forest in April and penguins into their new home, possibly in August 2008, to allow them more time to breed in the museum’s temporary downtown site on Howard Street.

– Botany collections will be boxed by the end of November and sent to an industrial freezer in December for a debugging, then will be moved into the new building in January.

– Fish, reptile and insect collections will probably be next, starting later in January. The rest of the research departments will follow. That phase is expected to be done by the end of June 2008.

Source: California Academy of Sciences

E-mail Carl Hall at chall@sfchronicle.com.

http://sfgate.com/cgi-bin/article.cgi?f=/c/a/2007/05/29/MNGK9Q2VMO1.DTL

This article appeared on page A - 1 of the San Francisco Chronicle

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Monday, May 28, 2007

Griffith after the ashes

Will the park be a spot for hikers and golfers or a nature preserve? Advocates push competing visions.
By Deborah Schoch and Ashraf Khalil, Times Staff Writers
May 28, 2007

Tucked away amid the ash-covered slopes of Griffith Park, a tiny, eccentric garden clings to life like a green island on the land.

Some garden-hungry park-goer claimed this real estate several months ago, bringing two well-used lawn chairs and planting a personalized mix of cactus, crown of thorns and green-spiked iris. City officials helped provide water to the patch and, at the request of the 93-year-old gardener, added a concrete bench left over from the 1984 Olympics.

The small plot escaped the fire that burned nearly a quarter of the park last month. But as officials plan for restoration, tough questions are arising about the very nature of a park that, like the megalopolis around it, is an eclectic, even messy hodge-podge of needs, desires and identities.

Should this be a people’s park where Angelenos can surreptitiously plant nonnative iris amid the sage scrub? Is it a refuge for hikers, golfers, tai chi devotees and equestrians? Should it have more room for soccer players, softball teams and picnickers?


Or should one of the nation’s largest urban parks evolve even more into a nature preserve, protected from people so that native wildlife and plants can thrive?

It’s a increasingly political debate that has profound implications for both the park and the city, where a dearth of parkland and recreation space has made the hills and canyons of Griffith Park a refuge for thousands each weekend, including many low-income families with few other open-space options.

Some conservationists and scientists look at burned hills and see a blank slate, a golden opportunity to restore much of the park’s rugged interior to its once-wild state.

Backers of that idea believe the fire did so much damage in part because nonnative species spread haphazardly for decades as visitors tracked in exotic mustard, planted eucalyptus and carved their own trails up Mt. Hollywood. Even the bird sanctuary was shaded by redwoods and other trees not normally found in Los Angeles.

Now, they envision a resurgence of native chaparral, with plants such as toyon, laurel sumac and blue-flowering lupine luring back back a wealth of wildlife.

“Oh, God, you’d have an incredible diversity of birds,” said Garry George, executive director of Los Angeles Audubon. “You’d have many species of western wood warbler, flycatchers, vireos, all sorts of birds coming through.”

Others fear that too much emphasis on chaparral could strip Griffith Park of its distinctive, crazy-quilt feel — eucalyptus from Australia, ice plant from Madagascar, the pocket parks.

The debate doesn’t just involve plants.

Some argue that a park-poor city like Los Angeles cannot afford to entirely turn over the park to nature. After all, its peaks, canyons and flatlands account for 26% of the city’s 15,700 acres of parkland.

“Griffith Park is at a pivotal place,” said Councilman Ed Reyes, who thinks it’s time for the park to better serve lowerincome youths who live a short bike ride away in areas such as Lincoln Heights.

“I know it’s going to raise a lot of fireworks,” he added, “because people there now really treasure their sense of isolation and exclusivity.”

Park as safety valve

The man who created this sprawling park in 1896 viewed it as a venue to relieve the pressures of urban life.

“Public parks are a safety valve of great cities,” wrote wealthy mining expert Col. Griffith J. Griffith, who envisioned a park “for the rank and file of the plain people.” He gave the city 3,000 acres of his ranch, which then sat amid undeveloped land a mile north of the city, on the far eastern slopes of the Santa Monica Mountains. Since then, a growing constellation of city landmarks — the zoo, Griffith Observatory, the Autry museum complex and the Greek Theatre — have made it a city centerpiece.

Even before the fire, this promised to be a pivotal year for Griffith Park.

City officials unveiled a master plan two years ago that included many new features at the park, including two aerial trams and parking garages. Backers saw the plan as a way to make the park more accessible. But many groups attacked it, arguing that the park’s rustic character would be threatened. The city is waiting for a new version being drafted by a panel of community groups.

“Griffith wanted it to be left in its most natural state,” said Marva-Lea Kornblatt of Burbank’s Rancho Equestrian District, where residents can ride their horses straight into the park.

In June, the city will also begin studying what residents throughout the city need and want in their parks.

Mayor Antonio Villaraigosa said there is a “delicate balancing act” surrounding the park, but promised, “Whatever we do here we’re going to do with community consensus.”

Before the fire, the hilly interior contained huge swaths of native habitat — despite the eucalyptus, Canary Island pines and other motley plantings at popular spots such as Dante’s View and Captain’s Roost. Hikers have planted their own trees around the park. Dante’s View was a hilltop retreat of nonnative trees planted over the last 50 years by park users.

There is widespread agreement that the fire offers opportunity, but there is disagreement about what kind.

“The fire did what no one could afford to do in this environment, to just be clearing the fire hazard, the invasive species, the buildup of fuel,” said Andy Lipkis, founder of the nonprofit group TreePeople, which is working with the city on its Million Tree campaign.

Left alone, the burn area would rejuvenate naturally with native plants, predict scientists who specialize in post-fire ecology (some nonnative plants might return, too). But a drought spreading into next year could strain the natural cycle.

Despite the push by environmentalists to let nature take its course, city officials said they plan to do selective reseeding and tree replanting as part of a $50-million recovery plan — particularly on hillsides judged to be a mudslide risk. Councilman Tom LaBonge, who represents the park, said he would not be opposed to the planting of nonnative trees at some of the preserves along hiking trails.

Councilman Reyes said officials should be thinking about ways to make the park more accessible to residents from around the city, not just the affluent ones who live in the foothills around the park.

“Right now,” he said, “the knee-jerk reaction has been more, ‘This is mine, I want to keep it…. I paid my million, $2 million, $3 million for my house. I paid for this.’ “

He suggested moving more quickly on a Los Angeles River bike trail leading directly into the park, making it easier for children to get in. Another idea suggested by some: Better linking of mass transit lines — bus and maybe eventually rail — to the park.

Raul Macias, founder of the Anahuak Youth Soccer Assn., sees firsthand the effects of active, competitive sports and fresh air on the more than 2,000 boys and girls in the league. He envisions a park that fosters more activity — perhaps with climbing walls and tree bridges — and ways to draw city youths and whole families into nature.

“The kids forgot how to play in the trees, run in the grass,” he said. “I want green areas, where you can tell a kid, ‘Look, this is a pine, this is a cypress.’

“It’s a perfect time right now. This opportunity will never happen right again, to keep our families in the park.”

Closure a sore point

As if to illustrate Col. Griffith’s description of the park as a pressure valve, some residents are lobbying to be allowed back into the shut-off interior.

Park managers warn that the fire dangerously eroded hiking trails, undermined boulders and weakened trees. Dry soil is slipping down onto roadbeds. On the popular Fern Canyon Trail, familiar to generations of city schoolchildren, canyon stairs are sliding into a gully crossed by the skeletal remains of a wooden footbridge.

Parks General Manager Jon Kirk Mukri told a packed audience at a public meeting last week that he was “taking it slow and safe” and that the unburned sections of the park could be reopened within two to three weeks.

That’s not soon enough for some. Glendale resident Bob Star stomped out midway through the meeting, complaining that the Mukri was being too cautious.

“I’m a hiker, and I don’t like being kept out of the park,” Star yelled outside the hall. “They’ve got the whole damn place shut down.”

Equestrians from Burbank complained that their park access remained closed while other stables near Hollywood had already been allowed to ride on select trails. And when Bob and Elaine Robak, a couple in their mid-50s, rode their bicycles into the park last week, a locked gate barred them from a trail leading uphill.

