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A Green Voter’s Guide to Cascadia’s 2020 Election Results

Perhaps you’ve heard that the United States held an election recently. As the dust clears and local, state, and federal ballots are counted, Sightline’s team of researchers is using this page to tell you how the results matter to sustainability issues here in the Pacific Northwest. Seattle bus service was on the ballot; it won. … Read more

Cover Crops: Let’s Pay Farmers to Protect Our Water

After harvesting 40,000 pounds of winter squash last October, Giana and Matthew Cioni did something unusual: they started planting again. Most fields across the region sat empty after harvest, vulnerable to heavy winter rains that wash away rich topsoil. But those at The Crows Farm, outside Mount Vernon, Washington, lay snug, protected by a web of fast-growing grasses and legumes. The couple believe the second planting will benefit their production over the long term, even though the extra labor and expense bit into their bottom line. But planting cover crops had a second benefit that paid off for the region this year: it kept nearby waterways cleaner.

Soil isn’t the only thing winter rains wash off fallow fields. Persistent rainfall also carries fertilizer residue into surface waters, or else drives it deep into the soil, where it can enter groundwater. Nearly half of Pacific Northwest watersheds carry high toxic loads from fertilizer runoff. Recent studies link drinking water heavy in nitrates, a byproduct of nitrogen fertilizer, to a host of chronic illnesses, including cancer, insulin-dependent diabetes, and fertility complications. 

Across the United States, nearly six million people drink from water systems with elevated nitrate levels, a number which does not include households on private well water, for which there is no consistent testing standard. Latino residents living in rural areas disproportionately bear the exposure to this toxic discharge. 

While fertilizers are by no means the only source of nutrient pollution in Cascadia’s waterways—leaky septic tanks and manure effluent add to the load—they are a ubiquitous one. And one with a cost-effective solution. 

Winter covers crops soak up rains along with the fertilizer leftover after harvest.


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Winter covers crops, like those at The Crows Farm, soak up rains along with the fertilizer leftover after harvest. In the process, the covers reduce nitrate leaching by up to 70 percent, offering tremendous benefits to the water-drinking public. 

In addition to the public health benefit, Matthew and Giana plant cover crops for the on-farm benefits, as the practice can boost soil resilience to a range of risks. Perhaps most importantly, over years the practice can double soil water holding capacity, a key defense against drought. Unpredictable precipitation patterns pose one of the greatest risks to regional food production in the coming decades. Cover cropping can also minimize other liabilities, like weed pressure and soil erosion. But these on-farm benefits accrue only gradually over years.

For most producers, the hope of long-term benefits does not outweigh the up front costs and risks. Cover crop seed alone stretched the Cioni’s seed budget by a fifth last year, a big investment for their eight-acre operation, especially for something with an uncertain return. In the United States, farmers plant cover crops on about five percent of annually cropped fields. Pacific Northwest farmers do so at about half that rate.

Cover cropping remains rare because it presents a mismatch between costs and benefits: farmers bear the up front costs and risks of planting and managing cover crops, while the largest near-term benefits accrue to the public. Reducing the cost to farmers can help minimize the divide, yielding both public health benefits and growing a more resilient food system. 

Several other states fund cover cropping initiatives that compensate producers for as much as 90 percent of the seed, labor, and equipment costs required to sow and manage cover crops. Many of these ambitious programs have tripled annual cover crop acreage within a handful of years. And the programs are a shockingly good deal, with a price tag of about $8 per pound of avoided nitrate pollution, a fraction of the cost of other methods of preventing nutrient runoff. It’s time to bring this model to the Pacific Northwest.

Small farmer processing a harvest of organic cabbages. Cover crops help protect soil and water health.
Cover crops: Giana Cioni prepares cabbages from their organic vegetable farm for market. Photo by Margaret Morales, January, 2020. Used with permission.

The stubborn cycle of fertilizer loss

Conventional, industrial agriculture has many inefficiencies, but here’s one of the most surprising realities: many crops use only about half of the nitrogen fertilizer farmers apply each year. Nearly all the rest ends up in local waterways. 

In the Pacific Northwest, ground and surface water in the most intensive agricultural zones carry the highest nitrate loads, particularly in the Willamette Valley, and parts of the Columbia and Snake river basins.

Uncertainty about crop needs year to year drives the heavy application—in good weather years, crops can soak up more nutrients and produce bumper yields. But farmers frequently apply most fertilizer at the beginning of the season, when they have best access to the field. If the weather proves less favorable, the plants won’t use as much fertilizer and more will go down the drain. But the cost of losing out on a bumper harvest is far higher than the cost of preemptively over fertilizing

Crop needs even vary within a single field as soil micro conditions shift. Most research on reducing fertilizer runoff has concentrated on developing precise application techniques combined with granular soil quality data, but collecting that data is expensive and time-consuming. 

Rising costs of nitrogen fertilizer have led to some improvements in efficiency in recent decades. Though taxing fertilizers further could tip farmers towards more judicious application, it could also have negative consequences. Making the price too high could ultimately reduce food production and drive smaller farms, with slimmer financial margins, out of business. Instead, managing fertilizer loss could reduce the damage to public and environmental health. And that’s where cover crops come in.

