PDC Green Building Policy

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PDC Green Building Policy

• An Overview
• May 11, 2006

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How is green different?

• Green buildings
• use less energy and water
• last longer
• favor local materials
• foster occupant productivity and health
• manage stormwater on-site
• and more.

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Why a policy?

• Leverage support to facilitate green building
• get a better product
• support locally burgeoning industry
• foster Portlands national reputation

• Portland LEED
• 15 certified
• 78 registered

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PDC LEED Projects(Partial list of both Completed
and In-progress projects)

• Armory Platinum
• Holman Building Gold
• Ziba Gold
• Heritage Building Gold or Silver
• Vanport Square Gold or Silver
• Oregon Clinic Building Silver
• White Stag Silver
• Fremont St. Site Silver
• Henry V Silver
• Meier and Frank/Sage Silver or Certified
• Museum Place Certified

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PDC Policy Green Building Policy Program
Guidelines

• Policy criteria
• Projects receiving PDC financial assistance in an
  amount
• greater than or equal to 10 of total project
  cost
• AND
• greater than or equal to 300,000
• greater than or equal to 10,000 ft2 in total area

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PDC Policy Green Building Policy Program
Guidelines
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PDC Policy Green Building Policy Program
Guidelines
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PDC Policy Green Building Policy Program
Guidelines

• Process
• Determine requirement and standard
• Good Faith Deposit 10,000
• Progress reports
• schedule in financial assistance agreement
• Final report
• certified ? good faith deposit returned
• not certified ? waiver request

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PDC Policy Green Building Policy Program
Guidelines

• Automatically exempted projects
• Storefront Improvement Program
• Neighborhood Housing Program
• Certain affordable housing projects (see
  Guidelines)
• Individual projects which meet Exemption
  criteria
• Extraordinary costs burden economic feasibility
  of project
• Not reasonably feasible due to unique
  construction or reconstruction circumstances

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PDC Policy Green Building Policy Program
Guidelines

• Individual projects where not feasible (contd.)
• Process
• i. Written request
• ii. Review by PDC and OSD
• recommendation to PDC Board
• iii. Yea or nay
• iv. If yea
• integrate Green Building practices to the
  maximum extent possible
• progress reports

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U.S. Green Building Council and LEED
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U.S. Green Building Council

• National nonprofit organization based in
  Washington, DC
• Diverse membership of organizations
• Consensus-driven
• Committee-based product development
• Developer and administrator of the LEED Green
  Building Rating System

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• USGBCs MISSION
• to promote the design and construction of
  buildings that are environmentally responsible,
  profitable, and healthy places to live and work.
• The organizations activities
• Integrate building industry sectors
• Lead market transformation
• Educate owners and practitioners

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Developing Means to Measure Building Performance

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Leadership in Energy Environmental Design
A leading-edge system for designing,
constructing, operating and certifying the
worlds greenest buildings.
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Environmental Impact of Buildings

• 65.2 of total U.S. electricity consumption 1
• gt 36 of total U.S. primary energy use 2
• 30 of total U.S. greenhouse gas emissions 3
• 136 million tons of construction and demolition
  waste in the U.S. (approx. 2.8 lbs/person/day) 4
• 12 of potable water in the U.S. 5
• 40 (3 billion tons annually) of raw materials
  use globally 6
• Commercial and residential

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Why Was LEED Created?

• Facilitate positive results for the environment,
  occupant health and financial return
• Define green by providing a standard for
  measurement
• Prevent greenwashing (false or exaggerated
  claims)
• Promote whole-building, integrated design
  processes

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LEED Statistics
323 Certified Projects 2805 Registered
Projects
350 M gsf 50 States 13 Countries
As of 01.10.06
All statistics exclude pilot projects
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for New Construction
for Existing Buildings
for Commercial Interiors
for Core Shell
for Neighborhood Developments
for Homes
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LEED Point Distribution
Five LEED credit categories
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LEED NC Point Distribution
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LEED Rating System
4 Levels of Certification
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LEED-NC v2.2 Certification Process
Set Goals Determine Preliminary LEED
Score Register Project Identify Incentives and
Partners Create and Adopt Green Building
Practices Begin Tracking Performance
Certification
Start
Design
Construction
Assemble Documentation Submit Documentation USGBC
Construction Phase Review Achieved or Denied
Assemble Design Phase Documentation Submit
Documentation USGBC Design Phase
Review Anticipated or Denied
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LEED Point Breakdown
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LEED-NC Market Transformation

• Registered Projects by Building Type

As of 05.02.05
All statistics exclude pilot projects
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LEED-NC Market Transformation

• Registered Projects by Owner Type

As of 05.02.05
All statistics exclude pilot projects
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SAGE / Meier Frank
Meier Frank Department Store Renovation
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• Meier Frank Department Store Renovation
• Development history
• 1898 Whidden Lewis 5 story building
• 1909 Doyle Patterson 10 story annex
• 1915 Doyle Patterson 15 story
• building, replaced original 1898 store
• 1932 DeYoung, Moscowitz
• Rosenberg NY and Herman
• Brookman Portland 15 story building
• 1945-66 Various mechanical and
• service additions

1909
1915
1909
1915
site of 1898 building
1932
1932
1945-66
1945-66 rooftop additions
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• Meier Frank Department Store Renovation
• Design approach
• Atrium
• Ballroom at base
• Infill upper levels
• Add ground floor lobby, canopy, and drop-off

