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LLOYD Ecodistrict ROADMAP LLOYD ECODISTRICT ROADMAP PROSPEROUS EFFICIENT BIOPHILIC CONNECTED NOVEMBER 2012 Contributors CLIENT ADVISORY TEAM Portland Development Commission Lloyd EcoDistrict Board Lloyd EcoDistrict Lisa Abuaf Irene Bowers Ashforth Pacific Technical Advisory Committee Lew Bowers Hank Ashforth Portland Development Commission Irene Bowers Lloyd EcoDistrict Bonneville Power Administration Sarah Heinicke Anita Decker Portland Bureau of Planning and Sustainability Vinh Mason Doubletree Hotels PROJECT LEAD Arianne Sperry Terry Goldman Portland Sustainability Institute David Tooze Rob Bennett Glimcher Properties Bruce Walker Wanda Rosenbarger Naomi Cole Portland Bureau of Transportation Langley Investment Properties Peter Hurley CONSULTANTS Wade Lange Portland Bureau of Environmental Services Puttman Infrastructure, Inc. Liberty Northwest Alice Brawley-Chesworth Tom Puttman Danny Schamma Amy Chomowicz Arup Linda Dobson Lloyd TMA Stephen Burges Tim Kurtz Rick Williams Orion Fulton Brian Wethington Dave Whitaker Cole Roberts Metro John Williams Zero Waste Alliance Portland Water Bureau Janet Senior Jay Coalson Oregon Convention Center Brittin Witzenburg Lloyd EcoDistrict Sarah Heinicke PacifiCorp Pat Egan Lloyd TMA Owen Ronchelli Portland Development Commission Lindsay Walker Lew Bowers Metro Portland Mayor’s Office Matt Korot Lisa Libby Portland Sustainability Institute Rob Bennett Rose Quarter Chris Oxley Justin Zeulner LLOYD ECODISTRICT ROADMAP PROSPEROUS EFFICIENT BIOPHILIC CONNECTED WWW.PDXINSTITUTE.ORG PORTLAND SUSTAINABILITY INSTITUTE 2 Table of Contents Foreword 5 About the Lloyd EcoDistrict Roadmap 7 EXECUTIVE SUMMARY Lloyd Value Proposition 9 Strategy + Goals Summary 10 Recommended Strategies Matrix 11 Immediate Actions + Investment 12 THE lloyd ECODISTRICT Background + Overview 15 Existing Policies + Plans 16 EcoDistrict Roadmap: Big Ideas 17 THE PROSPEROUS DISTRICT Return on Investment 21 Job Growth 22 THE EFFICIENT DISTRICT Energy 26 Water 30 Materials Management 34 THE BIOPHILIC DISTRICT Water and Habitat + EcoSystem Function 40 THE CONNECTED DISTRICT Access + Mobility 46 IMPLEMENTATION MODEL Investment Model 53 Summary of Costs, Benefits and Investments 54 APPENDICES A: EcoDistrict Framework (PoSI) 56 B: Lloyd EcoDistrict Overview (Lloyd EcoDistrict) 57 C: Existing Policies + Plans 59 D: District Organization 60 E: Assumptions Summary 62 LLOYD ECODISTRICT ROADMAP PROSPEROUS EFFICIENT BIOPHILIC CONNECTED WWW.PDXINSTITUTE.ORG PORTLAND SUSTAINABILITY INSTITUTE 3 The Lloyd EcoDistrict aspires to be the most sustainable business district in North America. -LLOYD ECODISTRICT VISION STATEMENT Foreword: Letter from the Lloyd EcoDistrict Board The Lloyd EcoDistrict is a place where businesses, residents, government agencies threshold. First and foremost we see the Lloyd EcoDistrict as a new kind of eco- and nonprofits all share a vision: to build the most sustainable living-and-working nomic development strategy. district in North America. This vision defines sustainability as starting with a strong, The Roadmap is a guide to help the Lloyd EcoDistrict achieve a new vision for vibrant and growing local economy. growth and economic development. We are committed to growing Portland, grow- The leaders behind the Lloyd EcoDistrict understand the importance of combining ing the Lloyd District; and know that creating an EcoDistrict will provide a huge economic, environmental and social considerations in new ways – ways that benefit advantage to do so. The Lloyd EcoDistrict is a new business plan for the Lloyd everyone who shares the District. We have come together to bring the concept to District that targets 20,000 new jobs, at least 4,000 housing units and 20 million life, with a clear vision and concrete plans. By following that vision and implement- new square feet of commercial, retail, institutional and residential development by ing those plans, we will create a District that truly serves a triple bottom line: one 2030. We will monitor these goals on a quarterly basis and make the necessary that is good for the people who live and work there; good for the planet they share; adjustments to keep pace while never losing our commitment to people, planet and good for the profit that businesses need to stay economically strong. and profit. Our plans focus on targeting the areas of transportation, water, energy and waste. CONNECTED, AND MAKING A DIFFERENCE We have identified ways to put every available resource to work, as we strive to im- Many booster organizations or cities across North America have audacious goals. prove performance, create efficiency and make it possible for anyone to participate. What makes us different? The difference is that in the Lloyd EcoDistrict we have We will communicate these ideas across