“Just open it up if the fire is over with,” Elaine Robak said plaintively. “Just let us in.”

Amid the passionate debate, the natural rhythms are already returning to Griffith Park. Albert Torres, chief ranger for the parks department, says birds are keeping to their spring migration schedule, with the hooded oriole and black-and-white Phainopepla arriving from the south the week of the fire. Although some birds lost nests in the fire, others took shelter in unburned chaparral nearby.

Only 10 nights after the fire, Torres spotted his first seasonal glow worm. It was in the burn area, which delighted him. “It was a hopeful sign,” he said.

In the tiny patch of iris and cactus, a bag of Scotts cactus mix sits neatly under the Olympic bench, waiting for the surreptitious gardener to return.

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Picking the Brains of the Founding Fathers

Experts Clash Over Whether the District Was Meant to Get a Vote in Congress

By Mary Beth Sheridan Washington Post Staff Writer Monday, May 28, 2007; B01

The setting is Congress, the year 2007. But as lawmakers wrangle over the D.C. voting rights bill, they are turning the clock back to the 1700s, furiously debating whether the Founding Fathers intended to deprive District residents of a vote in the national legislature.

On one side: the Bush administration and other critics of the bill, who believe the framers created the current situation intentionally. On the other: supporters of the bill, including Eleanor Holmes Norton (D), the District’s nonvoting congressional delegate.

It is “slander,” she declared heatedly last week, to suggest that the founders would fight a war over voting rights “and then would turn around and deny representation to the residents of their own capital.”

Who’s right?

Leading historians say the record on the founders’ intentions for the future capital is unclear in some respects. But there is little evidence they sought to deny the vote to what would eventually become hundreds of thousands of D.C. residents, the historians say.

Does it matter what a bunch of bewigged 18th-century revolutionaries thought about the District? It actually matters a lot: Their 200-year-old opinions could affect whether the current voting rights bill is deemed legal. The legislation, which seeks to give the District its first full seat in the House of Representatives, has passed the House and is now before the Senate.

The main argument advanced by the bill’s opponents is that the Constitution reserves House membership for representatives from states. And the District is not a state, they note.

Supporters and opponents of the bill are delving into history to try to clarify what the framers intended in 1787, when they inserted 38 words into the Constitution allowing for the creation of a federal government district. The brief clause gives Congress the power “to exercise exclusive legislation” over a future seat of government.

Did the framers mean its residents couldn’t vote in Congress?

Absolutely, said John P. Elwood, a Justice Department official who testified at a hearing before the Senate Judiciary Committee last week. “The framers and their contemporaries clearly understood that the Constitution barred congressional representation for District residents,” he said.

Nonsense, retorted Richard P. Bress, a former assistant to the U.S. solicitor general. “I can’t agree the evidence shows the Founding Fathers intentionally and permanently disenfranchised the people of the District of Columbia,” he told the Senate panel.

Historians say early politicians disagreed about the nature of the future federal seat of government, with some wanting a strong, independent enclave and others fearing it would turn into a new imperial Rome. Political maneuvering colored the discussion.

“There is no one Founding Father position,” said John Kaminski, a historian at the University of Wisconsin and editor of a 28-volume collection of documents on the ratification of the Constitution.

But several prominent scholars who have studied the period say there appeared to be little debate on whether residents of the new federal enclave would have the vote.

“The Constitutional Convention overlooked it,” said Kenneth Bowling, a George Washington University historian and author of “The Creation of Washington, D.C.” “The issue was not on their radar screen.”

Historians traditionally have traced the District’s status to a raucous demonstration in 1783 by unpaid Revolutionary War veterans outside what’s now known as Independence Hall in Philadelphia. The federal Congress, which used the building, was not in session at the time; the rioters were aiming their wrath at a meeting of the Pennsylvania state executive council.

But some congressmen who were proponents of a strong central government seized on the incident, saying it underscored the need for a federal enclave under Congress’s control, historians say. They got their way when the Constitution was drawn up.

Soon afterward, Alexander Hamilton and a few other politicians realized the Constitution did not provide specifically for congressional representation for residents of the new capital. Hamilton suggested that the first Congress fix the problem, but his amendment went nowhere.

Opponents of the current bill view the Hamilton amendment as a sign that the issue was debated at the time — and that Hamilton lost.

“It was as controversial then as it is now,” Jonathan Turley, a legal scholar from George Washington University, said at last week’s Senate hearing.

But Bowling and other historians disagree, saying the young states and the first U.S. Congress were preoccupied with weightier issues — such as the amendments that became known as the Bill of Rights.

“They had to organize the entire government!” declared Bowling, co-editor of a 22-volume edition of records and letters from the first federal Congress, which met in 1789-91. “They certainly weren’t going to pay a lot of attention to the federal district when it didn’t even exist yet.”

In fact, it was 1790 before the U.S. government decided where to locate the capital — on land ceded by Maryland and Virginia. Residents of the new district continued to vote in those states until 1801.

But in that year, Congress passed the Organic Act, assuming control of the District of Columbia and providing no provision for its residents to vote for members of Congress or a president.

That would seem a clear enough sign of Congress’s intent. But historians caution that that act, too, should be seen in the context of the politics of the time.

It was passed by a lame-duck Congress fearful that the incoming president, Thomas Jefferson, an anti-federalist, would junk their vision of a strong capital, said William diGiacomantonio, a historian who has studied the period.

The outgoing Congress “really did want to preserve the independence of the District. And so they passed this really haphazard thing,” he said, referring to the act.

“It’s politics,” the historian added. “It doesn’t have anything to do with principle.”

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An Ocean City Icon Faces Turn in Economic Tide

Property Taxes, Energy Costs and Insurance Rates Force Family to Consider Closing Park

Trimper's Rides, an Ocean City mainstay since 1890, is owned by 14 family members, some of whom are seeking help from the state to keep the park open.

Trimper’s Rides, an Ocean City mainstay since 1890, is owned by 14 family members, some of whom are seeking help from the state to keep the park open. (Photos By Linda Davidson — The Washington Post)

By Philip Rucker Washington Post Staff Writer
Monday, May 28, 2007; A01

OCEAN CITY — For 117 summers, generations of children have frolicked through Trimper’s Rides on this beach resort town’s signature boardwalk. But this Memorial Day weekend might begin the last summer they circle the antique wooden carousel, fling around the Tilt-a-Whirl and loop through the Tidal Wave roller coaster.

The Trimpers say they are considering closing the amusement park and arcade this year.

As Ocean City has exploded into a megaresort, property taxes have soared for Trimper’s, which operates on the last chunk of undeveloped land on the town’s three-mile boardwalk. In the past three years, family members said, their assessed property value has tripled, from $21 million to $65 million.

So the Trimpers are facing reality. Revenue from thrill rides and arcade games can’t keep pace with the skyrocketing value of their three-block site, they say. In addition to property taxes, insurance and energy costs are up, and the family is split over what to do: Some members want to sell, but others want to find a way — perhaps through a change to lower the park’s assessment or a historic designation — to keep going.

“After 117 years, I don’t want to be the Trimper that closes the place up,” said family patriarch Granville D. Trimper, 78, president of the company. Although he declined to provide financial specifics, Trimper said, “We can’t keep going without making a profit.”

Across the nation — from Coney Island, N.Y., to Myrtle Beach, S.C., to Panama City, Fla. — beach amusement parks have become victims of the ocean-view development boom.

Trimper’s is the oldest continuously owned amusement park in the United States, and its demise would reverberate beyond the mid-Atlantic shore, said Jim Futrell of the National Amusement Park Historical Association.

Closing Trimper’s “will forever change Ocean City, and I don’t think it will change it for the better,” Futrell said. “It would rob the community of its soul.”

No developer has approached the family about buying the property, said Doug Trimper, Granville’s son, who helps manage the park. But the Trimpers need only consider recent history to know what could be in store if they sell.