Cover crops slash toxic runoff at a low cost

Cover crops interrupt the pollution pathway, transforming the typically slick sheets of bare winter fields into obstacle courses that slow the water’s flow.


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Cover crops interrupt the pollution pathway, transforming the typically slick sheets of bare winter fields into obstacle courses that slow the water’s flow. Legumes and grass roots bore pores into the soil surface that act as chutes for rainwater. Once below the surface, the living roots of the cover slurp up the moisture, along with the excess nitrogen, trapping it, and reducing nitrate leaching by 40 to 70 percent

The practice offers the most cost-effective means of on-farm nutrient capture. In 2019, Maryland’s state-funded cover crop incentive program diverted 2.5 million pounds of nitrogen from the Chesapeake Bay, at a cost of about $8 per pound. Other on-farm nutrient diversion projects, like planting filter strips and field borders, tend to cost several times this amount

Dealing with the pollution after it leaves the farm is even more expensive. Washington’s Department of Health spends millions funding new well connections in communities across the state where existing groundwater sources exceeded safe nitrate levels.

Cover crops grow resilient soils

In addition to the public cost savings, the spongier fields pay their dividends forward for the farm. In the spring, Giana and Matthew tilled the winter’s cover crop back into the soil, treating it as a ‘green manure’ to feed their fields before planting the next crop. 

The soil health benefits of the practice compound year after year as the accumulation of previous covers builds organic matter in the soil. In some cases, long-term cover cropping can double a field’s water holding capacity, a benefit producers highly value as weather patterns grow increasingly unpredictable

Covers also dramatically reduce soil erosion—slashing it by as much as 80 percent. Left unabated for decades, soil erosion can turn a productive field into a wasteland.

The practice offers other on-farm benefits, too. The fast-growing dressings outcompete weeds which easily take hold on fallow fields. Over years, the natural weed competition can reduce herbicide needs. In addition, the green manure tilled into the soil before spring planting can carry forward some of the excess fertilizer to feed the next crop, though this benefit varies by location, crop, and year.

Work never stops at The Crows Farm. Photo by Margaret Morales, January, 2020. Used with permission.

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How Cascadian Corporations Stack Up On Climate

When Amazon announced that its new pro hockey arena in Seattle would be called “Climate Pledge Arena,” it was clear that 2020 would be a year of splashy corporate announcements about fighting global warming. Not only will the future home of the Kraken be the first net zero carbon sports arena in the world, but Amazon pledged to be net zero carbon across all of its businesses by 2040. Meanwhile, Microsoft announced it will go a step further: aiming to be carbon negative by erasing all future emissions as well as past emissions going back to the founding of the company in 1975.

These are big aspirations by big companies, but how likely are they to succeed? And, are other leading Northwest corporations following suit? To answer those questions, we examined eleven Northwest Fortune 500 companies to see how these revenue leaders are leading on climate responsibility. We believe the exercise is useful because these 500 companies represent about two-thirds of the United States’ gross domestic product and an outsized number of them call Cascadia home.

As discouraging as the federal government’s failure may be, it is possible to find reasons for cautious optimism in climate action at other scales, including city and state leadership, and increasingly, in corporate America.


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Our roster of companies includes nine well-known firms that are headquartered in the US Pacific Northwest, plus two with a significant history and ongoing presence in the region. We included Boeing because 45 percent of its workforce is located in Washington, which was formerly home to its corporate headquarters. And, Intel made our list because 18 percent of its workforce is in Oregon, about 21,000 employees. By comparison, Google has less than five percent of its workforce in the Northwest while Facebook has around ten percent. Our review did not capture some other Northwest companies that rank in the Fortune 500, including Weyerhaeuser (457), Expedia (263), Expeditors International (389), Fortive (422), Lithia Motors (252), and Micron Technology (134). We did include Alaska Airlines and Nordstrom; although they are smaller than some in the former list, we felt they warranted inclusion because they are such prominent public-facing brands.

To evaluate the seriousness of the eleven companies’ climate commitments, we focused on three areas: (1) reducing carbon emissions, (2) using renewable energy, and (3) implementing energy efficiency measures. We also surveyed their membership in and partnerships with six major climate change initiatives that provide important frameworks for corporations trying to combat climate change.

Before we dive into our findings, a quick note about corporate emissions will help make our analysis intelligible. Carbon analysts generally break down corporate emissions into three categories:

  • Scope 1 includes direct emissions from sources like fuel and refrigerant use in company facilities and vehicles;
  • Scope 2 includes indirect emissions from purchased energy, such as gas-fired power from an electric utility;
  • Scope 3 emissions are all other indirect emissions from activities like business travel, employee commuting, the use of products sold, transportation and distribution, and supply chain purchases.

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Preserving Older Buildings and Low Rents

The for-sale listing for a 16-unit 1984 building in Vancouver’s South Asian-dominated Fraser neighborhood is the kind that gives housing advocates nightmaresand it is mobilizing efforts to preserve older buildings to help protect affordable rentals in the region.

