Oregon Sustainability Center · Gail Achterman, Oregon State University Roy Koch, Oregon University...

Oregon Sustainability CenterFeasibility Study - Preliminary DRAFT

Executive SummaryJune 25, 2009

Portland Development CommissionGerding Edlen Development

GBD Architects / SERA Architects

www.OregonSustainabilityCenter.com

Oregon Sustainability Center building partnerships : advancing best practices : creating green jobs

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Project Participants

leadership

Governor Ted KulongoskiChancellor George PernsteinerMayor Sam AdamsPDC Executive Director, Bruce Warner

steering Committee

Jim Francesconi, Oregon State Board of Higher EducationMichael Armstrong, Bureau of Planning & SustainabilitySusan Armstrong, Bureau of Planning & SustainabilityKimberly Schneider, Mayor’s OfficeLisa Libby, Mayor’s OfficeDavid Kenney, Oregon BESTBob Bass, Oregon Institute of TechnologyGail Achterman, Oregon State UniversityRoy Koch, Oregon University SystemLinda Gerber, Portland Community CollegeJohn McKee, Portland Community CollegeEryn Flynn, Portland Development CommissionJennifer Allen, Portland State UniversityHanna Fisher, Student, Portland State University

working group

Troy Doss, Bureau of Planning & SustainabilityAndrea Durbin, Oregon Living Building Initiative, Board Director, Oregon Environmental CouncilSean Penrith, Oregon Living Building Initiative, Board Director, Earth Advantage, Inc.Jay Kenton, Oregon University System

Lisa Abuaf, Portland Development CommissionLew Bowers, Portland Development CommissionRob Bennett, Portland + Oregon Sustainability InstituteMark Gregory, Portland State UniversityKathryn Krygier, Project Management Services

projeCt advisors & researCh Committee

Guy Battle, Battle McCarthy EngineersEnergy Trust of OregonJudith Heerwagen, J.H. Heerwagen & AssociatesTom White, Oregon Institute of TechnologyJay Coalson, Oregon Living Building InitiativeKevin Drost, Oregon State UniversityKen Williamson, Oregon State UniversityAlice Weiwel, Oregon University SystemRudy Barton, Portland State UniversitySergio Palleroni, Portland State UniversityDave Sailor, Portland State UniversityG.Z. Brown, University of OregonJames Hutchison, University of OregonChristine Theodoropoulos, University of Oregon

This project funded by the Portland Development Commission

EXECUTIVE SUMMARYPreliminary Draft Report

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Dr. Dickson Despommier, Vertical Farm TechnologiesKevin Considine, Vestas

projeCt staff & Contributors

Eugénie Frerichs, Blog Manager & WriterChris Caruso, Bureau of Development ServicesTim Heron, Bureau of Development ServicesLinda Dobson, Bureau of Environmental ServicesEmily Haugh, Bureau of Environmental ServicesTom Lipton, Bureau of Environmental ServicesJulia Thompson, Bureau of Planning & SustainabilityJason McLennan, Cascadia Region Green Building Council

Charles Auch, City of Portland Major Projects GroupJohn Acker, Office of Management & FinanceClaudio Campuzano, Office of Management & FinanceKen Rust, Office of Management & FinanceJudy Tuttle, Office of Management & FinanceGabrreille Sciffer, Oregon State Building Codes DivisionDi Saunders, Oregon University SystemLana Danheur, Portland Bureau of TransportationKurt Kreuger, Portland Bureau of TransportationMauricio Leclerc, Portland Bureau of Transportation

Cindy Bethell, Portland Development CommissionJohn Cardenas, Portland Development CommissionMatt Collier, Portland Development CommissionPeter Englander, Portland Development CommissionLisa Gramp, Portland Development CommissionJoleen Jensen-Clausen, Portland Development CommissionTodd Juhasz, Portland Development CommissionValerie Madsen, Portland Development CommissionColin Sears, Portland Development CommissionDan Spero, Portland Development CommissionLiz Hopkins, Portland + Oregon Sustainability InstituteRick Gustafson, Shiels Obletz JohnsenMichael Stuhr, Water Bureau

development team

Kyle Andersen, GBD ArchitectsPhil Beyl, GBD ArchitectsKatherine Schultz, GBD ArchitectsHuan Vo, GBD ArchitectsMark Edlen, Gerding Edlen DevelopmentJill Sherman, Gerding Edlen DevelopmentDamin Tarlow, Gerding Edlen DevelopmentDennis Wilde, Gerding Edlen DevelopmentSteve Straus, GlumacJames Thomas, Glumac