At Coney Island, the vintage Astroland amusement park is scheduled to close at the end of this summer after 45 years in operation. A developer bought the park for $30 million and plans to build hotels and condominiums.

In Myrtle Beach, the Pavilion amusement park was shuttered in the fall after 58 years. In April, the old park’s creaky benches, rickety go-karts and chipped carousel horses were auctioned, and the property’s owner plans to develop a shopping mall.

And in Panama City, the Miracle Strip Amusement Park, home to Florida’s first roller coaster, went dark in 2004 after 41 years. A developer bought the 20-acre oceanfront property for a reported $15 million to build high-rise condominiums.

Some boardwalk amusement parks are surviving. In nearby Rehoboth Beach, Del., the Funland park has entered its 46th summer with children riding the bumper cars, touring the Haunted Mansion and holding on for the Sea Dragon free fall.

In Ocean City, Trimper’s is a fixture. There are the arcade with rows of Skee-Ball lanes, the pipe-organ carousel with hand-painted horses, the haunted house and the mirror maze.

“When you think of the boardwalk, you think of Trimper’s Rides,” Mayor Richard W. Meehan said.

The Trimpers themselves are fixtures. Granville Trimper, a former mayor and City Council president, is a gregarious and portly man known to hold court and talk politics on the benches outside the Pirate’s Cove amusement.

The park was founded in 1890 by Granville’s German immigrant grandparents. Today, the park is controlled by 14 family members, who are divided over whether to sell the property. Granville Trimper owns the most shares — a third — and he wants to keep the business.

Joyce Foreacre Trimper, 66, whose late husband ran the park before Granville, owns the second largest number of shares, about a quarter. She said she wants to sell because the business is no longer economically feasible.

“I think it’s time to move forward,” she said in a telephone interview from her home in Vero Beach, Fla. “If you own something and it can’t produce the income to make it worthwhile, then anybody with a good business sense would look to do something different.”

Discussions of selling the property have strained relations within the family.

“There’s a definite difference of opinion,” Joyce Foreacre Trimper said. “I could lay it all out for you, but I don’t know that that’s the thing to do.”

Even loyal customers are torn.

As the sun was setting Friday, Henry and Joan Brisker brought their 5-year-old granddaughter, Sophie, for a ride on the carousel. Joan, 62, a native Washingtonian, remembers the rides at Trimper’s from her childhood. She took her son, Sophie’s father, when he was young.

“You always come to Trimper’s Rides,” said Joan, a former pharmaceutical executive who retired with Henry in nearby Ocean Pines, Md.

She doesn’t want to see the park close. “It’s really sad. It’s a landmark. How do you tell a 6-year-old, ‘Oh, well, there’s no more merry-go-round?’”

But her husband, Henry, 62, also a native Washingtonian, sees things differently.

“This is a disaster,” the retired engineer said, pointing to the aging carousel. “It’s a whole chunk of junk. They should tear this down and build something modern here.”

“This was hot stuff like in the ’50s,” he added. “It’s just over. We don’t have buggy whips anymore. Things end. It’s time to move on.”

Operating the amusement park has become more expensive with rising insurance bills and energy costs, Doug Trimper said. The Trimpers wouldn’t say whether revenue and attendance at the park is up or down.

To keep pace over the years, the Trimpers have raised ticket prices, but they say they will go only so high. “I’m ashamed with the prices right now, $3 to ride around for two minutes,” Granville Trimper said. “There’s a point where people are just not going to ride.”

Granville and Doug Trimper have appealed the taxes with the state. They also have reached out to Gov. Martin O’Malley (D) and lawmakers for help. Options under consideration include a historic designation or legislation to change the way the park is assessed, Doug said.

Hannah Byron, O’Malley’s assistant secretary of tourism, said her office is considering drafting legislation to help Trimper’s.

“The governor has directed my office to work on solutions to save this state treasure and keep Trimper’s in operation,” Byron said.

Losing Trimper’s could harm Ocean City’s economy, which is driven by 8 million tourists each year. With a payroll of about $2.5 million, the park employs about 300 people, about 40 of them year-round, Granville Trimper said.

“It’s the heartbeat” of the boardwalk, said Del. James N. Mathias Jr. (D-Worcester), a former Ocean City mayor. “From the pipe organ of the carousel to the game where you pick the duck out of the pond . . . it’s what people dream about when they dream about their summer vacation.”

Staff researcher Meg Smith contributed to this report.

Posted by M at 11:28:01 | Permalink | No Comments »

A Manhattan ZIP Code just for shoes

In NYC, where boots aren’t just for walking, Saks will devote an 8,500-square-foot floor to footwear.
By Matea Gold, Times Staff Writer May 27, 2007

NEW YORK — This city is not easy on shoes.

The miles of unyielding sidewalks laced with subway grates, the lingering bumps of old cobblestone streets, the seeping asphalt in the summer — all of it conspires to topple slim heels and shred soft Italian leather.

And yet New Yorkers are still drawn to the most impractical of footwear. (Carrie Bradshaw’s Manolo Blahnik obsession on “Sex and the City” resonated with women all over Manhattan.)

So perhaps it’s not surprising that Saks Fifth Avenue’s flagship store is opening an 8,500-square-foot designer shoe salon this summer that will feature 150% more shoes than the current showroom, a VIP room for private shopping, an in-house cobbler and a chocolate cafe.

More unexpected, however, is that the shoe department will have its own ZIP Code.


10022-SHOE — both the salon’s name and its ZIP Code — will take up most of the eighth floor of the Fifth Avenue store when it opens in August.

Saks executives came up with the idea when they were brainstorming how to market the expanded shoe department.

“Everybody kept saying, ‘You’ve got to come up with something that indicates it’s big,’ and there were a lot of mundane ideas,” said Terron Schaefer, Saks’ senior vice president, creative and marketing. “I thought, ‘Why not try to get a ZIP Code from the U.S. post office?’ Everyone said, ‘You’ll never get it.’ “

But after a month of discussions, the U.S. Postal Service agreed to customize the last four digits of the store’s 10022 code with the word “SHOE” just for the salon — the first time a single floor has received its own designated ZIP Code.

USPS spokeswoman Pat McGovern said the specialized ZIP Code, which did not cost Saks any money, is a pilot project that the Postal Service may offer other businesses in the future.

“This is something where mail can be used as a marketing tool,” McGovern said. “A ZIP Code is something that every person in America is familiar with. When ‘[Beverly Hills] 90210′ was on the air, everyone knew exactly what that was.”

There’s one catch, however: the Postal Service’s automatic sorting equipment reads only numbers, not letters, which means that the full ZIP Code won’t do much to help direct mail to the shoe salon.

“It’s really more part of the return address,” said McGovern, adding that upgraded equipment may be able to handle alphabetic ZIP Codes in the future.

Schaefer said he didn’t expect the salon to receive much mail anyway, except for maybe letters similar to those addressed to Santa Claus at the North Pole.

Indeed, shoe lovers said they were more excited about what the salon’s ZIP Code said about its size than the ability to send the store correspondence.

“If they made it bigger, that’d be great,” said Jennifer Martin, a 32-year-old dentist, who joked that she frequented Saks’ current fourth floor designer shoe salon so often that her husband thinks that she’s having an affair with one of the sales clerks.

With a good pair of shoes, “you can never feel fat,” said Martin as she fingered a pair of gold Jimmy Choo heels on a recent morning. “They change your whole outfit. You feel like you want to stand up straighter.”

Stay-at-home mom Rachel Oliver, 29, said New York women use shoes as an expression of themselves in the way that women in other cities signify their taste through what they drive.

“Because New York women don’t have cars, their shoes and their handbags tell you everything about them,” Oliver said as she pushed her baby’s stroller through the salon, browsing for espadrilles. “It’s sort of their way of communicating themselves without being behind the wheel of a car.”

But navigating the city in high-priced footwear requires a certain amount of strategy.

