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Gresham Vista Business Park GRESHAM VISTA BUSINESS PARK Eco-Industrial Development Pilot Project LESSONS LEARNED Final Report December 28, 2016 Prepared by Light House Sustainable Building Centre for the Port of Portland and City of Gresham Gresham Vista Business Park Lessons Learned Final Report December 27, 2016 © 2016 Light House Sustainable Building Centre Society. Vancouver, BC, Canada. Exclusive rights for unlimited use granted to the Port of Portland and City of Gresham. Light House | #90 - 425 Carrall Street, Vancouver BC V6B 6E3 | T:604.677.3126 | W: www.lhsbc.com Gresham Vista Business Park Lessons Learned Final Report December 27, 2016 i EXECUTIVE SUMMARY Eco-industrial development involves a conscientious effort to apply lessons from nature (e.g., through more biophilic and The Gresham Vista Business Park (GVBP) was developed biomimicking design) and to take a systems by the Port of Portland (Port), in collaboration with the approach to industrial development. City of Gresham (City). At present time, there is one new business, the Subaru Distribution Center, operating on Site Plans: Set the stage for infrastructure, Lot 4 (39 acres). Lot 4 was purchased and developed by buildings and operations (e.g., to support the Trammell Crow Company on behalf of Subaru, which wastewater re-use, include land for a is leasing the site back from Trammell Crow. Trammell wastewater treatment plant and illustrate Crow has purchased Lots 1, 2 and 3 and plans to develop extra piping rights-of-way allowances). 3 speculative industrial buildings by 2018. Madison- Specht Vista Logistics LLC purchased Lot 9 and is building Infrastructure: Stormwater: Apply bio- three speculative industrial buildings. Madison-Specht is mimicking design and a systems approach a partnership between Specht Development Inc. (e.g., the integration of stormwater (Portland) and New York Life Real Estate Investors LLC. infrastructure with connectivity elements or Construction on Lot 9 will be completed in 2018. The the re-use of stormwater by businesses). Port continues its marketing efforts to sell the remaining Pedestrian connectivity: Integrate with eco- lots. landscapes to increase access to nature. Connect people and catalyze symbiosis. Planning for the GVBP started at a time when the local Goods movement: Roads minimize resource industrial market was slightly slower, allowing the Port to requirements, integrate natural landscapes, take the time to consider alternative features for the or utilize recycled materials. Pre-approved GVBP and to pilot the implementation of the following linear corridors support industrial symbiosis. eco-industrial development (EID) strategies: Water and ‘wastewater’: Ensure supplied water quality matches demanded water 1. Green (Stormwater) Infrastructure quality (e.g., cooling water re-used as truck 2. Pedestrian Connectivity wash water). 3. Green Buildings Landscape: Support and integrate nature; 4. Marketing and sales for EIDs provide employee and public amenity; 5. Eco-Business Operations (Eco-Concierge) supports stormwater management; and improves building energy performance. The pilot was supported by a Community Planning and Development Grant from Metro Regional Government. As part of the pilot, the Port and City committed to Buildings: ‘Green’ buildings (certified or not) preparing this lessons learned report, to help support that incorporate lessons from nature and future EID led by them or by others in the region. The catalyse resource conservation and industrial lessons learned were gleaned from interviews with 18 symbiosis. Large industrial can integrate with stakeholders and a review of documents developed to stormwater or energy infrastructure and/or support implementation of these strategies. visibly demonstrate innovation. The lessons learned for each pilot eco-industrial strategy Business Operations: Businesses are are summarized below, followed by a summary of some integrated into a highly efficient and effective overall lessons learned. The GVBP was a successful pilot, ‘industrial ecosystem’, practicing industrial and the outcomes support the Port’s role as catalyst for symbiosis, where the wastes of one business change in the regional industrial market. become the inputs for another business, and mimicking other ecosystem elements, such as strategic and generally minimized use of toxic substances and reliance on renewable energy and materials. Light House | #90 - 425 Carrall Street, Vancouver BC V6B 6E3 | T:604.677.3126 | W: www.lhsbc.com Gresham Vista Business Park Lessons Learned ii Final Report December 27, 2016 Eco-Industrial Element: Green (Stormwater) Infrastructure GVBP achieved exemplary green infrastructure via low impact stormwater management practices. GVBP stormwater management comprises green