Blair Bubenik, Hoffman Construction CompanyStephanie Coyle, Hoffman Construction CompanyBrian Wildish, Hoffman Construction CompanyDavid Chesley, Interface EngineeringAndrew Craig, Interface EngineeringAndy Frichtl, Interface EngineeringJonathan Gray, Interface EngineeringJohn McMichael, Interface EngineeringOmid Nabipoor, Interface EngineeringMarc Brune, PAE Consulting Engineers, Inc.Paul Schwer, PAE Consulting Engineers, Inc.John Simpson, Rocky Mountain InstituteClark Brockman, SERA ArchitectsLisa Petterson, SERA ArchitectsGauri Rajbaidya, SERA ArchitectsKurt Schultz, SERA ArchitectsJim Oswald, Graphic Recorder


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INTRODUCTIONThe Oregon Sustainability Center (Center) is the collaborative vision of a unique public/private partnership between city and state government, higher education, non-profit organizations and the business community.

The Center’s core project team includes:City of Portland, Bureau of Planning & Sustainability•Oregon Living Building Initiative, a consortium of non-profits working in •sustainabilityOregon State Board of Higher Education and the Oregon University System•Portland Community College•Portland Development Commission•Portland + Oregon Sustainability Institute•

The project’s mission is to create a world-class center of excellence in sustainability that celebrates and nurtures the values and strengths of Oregon’s leadership in climate change, land use planning, smart growth, green building, environmental stewardship, civic engagement and social justice.

At the core of the project is a 220,000+ square foot (sf) urban, mixed-use high-rise located on the eastern edge of the Portland State University (PSU) campus, between SW 4th and 5th Avenues and between Harrison and Montgomery Streets. The Center is also the proposed anchor for Portland’s first Eco-District, a neighborhood development strategy that combines high performance buildings with city infrastructure, to reduce greenhouse gas emissions, energy use and water use.

Executive Summary

UNIVERSITY DISTRICT

OHSU

CENTRAL BUSINESS DISTRICT

HOUSING(+MIXED)SOWA

SUSTAINABILITY CENTER


51 Cascadia Region Green Building Council, http://www.cascadiagbc.org/ Living Building Challenge, http://ilbi.org/

Envisioned as the gateway to the region’s sustainability community, the Center integrates (under one roof) sustainability-driven businesses and non-profits, university-level education and research, energy policy and planning, workforce development, and public agencies.

The Center will possibly be the first urban, high-rise in the world to achieve the Living Building Challenge™. Adhering to the prerequisites of the Cascadia Region Green Building Council’s Living Building Challenge™ 1, the Center will be designed to produce 100% of its energy on-site, through self-sustaining energy generation and distribution systems; its design will also include integrated water reuse (for black, grey and stormwater management), net-zero energy consumption and reduced carbon footprint. The Center’s design will showcase the building’s green building features and innovations and will function as a living laboratory—one that is monitored daily, continually evolves, and allows for revision as innovations in sustainable design and technology emerge.

GOALSOf central importance to the Center’s project team is its potential to bolster Portland’s and Oregon’s sustainable economy and job growth, thereby furthering the state’s greater economic development agenda. Aspects of the project that support this agenda include the Center’s potential to:

Develop• employment and a knowledge base, through completion of the design and construction of the Center. Promote longer-term job creation, through ongoing monitoring, management, and maintenance of the Center and adjacent Eco-District.Develop the city’s and state’s • green workforce, using the Center’s innovative energy systems for hands-on training for higher education. Strengthen the region’s economic growth in the • export of green building services.Forge • research and innovation partnerships between universities, the private sector, non-profit and governmental partners.

ALIGNMENT WITH PUBLIC INITIATIVESThe development of the Center is in alignment with the following policies and ongoing initiatives:

City of Portland Economic Development Strategy, endorsed by PDC •Board, 2009 Maintain a leadership position in sustainability, by constantly striving to produce an innovative urban setting that fosters creativity and invention. Grow traded sector jobs, through the implementation of identified clean technology and sustainable industries, as one of the four targeted cluster industries; establish the Center to foster the next generation of innovation in sustainable building and living.City of Portland and Multnomah County Climate Action Plan, Draft •Report 2009 Create green-collar jobs, as a key component of the thriving regional economy with products and services, related to clean energy and green building.


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Portland State University Economic Development Strategy and •Framework Plan, Ongoing Focus on providing the labor force with regionally needed skills, creating next-generation ideas and technology; support the growth of clean technology and sustainable industries; combine the talents of PSU and the City to use the University District as a catalyst to position Portland as a global model for sustainable development.State of Oregon Energy Policy, Executive Order by the Governor and •Legislature All State buildings meet LEED® silver certification, at a minimum; all state agencies will obtain a minimum of a 20% energy reduction by 2020; all state agencies will reduce greenhouse gases by 75% by 2050. Portland Higher Education Agenda for the 21st Century, Ongoing• Create a national center for sustainability research in Portland, by leveraging our reputation and expertise in this sector. Incorporate Bio Economy and Sustainable Technologies (BEST) research center with faculty working on green energy, sustainable transportation, green construction, recycling and waste reduction.