“New York women have their walking shoes, their going-out shoes, their working shoes,” said Carolyn Gusoff, a reporter for a local television station, as she paid for a pair of Christian Louboutin white fishnet sling-backs. “You know what kind of heel can endure what kind of day. Today, I knew I only had to walk from work to Saks and back to the car, so I can wear covered heels instead of cork heels.”

Nancy Wrublin, 54, has shoes for almost any scenario. The Long Island resident has so many pairs that she had custom glass shelves installed in her home to store them all.

“How many pairs of shoes do you think I have?” Wrublin asked a friend as they browsed near the Jimmy Choo display.

“Two hundred and fifty?” the friend offered.

“That’s upstairs,” Wrublin said. “But counting downstairs?”

“Oh, easily 500,” her friend replied.

“You put on a clever shoe, and it brings the whole outfit together,” Wrublin explained. “In the end, it’s really how you feel about yourself. Because you’re not sexy unless you feel sexy. And that’s really what a good shoe can do.”


matea.gold@latimes.com

Posted by M at 01:50:59 | Permalink | No Comments »

Without foreign workers, U.S. parks struggle

Visa delays are leaving popular tourist spots like Yosemite without the foreign laborers who take on the dirtiest jobs.
By Christopher Reynolds, Times Staff Writer; May 27, 2007

YOSEMITE NATIONAL PARK — From Ukraine to Ecuador, scores of young maids and dishwashers are having trouble getting U.S. visas this spring — and that means trouble in Yosemite Valley.

“I’ve been making beds and scrubbing showers,” said Tracy Rogge, vice president of operations for park concessionaire Delaware North Cos. The chief operating officer “cleaned toilets and bagged groceries. Our director of finance was making burgers. This really caught us off-guard.”

Laura Chastain, recruiting manager for Delaware North, estimates that she is 300 employees short. “I don’t sleep at night right now,” she said.


Concession managers in Yosemite, the Grand Canyon and Yellowstone national parks bring in hundreds of foreign workers annually from Eastern Europe, South America, Asia and Southern Africa because, they say, they cannot recruit American youths to fill the dirtiest jobs in the park’s kitchens and hotels.

At Yosemite, those foreign workers make up more than 20% of the summer workforce and about half the park’s housekeeping staff. At Yellowstone, they constitute one-third of a 2,600-worker summer crew. At the Grand Canyon, the ratio is about one foreign worker for every three domestic ones.

This shift in makeup has attracted little notice, perhaps because so many recruits land in “back-of-the-house” jobs. But this spring — as President Bush and Congress began to wrestle again over immigration policy — scores of would-be Yosemite workers hit a snag in their visa paperwork. That left park managers facing a staffing shortfall and has raised a pair of awkward questions.

Can these national parks can get along any more without international workers? And will Yosemite have its act together in time for the summer rush that begins this weekend?

“What we have found is that American kids, up to their mid-20s … don’t want to wash pots and clean kitchens and cut onions and be rooms-keepers making beds,” said Joe Levesque, Delaware North’s vice president for human resources. “So we have had to turn to these international workers.”

Delaware North grossed more than $110 million last year as the principal concessionaire at Yosemite — the richest single contract in the national park system. Xanterra Parks and Resorts handles commercial operations at several national parks, including Yellowstone and the Grand Canyon.

Both companies said that they started bringing in foreign workers about seven years ago and that their dependence on them had grown even as attendance at national parks fell slightly.

Because of English-language requirements, few of those workers are from Mexico. Instead, the roster is dominated by people from more distant lands, from Peru to Poland, South Korea to South Africa.

The Jamaicans at Mount Rushmore worked out especially well last year, said Steve Tedder, a vice president at Xanterra, as did the Thais at Zion and Bryce Canyon national parks. And at Crater Lake, a group from the Dominican Republic “ran our whole housekeeping department,” Tedder said. “They were great.”

Unlike the thousands of foreign workers who serve American cruise-ship customers for less than the U.S. minimum wage, these laborers are protected by state and federal labor laws, and they typically earn the same pay and benefits as their homegrown colleagues, park managers are quick to say.

At Yosemite, that means wages beginning at the state minimum, which will increase from $7.50 to $8 an hour in January. Health benefits begin after three months, and American and foreign concession workers alike are represented by Service Employees International Union Local 521.

“It does add a nice international flavor to the park,” SEIU internal organizer Debra Rockwood said. But the current worker shortage, Rockwood added, shouldn’t be blamed on lazy Americans. It’s what happens, she said, when “the company doesn’t try and look at what it needs to do to employ an American workforce. We have pretty good wages, but they need to treat employees like a valued asset….”

Delaware North managers disagree with Rockwood’s criticisms; they trace this year’s troubles to March, when they realized that the pace of visa petitions through federal offices had slowed dramatically. Then they learned that the Labor Department, facing a boom in petitions for 10-month H-2B visas in recent years, had decided to increase uniformity by consolidating six processing centers into two. In that shift, the agency fell weeks behind.

Immigration legislation currently before the U.S. Senate could bring relief. One provision would more than double the number of temporary visas issued annually.

Other parks that rely on different kinds of visas were unaffected, but by early May, visitors to Yosemite Lodge were finding signs that said, “The foreign workers we expected to have in place at this time are experiencing visa problems. As a result we do not have the staffing levels we desire.”

Despite six-day workweeks and overtime efforts by on-the-scene Delaware North staffers, those visitors found that housekeeping was hours behind schedule and managers were filling in at front-line positions. A spokesman said he had seen no increase in guest complaints, but this weekend will be a big test.

The pool at Yosemite Lodge, for instance, is supposed to open, but it won’t unless management can find some lifeguards quickly. It’s still unclear how many of those foreign workers will arrive in time for the season.

“We have 50 people that are awaiting interviews with the U.S. Embassy in Kiev,” Ukraine, Chastain said.

A Labor Department spokesperson acknowledged the backlog but declined to comment on Yosemite’s status, adding that “we recognize it’s a serious issue.”

Unable to wait, Delaware North said it hired 88 Americans last week. American college students will arrive almost as soon as finals are over. But when they return to school in August, the park’s managers will again be eager for foreign aid.

“It’s not difficult work. I don’t understand why it’s difficult to find Americans to work here,” said Ronal Beck, a 39-year-old culinary school graduate from Durban, South Africa.

Beck took her first Yosemite assignment as a pantry worker in May 2004. On arrival, she was surprised to discover 40 South Africans. “I’ve met Jamaicans, Indonesians, Brazilians, and people from Kenya and Ghana,” she said. “I’ve traveled the world in one place.”

Now Beck works as a junior cook in Curry Village, drawing $10.52 an hour. Her medical benefits are “great,” she said, adding, “I’d like to come back every year, but I’ve got family at home.”

Scott Gediman, a Yosemite-based spokesman for the National Park Service, said the service, which is forbidden to hire foreigners, had faced similar recruiting challenges. “These types of jobs are not as attractive to young people as they used to be,” he said.

Foreign workers, usually recruited through private agencies that do initial screening, pay for their own transportation to the park, stay up to 10 months and are less likely than Americans to leave early, even if they’re unhappy. Like most concession employees, the foreign workers typically live in the park and have meals and housing costs deducted from their paychecks.

“Basically, they’re a trapped workforce,” the SEIU’s Rockwood said.

But Geoff Watson, president of San Francisco-based Intrax Cultural Exchange, which matches foreign workers with American employers, said the workers “want to have that quintessential American experience.” In the last nine years, Watson said, his company has gone from supplying no park workers to providing about 1,000 to parks, including Yosemite, Alaska’s Denali and Yellowstone, usually on four-month visas.

Both Watson and Xanterra’s Tedder said they expected international hiring in the park system to increase. But in Yosemite, Delaware North’s Levesque is leaning the other way.

Among the prospects his recruiters have recently targeted are new military enlistees who have months to pass before reporting for duty and youths from the California foster-care system, who often find themselves at loose ends when government support programs stop at age 18.

Richard Louv, author of the 2005 book “Last Child in the Woods: Saving our Children from Nature-Deficit Disorder,” said he wasn’t surprised that park recruiting had taken this turn.