infrastructure versus hardened ‘grey’ or concrete infrastructure. All stormwater infrastructure will be privately owned and maintained. In hindsight, some interviewees felt that the GVBP might have benefitted from master infrastructure. Green infrastructure ensures the GVBP meets the City’s relatively stringent discharge standards for the area, and supported the GVBP Development Standards, which in turn reflected the Stormwater Management Plan. The Plan was useful in discussions between Port staff and lot developers, speeding up the development process by essentially providing conceptual design. Although there was a $10,000 Green Infrastructure Incentive, the City’s waiver of System Development Charges (SDC’s) was thought to have contributed more to inclusion of green infrastructure. The community benefitted from a neighbouring industrial site that included more natural, and arguably more aesthetically pleasing, landscape features, as well as from increased flood protection to surrounding properties on the north side of the site. Recommendation: EID master developers should implement development standards for green infrastructure for all EIDs. More stringent standards could be supported by incentives or SDC credit. Recommendation: When timelines permit, EID master developers may want to consider investing in site specific conceptual green infrastructure scenarios to facilitate faster and more responsive lot design. Recommendation: EID master developers should retain consultants experienced in innovative / low impact stormwater management design. Recommendation: Metro Regional Government should support regional capacity building around green infrastructure, using the GVBP as a case study. The Port is well-positioned to support regional education efforts. Eco-Industrial Element: Connectivity GVBP was successful at increasing connectivity within the park versus a ‘business-as-usual’ scenario. Although the GVBP is not yet fully built-out, significant pedestrian connectivity has been achieved. The community benefits from connectivity through a large block of land, with potential connections to bus stops on Stark and 223rd; the commercial node near Glisan and 223rd, and any future commercial development on Lot 11. In general, the market appeared to view the trails as a constraint (i.e., land they pay for but can’t use operationally) rather than an amenity. Lot owners also expressed security concerns. These concerns were mitigated by the conditions in the Development Standards that ensure lot owners retain ownership of, signage and fencing, and maintenance responsibility for pathways through their property, although there is some concern this model may result in degrading of pedestrian connectivity over time. The Development Standards very clearly presented the overall connectivity plan at build-out. Recommendation: Future EID master developers should ensure that pedestrian connectivity is established, using Development Standards as a key tool. The GVBP Development Standards can be used as a template. Recommendation: Where local government resources exist, public ownership or easements for pathways to maximize employee and community benefit should be considered. Light House | #90 - 425 Carrall Street, Vancouver BC V6B 6E3 | T:604.677.3126 | W: www.lhsbc.com Gresham Vista Business Park Lessons Learned Final Report December 27, 2016 iii Eco-Industrial Element: Green Buildings GVBP will be home to LEED®-certified industrial buildings. The GVBP will be home to at least 3 LEED® certified industrial buildings, representing a 10% increase above the number of LEED® certified industrial buildings in the entire state. One other building is incorporating some green building features, such as LED lighting or extra insulation because they had a good payback. Overall, there appears to be substantial market resistance to industrial green buildings, especially LEED® certified ones, due to misconceptions about the costs and benefits of industrial green buildings. LEED® certification costs represent approximately 0.1 to 0.2% of the total construction costs for the type of industrial buildings found in GVBP. Experienced design teams and contractors should be able to achieve LEED® certified or LEED® Silver for very little to no extra cost, with extra cost frequently being associated with items that have an operational payback. Even without pursuing LEED® certification, the GVBP demonstrates that many green building features are frequently incorporated into industrial buildings because they have a good payback. Progressive institutional investors, like those backing the development of Lots 1, 2, and 3, are most likely to pursue LEED® certification. It appears that very few end users, even those with strong sustainability policies on their operational sides,
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