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Building Section Proposed
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• Meier Frank Department Store Renovation Summary
• Proposal
• Floors 1-5 Retail condominium for May Co.
• Floors 6 -15 Luxury hotel w/ 331rooms, 7,200
  sq. ft. ballroom, meeting space, restaurant,
  etc.
• Complete Seismic Upgrading utilizing Viscous
  Dampers
• LEED Highlights
• LEED Silver Target
• Flexcar agreement
• Dual flush toilets
• 10 15 better than energy code
• Green Power purchase
• Construction waste management
• Green Housekeeping

1908
1915
1930
1950
1966
2008
2006
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West Elevation Existing
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West Elevation Proposed
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View From Pioneer Square Current
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View From Pioneer Square Proposed
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Hotel Entrance Proposed
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Block 4 - M Financial Retail/Office Tower

• PES chiller plant cold duct HVAC system
• High-efficiency glazing
• Operable windows, light shelves
• Photovoltaic solar panels on rooftop facade
• Daylight controls
• Building orientation south facing terrace on
  3-story podium with an eco-roof

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Block 5 The LouisaApartment Tower

• North/South orientation
• High-efficiency glazing
• PES chilled water
• Street level retail
• High-efficiency lighting appliances
• Low VOC finishes
• Wheat board cabinet cores
• Eco roof

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Brewery Blocks LEEDWhy do it?

• The only responsible thing to do!
• First LEED project we learned as we went
• Partnered with many other green organizations
  (NEEA, Energy Trust, OOE, OSD) broad support
  for common goal
• Extension of our corporate philosophy Build
  lasting value for the community
• Lower energy costs
• Saves on construction waste
• Improved health productivity - better indoor
  air quality
• Market differentiation

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Benefits

• Greater environmental and social responsibility
• Better environments, both in office spaces and in
  homes - tangible things people notice
• better indoor air quality
• more natural light
• Control over systems operable windows (single
  most desired element), task lighting, etc.
• Better employee morale/less absenteeism and
  higher productivity
• Driver for change in the industry

• Help shape future programs (i.e. LEED core and
  shell pilot projects, Bonneville partnership for
  PVs, input on new BETC program legislation, etc.)
• Less exposure to litigation because we positioned
  ourselves to be proactive
• Leasing and selling at market rates in a down
  market. Great market appeal.

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Financial Resources

• Tap into all available resources, monetary and
  non-monetary
• Design assistance support Northwest Energy
  Efficiency Alliance (daylighting lab)
• Financial assistance State BETC, Energy Trust,
  City of Portland Green Investment Fund

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Integrating Green into Building Process

• Eco-charette bring experts together to identify
  sustainable strategies
• Integrated design approach to achieve optimal
  energy savings
• Possibilities vs. cost of technology
• Identify other resources (design assistance,
  funding/tax credits, marketing)
• Everyone gets familiar with their
  responsibilities throughout the project
• Better planning better end product happier
  clients, tenants, employees, residents

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Gerding/Edlens Ongoing Contribution

• Continue to set aggressive goals for our projects
• Support The Natural Step and USGBC
• Share our experiences - what works and where we
  find there are still challenges
• Education presentations, project tours,
  interviews, student case studies

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The Henry

• Use of district chilled water on full block
• Waste heat recovery system used for domestic
  water pre-heat
• High-efficiency lighting throughout
• Certified wood flooring cabinetry
• Low VOC finishes materials 100 reclaimable,
  natural fiber carpet
• Energy-efficient appliances
• Proper solar orientation of building
• 35 less energy consumption than code
• Second LEED Gold residential high-rise in the
  country

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The Henry

• Post Occupancy Study sponsored by Cascadia USGBC
  Chapter
• Of 11 LEED certified buildings (4 residential),
  The Henry had the lowest energy use per sf
• First 13 months of operation, average daily
  energy use 30kBtu/sf, or 63 of design model
  and 43 of baseline model

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The Henry

• Post Occupancy Study sponsored by Cascadia USGBC
  Chapter
• 20 of energy use is cooling, using efficient
  chilled water plant
• Energy cost savings based on 2005 utility rates
  are worth .50/sf/year, or 103,400
• Present value of this savings over 25 yrs.
  exceeds 1.8 million
• Yearly savings equal 730 metric tons of carbon,
  equivalent to removing 164 automobiles from the
  road

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The Henry

• Incentives
• PPL
• Incremental cost for energy-efficiency measures
  totaled 303,890 and resulted in incentive
  payment of 85,000
• BETC pass-thru based on sustainable path, LEED
  Gold
• Project eligible cost of 895,264 resulted in
  cash payment of 217,170 for condo portion and
  tax credits (for retail) of 15,260 over 5 yrs.
  (10,10, 5, 5, 5)

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The Henry

• Challenges
• For-sale product first cost investment by
  developer vs. long-term operational savings by
  condo owners
• Mixed-use nature of building requires owner to
  encourage green building and LEED CI for
  retail tenants - Tenant Manual
• Tenant manual to residents, educational tool and
  introduces green housekeeping, recycling, transit
  options, etc.

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Can Old Dogs Learn New Tricks?Take Away Ideas

• Set green goals and objectives explicitly and
  early on, with participation of entire project
  team.
• Value simple things.
• Dont be so risk averse as to not consider new
  possibilities, expect some failures.
• WARNING! Embarking on a course of
  environmentally responsible projects will change
  the culture of your company.
• Encourage creativity and open-mindedness.

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Key Success Factors

• Strong visible commitment from the owner/client
  
• A good, serious, integrated design process,
  where team members are really breaking out of
  their compartmentalized roles and collaborating
  strongly, is key
• Always keep in mind, and provide visibility to,
  the Why
• Be systematic
• Hire people who are outstanding at what they do
• Have fun!