As suburbs encroach, indoor distractions multiply and parental fear of uncontrolled settings widens, “we’re actually making it against the rules to go outside and play in nature,” Louv said. “There are huge implications to that, and you’re seeing one of them.”

Posted by M at 01:45:54 | Permalink | No Comments »

Sunday, May 27, 2007

The Unintended Consequences of Hyperhydration

Dwight Eschliman

 

By JON MOOALLEM; Published: May 27, 2007

It’s easy to find, in the mightily expanding iconography of American waste, the monumental (a ziggurat of flattened cars), the sinister (ocher sludge foaming on a riverbank) and the sublime (a plastic bag fluttering in a Japanese maple). The empty bottle and crushed aluminum can are none of these. They are almost too commonplace to notice, too dreary to evoke anything at all. Foundered on a roadside or slumped in a bag of spent Chinese takeout, the can without its Mountain Dew and the bottle without its Bud are unremarkable things. They’re just trash: something we once wanted and now can’t be bothered with.

Dwight Eschliman

 

Eleven states — California, Connecticut, Delaware, Hawaii, Iowa, Maine, Massachusetts, Michigan, New York, Oregon and Vermont — give this valueless stuff a value, however. Typically we pay a nickel when purchasing a container and get the nickel back if we return the container for recycling. It’s a deposit, a contract binding us to our garbage. Though these days, that nickel may elicit only the faintest twinge of regret as we toss the empty into the trash and rejoin our busy lives. More than three decades since it was first legislated, the transaction that the so-called bottle bill sets in motion — pay a nickel, recoup a nickel — is the same as ever. The world surrounding it, though, is almost unrecognizable.

Oregon passed the country’s first deposit law in 1971, and as one native Oregonian told me, “We don’t have too many firsts.” So in February in Salem, hearings to dust off and modernize the law began with a certain romantic pride. Oregon’s speaker of the house called the bottle bill “an Oregon institution” and described tacking toward floating bottles and scooping them out of the Columbia River while learning to sail with his father. The Senate president credited the bottle bill with making him want to become a legislator. “I just think it’s part of being an Oregonian, that you return your bottles and cans,” he said.

Representative Vicki Berger, a Republican from Salem, introduced herself as “the only living witness to the actual birth of the Oregon bottle bill.” Berger, who is largely spearheading the reforms, is the daughter of a fabled citizen-activist, Richard Chambers, who proposed the first bill, a man subsequently described to me as “a voice in the wilderness” and “totally prophetic.” Berger called the law “part of our mythology.” For others it was a “shining beacon” and “the one bill more than any others that Oregonians identify with.”

Never, it seemed, had such a ceremony been made over trash. Except that this same thing has been going on, almost perennially, in state legislatures across the country for decades. Bills to update existing laws or pass one in a non-bottle-bill state typically flail around in committee until, clobbered by the powerful grocery and beverage industry lobbies or skipped over for sexier environmental issues, they disappear. This year, however, the Oregon campaign, along with similar ones in New York and Connecticut, have gained greater traction.

Bottle bills are still surprisingly good at inspiring recycling and reducing litter. But, though they are idiosyncratic in every state, the vast majority of the laws share one colossal, unanticipated flaw: they place a deposit on beer and carbonated beverages only. The bottle bill’s scope, and to some extent the very vision of a more waste-conscious world that first motivated it, has been swiftly trivialized by the ubiquity of bottled water. This year, Americans will drink more than 30 billion single-serving bottles of water. Oregonians will throw out about 170 million empty ones. Those same bottles, filled with something fizzy, would carry nickel deposits.

“That was the stupidest thing we ever did,” says a veteran of the original Oregon campaign. The laws were written in a different era, a less health-obsessed one, when drinking out of a bottle or can meant drinking beer or soda. If bottled water, teas, juices and energy drinks existed at all, they were quaintly called “new-age beverages.” (“In the late ’70s,” one bottled-water executive urged me to keep in mind, “no one was putting on little shorts and running in the streets.”) Bottled water, Berger says, “is what’s truly different from 1971,” which is why she and others are battling to expand their bottle bills to include it.

From there, proposals often seek to fix a mess of other unanticipated dysfunctions and complaints. For starters, no state had the foresight to require its nickel deposit be adjusted for inflation. That nickel is now worth about a penny in 1971 terms, and redemption rates have depressed — except in Michigan, the only state with a dime deposit, where the rate remains 97 percent. Other states have tried to move to a dime. What’s more, in most states, if we toss the can, or even if we dutifully put it in our curbside recycling, our nickel quietly remains with the beverage-distributing company to which we first paid it. This year, the Bigger Better Bottle Bill campaign in New York is making its sixth attempt to redirect those unclaimed deposits — estimated at $100 million each year — into a state environmental fund. “It’s the people’s nickel,” says Judith Enck, Governor Spitzer’s deputy secretary for the environment.

Opposing such changes are disgruntled bottlers, distributors and grocers. Americans buy about 215 billion beverage containers every year, more than quadruple those bought in 1971. Steadily, these industries have been forced to sacrifice more space, time and money to run shadow businesses that are, as if out of a surrealist novel, haunting reversals of their regular businesses: trucks shuttle from store to store picking up empties; clerks hand customers money for grimy containers of air. Including bottled water would only inundate them further.

By now the players on both sides, in each state, all know one another. They issue reports. They recite dueling statistics. But the debate, wherever it happens to flare up in a given year, is essentially a philosophical one. While recycling advocates rail against society’s wastefulness as a solemn problem, so much of that society relies on the freedom to throw things out as a solution to problems. As naïve as it looks, the bottle bill forces the very contemporary environmental question of whether those who sell a product, not to mention those who use it, should be accountable for its mess — and just how accountable, and at what cost. By Day 3 in Salem, one dumbstruck grocer, pressed after his testimony, finally blurted out: “Are we responsible for all the containers and all the garbage we sell?” He meant it as a rhetorical question. But it’s precisely the question that, for 36 years, everyone has been getting together to hash out.

The People’s Lobby Against Nonreturnables

Opponents often denigrate the bottle bill as an old antilitter law, ill equipped to do the 21st-century job of recycling. But the ethos behind it was more forward-thinking than is commonly remembered.

Richard Chambers sold plywood production equipment. Before dying of cancer in 1974, he climbed every peak in Oregon and to the highest point in every state. On a Sunday morning in 1968, returning from a walk on the beach near his house in Pacific City, Chambers saw an article in the newspaper that his teenage daughter was reading over breakfast. It described a proposed deposit system in British Columbia. “And he says: ‘That’s it. That’s the answer,’ ” his daughter, Vicki Berger, told me recently. Immediately, Chambers called a state representative, a young black-sheep Republican named Paul Hanneman. The call woke up Hanneman. Soon the two men were standing near the town’s only intersection, grimacing at the mess of broken glass Chambers spotted there on his walk: a typical Saturday night’s detritus.

The beverage industry was changing, as were its consumers’ expectations. For decades, producing glass bottles was so costly that bottlers operated their own deposit systems to ensure they got them back. Beer usually came in glass “stubbies,” each with a deposit of a few cents. A stubby could be returned to any local bottler, regardless of its brand. There it was sterilized, scrubbed clean of its label and refilled. A single container could be repurposed as many as 30 times. But by the ’60s, aluminum cans were ubiquitous, and glass bottles were shedding their deposits. The convenience of these new “one way,” or disposable, containers was marketed enthusiastically. By 1970, nearly 40 percent of America’s packaged soda and 75 percent of its packaged beer came in one-ways.

“We could see the returnables disappearing,” Paul Hanneman, now 70 and retired, told me in the house near Pacific City where he has lived since childhood. The morning I visited, he had unearthed 300 copies of letters Chambers sent, often while overseas for business, to strum up support for the bottle bill. Chambers collected hotel stationery, hoping letterhead from Zaire would make his cause look important.