the District to inspire people and to build a uniquely powerful way to reach these goals. Through collaboration and interde- consensus, to educate everyone who wants to be involved, and to connect people pendence, efficient scale, and invested private and public sector partners the Lloyd and resources effectively. We will make sure that lofty ideas translate to practical EcoDistrict will reach these goals by following this Roadmap. That means the Lloyd projects and partners who we bring together will work hard to achieve these goals. EcoDistrict is structured to foster more development, to lower overall costs, and to As the Lloyd EcoDistrict becomes an even better place to work, live, shop and visit, increase value to buildings, businesses and individuals who invest in the District. the district will serve as a model for other forward-thinking neighborhoods. Peo- We will do this through our business and public sector collaboration, and by under- ple will come and learn about its accomplishments, and will spread those ideas to standing how to reap the rewards of high performance building and infrastructure. where they live and work. The Lloyd EcoDistrict leaders will freely share knowledge How do we back up these claims? and experience with anyone who is interested. High Performance New Buildings (Energy Savings = $16.5M/year) We assumed The Lloyd EcoDistrict will continue to lead by example. We know there is no ending that all new buildings in the district will achieve LEED Gold. Through industry re- point to our effort, so we will keep looking for innovative ways to apply the principles search and evaluation of current projects, we are targeting a 50% energy reduction behind what we have created. Meanwhile the merchants, the residents, and workers as both a reasonable and attainable goal. The annual costs savings for a 50% reduc- in the Lloyd EcoDistrict will relish their roles in a shared, widely recognized identity tion in energy demand from new buildings is estimated at approximately $16.5M/ –the most sustainable living-and-working district in the country. year based on 2012 energy costs. HOW WE WILL USE THE Roadmap Energy Retrofits (Energy Savings = $6M/year) We assumed existing building ret- The vision of the EcoDistrict is to be the most sustainable business district in North rofits reduce energy demands by approximately 30%. LEED for Existing Buildings America. What this means to us is that every goal we set in this Roadmap and ev- targets retrofit energy savings between 20-45% (USGBC LEED EB Rating System, ery project identified must first satisfy an economic development and job creation 2009). We feel this assumption of 30% energy savings is conservative. Energy sav- ings from a 30% reduction in energy demand from existing buildings will be about LLOYD ECODISTRICT ROADMAP PROSPEROUS EFFICIENT BIOPHILIC CONNECTED WWW.PDXINSTITUTE.ORG PORTLAND SUSTAINABILITY INSTITUTE 5 $6M based on 2012 energy costs. goals in this Roadmap are bold, but with the right mix of private and public sector Stormwater Management Retrofits (Stormwater Savings = $1M/year) Meeting partners, they are achievable. For both the private and public sectors, the status stormwater goals for new buildings was assumed to have zero cost premium because quo has changed for the better in the Lloyd District. of our goal to meet LEED Gold requirements (and evolving stormwater management manual requirements from the City of Portland). We did assume existing properties would need to be retrofitted with new stormwater management facilities. Based on Portland’s current stormwater sewer charges and Clean River Rewards program, we estimated a stormwater savings of about $1M for retrofitted properties. Shared Thermal Energy Systems (Energy Savings = $3M/year) Published district energy performance results are few and far between. As such, we looked at the SARAH HEINICKE information from the Corix Rose Quarter Shared Thermal Energy Systems (STES) feasibility evaluation and feedback from Arup (our cost estimator) to establish a Lloyd EcoDistrict Executive Director 15% reduction goal. We also assumed that 100% of the savings will not be passed on behalf of Lloyd EcoDistrict Board through to the property owner because the system will be developed and operated by a third party heating/cooling provider (such as Corix). As such, we assumed half the savings would be accrued by the property owners at about $3M/year based on 2012 current energy costs. We know this is a challenging proposition. However, armed with this Roadmap, we can achieve these audacious targets, and prove that it is time to invest in the Lloyd District. The interdependence of our partnerships is necessary to make this Roadmap a reality. First, the EcoDistrict is a public/private partnership in every sense.
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