According to the broker’s brochure, the area enjoys a “wide range of retail amenities, supermarkets, community services, schools, restaurants, boutiques, trendy cafes and excellent bus transportation [that] characterize this vibrant community. But the brochure also notes thatrental buildings are rarely available for sale in this area. There is significant upside on rents on suite turnover.”

In other words, the new owner of this building with almost unheard-of low rents–Can$770 for a studio and Can$991 for a two-bedroom–can skirt the province’s rules limiting rent increases; every time a new tenant replaces an old one, the owner can raise the rent to whatever the market will bear.

According to the most recent national rental-market report, the region’s average market-rate rent is Can$1,469, kept aloft by Vancouver’s rental vacancy rate, which has hovered barely above zero for years.

On top of that, if the new owner can convince regulators that the entire building needs an extensive renovation, the owner can evict all the tenants and hike rents once the renovations are complete. Provincial tenant laws do not require landlords to mitigate tenants’ moving costs or to offer tenants their renovated units at their former rate.

In the last decade, this dynamic has contributed to a huge loss of private-market, low-cost housing throughout Canada. Between 2011 and 2016, 322,600 apartments with monthly rents of Can$750 or less have disappeared, either because their rents were raised or because the buildings were demolished to make way for something newer and more expensive. In BC alone, 34,000 apartments have met this fate, according to a report by housing policy consultant and Carleton University researcher Steve Pomeroy and the BC Non-Profit Housing Association.

For veteran observers of the housing scene, it means that even with a relatively housing-forward federal government like Canada’s current Liberals, subsidized affordable housing won’t come close to keeping up with the losses in the private market. Pomeroy’s report emphasized that for every low-cost apartment complex that gets built through federal support (or occasionally, provincial support), the country loses 15 low-cost apartment units.

“These annual losses far outstrip the 150,000 new affordable units planned under the 10-year National Housing Strategy,” Pomeroy warned.

Buying instead of building

Many advocate that the solution lies in reallocating some of the subsidy for new housing to the purchase of older buildings and keep their rents low. It’s a challenging mandate for governments (which typically work very slowly), as they would have to compete with fast moving private investors, including real-estate investment trusts (REITs) and other types of institutional investors, as well as private individuals. But this solution has the potential to save many buildings from being acquired and then either upgraded to more expensive rentals or replaced outright.

Canadian Housing and Renewal Association (CHRA), along with the Federation of Canadian Municipalities, recently submitted a brief to the federal government, advocating for the acquisition strategy.

“We’re seeing this increasing financialization of rentals here,” said Jeff Morrison, CHRA’s executive director. Part of this idea is to beat them to the punch.

A second key benefit of this solution is the cost savings. Purchasing older buildings costs less than constructing new ones. The asking price for the 16-unit building  in the Fraser neighborhood is only Can$5.25 million (or Can$328,000 per unit). When BC Housing builds something new, it “typically invests an average of Can$465,000 for a modest, concrete-built, one-bedroom unit with land costs, or an average of Can$315,000 for the same unit without the land purchase factored in,” the agency noted in an email detailing costs.

On top of that, building purchases may offer future redevelopment potential that could provide even more apartments. When a housing agency buys the land, rather than just getting a long-term lease from a city, it can also anticipate redeveloping that land at some point in order to get more density and, ultimately, more units. That’s something that BC Housing’s CEO, Shayne Ramsay, said is a factor when the agency makes a purchase.

The coronavirus pandemic is catalyzing a renewed push for the preservation of older, low-cost housing because the recession has lowered prices, and because in a health crisis, it’s not safe to turn people out of their homes.


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Preserving existing homes as an affordability strategy does have one major shortcoming, however: it doesn’t create any new homes. If a city has excess demand for expensive apartments, saving one low-cost existing building will only redirect pressure for renovations to other existing buildings. To help overall affordability across an entire city or region, preservation programs must be coupled with the robust construction of new homes.

A downturn is the time to pick up apartment buildings on the cheap

The coronavirus pandemic is catalyzing a renewed push for the preservation of older, low-cost housing for two reasons: (1) during a recession (which is on the horizon), properties often sell for reduced prices, and (2) policymakers, having scrambled to find temporary housing for homeless people during the height of COVID-19, are realizing that they can’t abruptly turn those people out of the hotels temporarily leased for them and send them back to the streets.

Housing advocates say now is the time to act. Like CHRA, the Co-operative Housing Federation of BC (CHF BC) has submitted a brief to the province, urging politicians to make apartment acquisitions a part of their housing strategy in the next budget.

“What everyone noticed, after the 2008 meltdown, is that the REITs cranked up their purchasing activity,” said Thom Armstrong, executive director CHF BC. They’re poised to do it again because the prices aren’t going up and there’s cheaper money available than anyone can remember. It’s a prime time to acquire older properties and do wholesale redevelopments or refurbishments.” 

Armstrong and Pomeroy note that another advantage of buying older apartments is that they can carry private mortgages (currently at rockbottom interest rates) because they are existing investment properties. This reduces the amount of direct capital or loans that governments have to provide.

Preserving older buildings and low rent. The Buchannan Hotel in Vancouver BC, recently purchased by the provincial government to provide affordable housing. Photo by Frances Bula, used with permission.

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