Hanneman first introduced the bottle bill in 1969. The idea — to put an artificial value on what everyone increasingly saw as worthless — was swiftly crushed. “The industry people came down on us like crazy,” he said. As convenient as one-ways were for consumers, they also alleviated great hassle and expense for grocers and bottlers. Those businesses themselves were becoming one-way, less hobbled by having to take back empties. Many bottle-washing lines, where containers were sterilized, were already dismantled. Hanneman was accused of trying to turn back the clock, ordering major corporations to jump through so many impracticable hoops in his one, inconsequential state that ultimately the whole industry might collapse. Businesses and unions, normally enemies, sat together on the same side of the hearing room. On the other side, Hanneman told me, “you’ve got Rich Chambers sitting all by himself”: a 6-foot-4, 275-pound man, needlepointing assiduously to calm his nerves. “He’d get so wound up. He’d say, ‘If we don’t reverse the trend now, nonreturnables, especially cans, are going to be so numerous we’ll never beat these people.’ ”

In 1971, when Hanneman and Chambers reintroduced the bill, modern environmentalism was just forming in the unfocused afterglow of the first Earth Day a year earlier. It was a moment when discussing humankind’s negligent stewardship of the planet and simply picking pieces of litter off its surface were both seen as deeply ecological acts. As an outdoorsman, Chambers loathed litter as a blight on the landscape. But he was also fearful of the broader wastefulness it signaled. He kept compulsive files on the resources needed to manufacture aluminum cans. An ad-hoc group called PLAN, the People’s Lobby Against Nonreturnables, studied the energy that a deposit program could conserve.

“My father understood fully about resource management,” Berger says, but “he was a salesman first.” Only by trumpeting the bottle bill as an antilitter measure could Chambers and Hanneman find the support they needed. Fighting litter was straightforward; it felt good. Gov. Tom McCall championed the bill exhaustively, telling the press he would “put a price on the head” of every bottle and can. This time, an unlikely coalition staggered in on Chambers’s side of the hearing room. “You had some younger people with longer hair sitting right next to a guy in big overalls from the Linn County Farm Bureau,” Hanneman said. “They were from all around the state — some urban, some rural. They hadn’t been to the Capitol before and really didn’t know what to do. All they knew was that they ought to go there.”

Opposition intensified. Before one hearing, a small cavalcade of private jets landed at the Salem airport, carrying various industry representatives from the East Coast. Jerry Powell, who volunteered for Chambers as a graduate student and now edits the trade magazine Resource Recycling, says the men came off as bullies and outsiders. For starters, “they called it ‘Oregoan,’ ” Powell says, still irritated. Local businesses meanwhile stepped up with crucial support, particularly five northwest breweries that hoped the bill might handicap the Anheuser-Buschs of the world, however slightly. (Freed from the cost of shipping bottles in two directions, national companies were now outcompeting local ones.) The bottle bill ultimately passed, Powell argues, because of “locals talking to locals.” “Incidentally,” he adds, “all five of those breweries are out of business now.”

Eric A. Goldstein of the Natural Resources Defense Council describes the first bottle bills emerging at a time when nationalizing markets were making goods more affordable and convenient, but also further detaching consumers from their environmental costs. The one-way soda can is only convenient because we can throw it out when we’re finished and don’t have to worry where it goes. So is the Bic razor, the paper towel, the disposable camera and the Swiffer mop head. “As significant as the bottle-bill legislation is,” Goldstein says, “the growing movement toward a throwaway society that started in the ’60s and ’70s is an even larger trend.”

Berger told me: “My father envisioned a world where we were overburdened with trash. He wasn’t aiming for recycling in the sense we know it, but recycling in the sense he knew it, which was that the bottle would go back to the bottling plant and get refilled.” (Chambers put a sticker over the toilet in the family’s beach cabin that read: “Rejoice! You’re Refillable!”) “I think his real purpose was to conserve that system” — to preserve the tidy, closed loop the industry was allowing to diffuse. “And in that sense,” Berger said, “the bottle bill was a failure.”

Today a great many of Oregon’s returned glass bottles are trucked to a plant near the Portland airport. There, they accumulate in towering piles. Then they are melted down and made into new bottles.

The Old Jalopy

Despite the elaborate overhauls first discussed, the updated bottle bill that passed out of the Oregon senate and into the House last month was essentially what Berger called the “just add water” option. It would place a 5-cent deposit on bottled water.

The change is far more complicated and politically ambitious than it sounds, given that grocers, stuck with the bottle bill’s grunt work, have traditionally been opposed to any expansion. Last year, The Oregonian reported that, before any changes were even introduced, Joe Gilliam, president of the Northwest Grocery Association, issued this warning to a meeting of stakeholders: “We can sit back and kill bottle bills. We’ve got the money to do it. We’ve got the political know-how to do it.”

Not long ago, Gilliam and I visited a store in northeast Portland together. It was a Fred Meyer, a chain of large-scale retailers. We met at the bottle house, a cement structure resembling a bus terminal near the edge of the parking lot. There, people fed empties into “reverse vending machines,” which scanned the barcodes and issued redemptions. An employee stood by to switch out the bins and hand-count any containers mistakenly rejected. The store fills three trucks with empties every week. Adding water, Gilliam speculated, would at least double that volume. That means twice as many machines in a bottle house twice as big. And if that happens, he said, pacing into the lot with his arms extended, you run into compliance problems with parking, access to public transportation and so on. Some grocers also warn that funneling garbage into grocery stores has health risks. “The bottle bill is basically maxed out on its capacity,” Gilliam said. “They’re going to have to do something far more innovative to make it work at this point.”

Meanwhile, as is the case in most states, Oregon’s beverage distributors — who via the grocers, collect and refund the deposits — claim they are being defrauded. They are refunding nickels for out-of-state containers on which they never collected a deposit in the first place. In Portland, bottles and cans flood in from the nearby suburbs in Washington, a state with no bottle bill. (“Seinfeld” fans will remember Kramer driving a mail truck full of empties to the 10-cent Promised Land of Michigan.) A cooperative of Oregon distributors says this fraud almost entirely cancels out, and in some years exceeds, the windfall of unclaimed deposits it gets to keep.

Bottled-water companies claim that, because water is not distributed in strict territories like soda and beer, keeping track of their nickels will be even more difficult. In Maine, one of two states so far to expand its law to include bottled water, Nestlé Waters North America says it handed back $815,000 more in nickels than it collected last year. (Globally, Nestlé owns 72 different brands of water, including Poland Spring, Deer Park and Arrowhead.) Brian Flaherty, a Nestlé spokesman who has testified in Connecticut and Oregon, told me those states are trying to drag the water business into an already dysfunctional system. They’re trying to “update the old jalopy,” Flaherty said.

The grocery and beverage industries largely advocate relying on curbside recycling instead — the programs by which homeowners set out bins at the ends of their driveways for collection. They argue that running a deposit program — a separate system just for beverage containers — is redundant. It may even be counterproductive. In Connecticut, a recycling contractor warns that placing a deposit on noncarbonated beverages, and thus inspiring more people to recycle those containers at stores, would divert at least $900,000 of recyclable material from the curbside bins. Such losses of revenue can threaten the financial viability of the curbside programs altogether.

The rise of municipal curbside recycling is yet another thing the bottle bill’s authors couldn’t have predicted. Bottle-bill proponents note that nearly half of Americans don’t have access to curbside recycling and maintain that it does a poor job of capturing containers commonly consumed away from home, like bottled water. But curbside still has a way of complicating their arguments, or at least of exposing just how stubbornly idealistic their vision actually is. If the goal is to conserve resources, it seems unfair that someone who conscientiously recycles his bottles and cans at the curb rather than at the grocery store loses his nickels regardless. I told this to Betty McLaughlin of the Container Recycling Institute, a tiny nonprofit that serves as a nerve center for bottle-bill advocates. McLaughlin disagreed, categorically. People drive to the grocery store regularly anyway, she said. If they took their empties with them, and if states put deposits on even more products, the volume of curbside material would drop, and the haulers’ trucks could make fewer trips. That would result in a net — though small, it seems — reduction in greenhouse-gas emissions.

More important, McLaughlin said, curbside is financed by municipalities; the bottle bill is designed to hold industry accountable for the disposal of its products. This accountability has practical, not just philosophical, benefits: forcing companies to take back their empties has ensured they make their containers recyclable and build markets for the scrap. (It is because of the bottle bill that fleece jackets, mattresses and carpeting are now made from recycled plastic bottles; recycled bottles have become one of the most valuable scrap materials.) Nevertheless, defenses of the bottle bill often boil down to an insistence that the essential rightness of its principle, the idea of producer responsibility, simply outweighs its many other costs and inconveniences — particularly since the bulk of those costs and inconveniences are borne by the industry. That’s only just.

Each side of the debate has its own emphatic standards of fairness and efficiency, and the distance between them was evident earlier this month, when, with an expansion seeming almost inevitable in Oregon, Michael Read of the WinCo Foods grocery chain spoke at a second round of hearings, sounding defeated. Read didn’t bother preparing testimony, he said, because “all of the cogent arguments where we have good data . . . have unfortunately been largely ignored. No one seems to care about the health issues, sanitation issues, space issues, handling issues, efficiency issues, cost issues.” I asked Paul Hanneman how he and Chambers responded to similar objections in 1971, the contentions that the bottle bill would demand calamitous changes to a complex industry. “We said, ‘You figure it out,’ ” Hanneman told me; the state was done paying for those containers as garbage or litter.

In her office one morning, Vicki Berger seemed to share this principled insensitivity. When it comes to bottled water, she said, “when are we going to say enough is enough of this product?” (Berger had previously explained her position on water this way: “The product is zilch! You’re buying a friggin’ container!”) Now she handed me a bottle from a little collection she kept. The brand was called Oregon Rain; its slogan, “Virgin Water Harvested From Oregon Skies.” “This is my poster child,” she said. “It’s laughable.” Then to prove this, Berger laughed.

Water

Singling out bottled water is unfair. All successful products cater to our values, and it may be that, in water, we see our unflattering reflection most clearly. Steve Emery, president of the Oregon-based bottled-water company Earth20, told me, “It’s funny that people think if you add a lot of sugar to the water, it’s better than just providing water.”

Bottled water is invaluable for those without reliably safe drinking water or during disaster relief. But the product thrived only after Americans were accustomed to, even reliant on, buying single servings of soda while on the go — in the convenience stores and little delis the industry calls “immediate consumption channels.” This year, Americans will drink more than nine billion gallons of bottled water, nearly all of it from polyethylene terephthalate, or PET, plastic bottles. Water, together with other nonfizzy drinks, accounted for 90 percent of the growth of the entire beverage industry between 2002 and 2005. By the end of the decade, they are expected to outsell soda.

Despite the chicness of certain brands, the market is dominated by hundreds of more workaday waters. Brands like Crystal Geyser, Kirkland and Arrowhead function as tap water for a country that spends most of its time away from the tap. While even the most pedestrian waters invoke the grandeur of their source — a secluded spring, a glacial brook — Gary Hemphill of the Beverage Marketing Corporation says, “As far as consumers go, I don’t sense that they really care one way or the other.” We just want water. “If you could put your kitchen sink on your back and carry it around with you, the bottled-water industry might not be as big as it is today.”

Michelle Barry of the market research firm the Hartman Group told me, “Water is not really critically considered” — not even the object itself, it seems. “We believe bottled water has become less about the physical act of hydration and more about being a companion to people,” she said. “They like to walk around with it and hold it.” Increasingly, the typical consumer sips out of a bottle of water “to mark time.” “It’s like their bangie,” Barry added, meaning a security blanket. Or rather, each bottle of water is one in a readily available cast of interchangeable security blankets that we can capriciously acquire and toss throughout the day.

Several industry people told me that water’s most exciting growth is now in sales of large multipacks or flats of single-serving bottles — stockpiles that we keep in our pantries or garages and grab a few bottles from on our way out the door. The obvious question then is, why not fill up a reusable bottle from the tap and take that with us. “If you’re on the go, and you’re buying something to consume on the go,” Barry told me, “that assumes you don’t have the time for preparation before you go. You need that ultimate convenience.” It follows that you don’t have time to shepherd around that bottle once it is empty either.

Americans will throw out more than two million tons of PET bottles this year. Even when recycled, it is hard to turn scrap PET into new bottles. More virgin material is always necessary. PET is a petroleum product; it comes from oil. The Container Recycling Institute estimates that 18 million barrels of crude-oil equivalent were needed to replace the bottles we chucked in 2005, bottles that were likely shipped long distances to begin with —from Maine or Calistoga or Fiji.

Whether more states manage to put deposits on bottled water or not, we have become real-life grotesques of the disconnected, profligate consumer the bottle bill saw coming and, waving a roll of nickels, tried to fend off. I easily bought more than a dozen bottles of water while working on this article.

Redemption

Three weeks ago, the Northwest Grocery Association proposed its own startling modernization of the Oregon bottle bill. The State Legislature, Joe Gilliam told me, “hasn’t understood or really wanted to understand” how devastating its just-add-water expansion would be to grocers. Grudgingly resigned to some kind of expansion, Gilliam came to the table at the 11th hour with a more grocer-friendly, radical reinvention of the system: all carbonated and noncarbonated beverages and liquor would carry nickel deposits, and new, state-run redemption centers — not grocers — would handle the returns. They’d also collect materials like home electronics. Grocers would help finance the redemption centers and relinquish all unredeemed deposits to a state anti-litter program.

A legislative committee promptly ignored this proposal, however, passing the original expansion to the full chamber, where, as of last week, it awaited probable passage. Meanwhile, after rocketing through one house of the State Legislature, Connecticut’s expansion was recently killed in committee. (Proponents have promised to resurrect the measure as part of another bill.) New York’s “Bigger Better Bottle Bill” continued to gain unprecedented momentum, though it still faced some discouraging resistance in one house.

“It probably won’t go through this year,” the Rev. Dr. Earl Kooperkamp told me last month. Kooperkamp helped introduce the Bigger Better Bottle Bill campaign six years ago. He is 50 now, with an odd little braid of hair that swishes at the back of his clerical collar. He had invited me to Saint Mary’s Episcopal Church in Harlem, to a monthly meeting he holds for “canners,” those who scour the city for bottles and cans for a living. The meeting is part support group (he helps those harassed by grocers file complaints) and part long-range planning committee (he envisions canners lobbying for improvements to the law). He is confident that, if the deposit were raised to a dime, more than enough containers would still be abandoned to keep his canners in business. Kooperkamp calls the group the Redeemers.

It’s unclear how big a share of America’s recycling the homeless and working poor do. Clearly it is considerable. The Container Recycling Institute reports that an average of 490 beverage containers are recycled per person per year in bottle-bill states. Yet many canners told me that they can easily earn a daily wage of 20 or 30 dollars; each then recycles upward of 600 containers every day. When proponents argue that bottle bills are the best way to capture containers consumed on the go, it’s not because a frenzied Dr. Pepper drinker will make a scrupulous detour to return the can, but because, when that can is inevitably thrown out, a scavenger might retrieve it.

In Manhattan, many canners start at the tip of the island after the first Statue of Liberty ferries have sailed. They hit Wall Street as lunch is ending and wind up in Times Square to pick up after the pretheater stampede. Since canners may not get to a grocery store before closing, Kooperkamp describes the rise of “mobile redemption,” middlemen in trucks who buy loads late at night, two for a nickel. Fearing overnight theft, many canners in Portland sleep beside their containers at bottle houses. Though few in Portland find it worth their time to dig through garbage; most work set routes, emptying each neighborhood’s curbside bins on its designated recycling night — a situation that may signal a breakdown of both systems.

While we sat in the church foyer waiting for Redeemers, Kooperkamp explained that, in Leviticus, the Bible issues laws about leaving the corners of your fields for the poor to harvest. “It’s saying that something has to be left that somebody else can make use of,” he said. “What the Redeemers are doing is gleaning the fields, sustaining their lives in a way that actually ends up making life better for all of us.” Still, Leviticus had to remind us to leave some for the gleaners. Today enough useful detritus seems to flake off our lives by itself that an entire underground economy traffics in our trash.

The bottle bill created an economic incentive for something its authors felt we ought to do for its own sake. It was a mandate to recycle rather than litter but, more broadly, to stay mindful of the tension between convenience and conscientiousness — to stay tethered to our waste as, more and more, that connection slackened. Talking with Kooperkamp, I realized that canners may be the only ones even remotely living the principle of the bottle bill as Richard Chambers envisioned it, and only then, out of desperation.

“A good number of the Redeemers see that they’re doing a real service,” Kooperkamp said, “cleaning up after us, taking care of the environment.” Some come to see picking up a can — replacing it into the cyclic narrative from which it strayed — “as running totally opposite to our egocentric, convenience-driven, disposable culture.” It can be a deeply connective act. “I went to seminary,” Kooperkamp told me. “I learned all about redemption. Redemption is about taking something that is worthless and giving it value, about taking that worthless thing and changing it into something life-sustaining.” Jean Rice, a canner in the Bronx, summed it up this way: “Five years ago, I used to call myself a canner. But now I call myself an ecological engineer.”

After an hour, it was clear that no Redeemers would show. Kooperkamp apologized, reached for his cup of coffee (paper, with a plastic sip-top) and stood up. His whole demeanor said, Ah well, maybe next time. These guys have pressing difficulties in their lives, he said. He understood why they might not be focused on the long-term.

Jon Mooallem, a contributing writer, last wrote for the magazine about Kink.com, an online pornography company.

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Saturday, May 26, 2007

As Condos Rise in Florida, Investors Try to Flee

Barbara P. Fernandez for The New York Times

Condominium tower projects started during a construction boom in Miami have begun to lose investors even before the buildings are complete.

By ABBY GOODNOUGH; Published: May 26, 2007

MIAMI, May 25 — As dozens of condominium towers conceived during Florida’s real estate boom near completion, investors who snatched up units in the preconstruction phase in hopes of turning a quick profit are increasingly trying to break contracts, even walking away from fat deposits.

Barbara Fernandez for The New York Times
Gregg Covin says 45 of 200 preconstruction buyers in his condo tower in Miami have resold their units.

“Motivated” sellers are flooding online forums like Craigslist with advertisements for condo units still months or years from being finished. And lawyers have been inundated with calls from people hoping to avoid closing on units they bought during the speculative craze of 2004 and 2005.

“I get two or three of these calls a day,” said James Ryan, a lawyer in Boca Raton who said he had 40 clients looking to get out of condo contracts. One, Mr. Ryan said, abandoned a $340,000 deposit rather than close on a $1.6 million unit that lost its appeal as the market faltered.

The numbers suggest that it will only get worse. In Miami-Dade County alone, 8,000 new condo units will be completed this year and nearly 12,000 more in 2008.

But demand has dropped markedly, and people who thought they could “flip” condos — buying, then selling for a steep profit before construction is done — are parting with that fantasy. After years of stunning price increases — 25 percent in the West Palm Beach-Boca Raton area, for example, from March 2005 to March 2006 — condo prices have started dropping.

Condominiums in West Palm Beach and Boca Raton sold for a median price of $211,800 in March, down from $224,600 a year earlier, according to the Florida Association of Realtors. And in Fort Lauderdale, the median price in March was $195,500, down from $202,600 the previous year.

As a result, many buyers want out — not an easy prospect unless they are willing to forfeit the 10 percent or 20 percent they put down, from $15,000 for an inexpensive studio unit to hundreds of thousands of dollars for a waterfront penthouse.

“I see buyers unleashing all possible means to try to get out of contracts,” said Gary Saul, a lawyer in Miami for developers, adding that in some projects, 20 percent of buyers want their money back.

Frank Scarfone, a retired engineer who bought two preconstruction units at Hollywood Station, a complex going up in Hollywood, is seeking to cancel his contracts. Each unit is priced at $300,000. The developer promised a city view from both units, Mr. Scarfone said, but now another building in the complex is blocking it — a change that he said made the contracts unenforceable.

He sent a letter demanding his total deposit of $120,000 back, and after getting no reply, picketed the developer’s office. Then Mr. Scarfone called a lawyer, Matthew Schlesinger, who has been unable to recoup the deposit so far.

“If we have to sue,” Mr. Scarfone said, “we’re planning on suing.”

Tom Leon, a retired business executive who moved here from Illinois, said he planned to give up $200,000 in deposits on two condo units in Miami, priced at $500,000 each, after finding “no loopholes” in his contracts. He said he was not especially bitter, since he had made money flipping other properties at the height of the boom.

“I’m of the frame of mind that you have to be prepared in business or investments to take a loss,” said Mr. Leon, 72, adding that he never had any intention of living in either of the units. “There are some people that mentally can never bring themselves around to that, especially in real estate. But there’s a time to hold and a time to fold, and in my opinion, this is a time to fold.”

The condo mania of recent years also beset cities like Las Vegas, Phoenix and Washington, but while those markets are also full of resales, analysts say South Florida drew the most investors.

“Between the Latin American influence and the out-of-state buyers who have a love affair with Miami because of its ambience,” said Jack McCabe, a consultant in Deerfield Beach who tracks the South Florida housing market, “they flocked to it and pushed it to the point where about 70 percent of all sales were to investors.”

Real estate analysts say South Florida’s housing market peaked late in 2005, and would-be flippers stopped buying in 2006. People who bought condos before 2005 might still make money or at least break even if they sell soon, the analysts say, but those who bought at the height of the mania stand to lose a bundle.

Ann Nortmann, a sales associate with Majestic Properties, said one of her clients, a New Yorker, bought 11 condo units in Miami starting in 2004 and has sold six — the last at a $40,000 loss. Ms. Nortmann and others said that with the glut of properties for sale, it might be more prudent to lose a deposit than hold onto a condo indefinitely.

Many speculative condo buyers were foreigners, especially Latin Americans looking to shelter their wealth from precarious economies in their home countries. Mr. Schlesinger said he was trying to help some Colombian investors get out of contracts in a project on the Miami River, a hot area during the boom, where prices are now languishing.

Getting out of real estate contracts is hard, Mr. Schlesinger said, because under state law, buyers have to prove that developers “materially” changed a project in a way that is “adverse” to the buyer. Many buyers want soaring property insurance rates to fall into that category. But a new state law says they cannot.

“About half the time I have to tell people, ‘Listen, there’s nothing I can do,’ ” said Mr. Schlesinger, adding that 20 percent of his clients end up forfeiting deposits.

Gregg Covin, a developer building Ten Museum Park, a downtown high-rise overlooking Biscayne Bay, said that none of his buyers had lost down payments, but that 45 out of 200 had resold their units before closing, often at the same price they paid in 2003 and to so-called vulture investors looking to scoop up multiple units at pre-boom prices.

Like many other developers, Mr. Covin requires original buyers looking to resell to do so through an in-house program, and keeps a 6 percent commission. Because his is one of the first boom-time buildings to be finished, he said — closings are taking place this month — he has had no problem finding replacement buyers.

“Right now, today, there is no shortage of end-users in Miami for finished, nice product,” Mr. Covin said.

Still, the few new buildings that have opened report many units up for resale. In Blue, a downtown high-rise that opened last year, 87 of the 330 units, or 26 percent, are back on the market, according to the Multiple Listing Service. In One Miami, which also opened downtown last year, 155 of the 800 units, or 19 percent, are for sale.

“When you drive by in the daytime, they are gorgeous,” Mr. McCabe said. “But when you drive by at night, there’s no furniture on the patios and only one light on out of 10.”

This being South Florida, some are figuring out how to profit from the downturn.

Mark Zilbert, a real estate agent, recently started CondoSuperCenter.com, a clearinghouse for people willing to resell preconstruction units at their original price. He said he expected thousands of listings.

“I ask if they’d be willing to sell at their 2003 price and walk away with their deposit back,” Mr. Zilbert said. “A lot of people are saying, ‘Yes, please, yes, please, yes, please.’ “

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