PHASE I—FEASIBILITY STUDYIn January 2009, the Portland Development Commission (PDC) issued a Request for Proposals seeking a qualified and experienced team to provide development feasibility services. Through a competitive process, the PDC selected Portland-based Gerding Edlen Development, working with SERA Architects and GBD Architects, to execute this first phase.

In April 2009, Gerding Edlen hosted a week-long eco-charrette and technical design session, with facilitation by Portland-based Green Building Services. Over 80 project-related consultants and partners—including finance experts, engineers, policy makers, professors, students, and others—gathered to discuss topics as varied as the Center’s overarching design vision, methods for achieving net-zero energy and water, and how to program life, work, and on-going research into a Living Building’s day-to-day. The week’s work culminated in a public open house attended by over 200 people.

From this eco-charrette, the project team identified five guiding principles, which drove the remainder of the Phase I feasibility process:

Appropriately scale systems for optimal performance.1. Make less, do more.2. Design for resource equity.3. Integrate natural systems to benefit all species.4. Recognize that people are the life in a Living Building.5.

Because an urban, high-rise Living Building is unprecedented, the feasibility team determined the next step in the development process, following the eco-charrette, was to initiate a study with the following goals:

Determine constructability of a high-rise Living Building.•Determine building costs.•Confirm tenant program.•Confirm permanent streetcar alignment.•Determine a funding and financing strategy.•Determine next steps and Phase II schedule.•


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A working group (with representatives from each of the project’s core stakeholders) formed and met weekly throughout Phase I, to discuss progress and next steps in research, fundraising and design.

A steering committee with representatives from the project’s public partners, and from the design community at large, gathered three times over the course of Phase I to review progress, ask questions and provide feedback. A public blog tracked design progress, specifically, and posted weekly updates online with input from the design, development, and research teams.

As a final step in Phase I, the project team hosted a public open house in June 2009, at which the core team presented its findings and early concept designs, fielded questions and discussed next steps.

PROGRAMPredominantly an office building, the Center’s top floors will house a variety of non-profit, government, academic and business tenants who are working to promote sustainability. The public spaces on the first and second floor will serve as exhibit space, including interactive displays and signage that tell the story of the region’s innovations in sustainable technologies, policies and practices. A resource dashboard will let onlookers review the building’s energy and water use in real time. The lecture halls, classrooms and conference rooms on the second floor will support higher education, as well as networking for public, private and academic purposes. This area will also include a visualization lab, which will bring together researchers and community groups to solve regional issues in an experiential way. An active retail environment will anchor the first floor of the building.

Use GSF % of Building

Office 140,700 63%Retail 8,100 4%Conference/Classrooms/Visualization Lab

17,200 8%

Exhibit & Building Common Space 31,600 14%Basement, incl. water tank, bike hub & storage

25,200 11%

Total 222,800 100%

The current headcount for the building includes approximately 725 weekday office users and an estimated 1,400 students and faculty, who will utilize the classrooms and conference center each day. Visitors attending events and tour-ing the facility could range from the dozens to the hundreds, depending on the building’s daily schedule.


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As of June 2009, the organizations intending to occupy the Center’s office space include:

City of Portland Bureau of Planning and Sustainability

Oregon Living Building Initiative 1000 Friends of OregonBus ProjectCommunity Health PartnershipConservation Services GroupEarth Advantage, Inc.Green Building ServicesOregon Environmental Council

Oregon Living Building Initiative (cont’d.)

Portland Energy Conservation, Inc

River NetworkTACS

Oregon University System Institution of Portland Metropolitan Studies, College of Urban & Public Affairs, First Stop PortlandOregon BEST (Built Environment & Sustainable Technologies Center)OSU Institute for Natural ResourcesOSU, Metro Extension ProgramOSU, Oregon Climate Change Research InstitutePSU Center for Sustainable Processes & PracticesUniversity of Oregon

Portland Community College Center for Excellence

Portland + Oregon Sustainability Institute


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DESIGNThe Living Building Challenge™ is unique, among programs that encourage and evaluate accomplishments in sustainable design, in that it mandates beauty as well as aggressive goals for energy, water and waste systems. The Center has been designed in this spirit, integrating and often expressing the technical features that enable the building to perform to the highest green building standards.

site & Zoning

The 33,500 sf site (currently a surface parking lot) is located on the south end of downtown Portland, on the eastern edge of the PSU campus. It is a nexus for public transit with bus, streetcar and light rail systems all immediately accessible either on-site or on surrounding streets. The design anticipates a permanent streetcar alignment that will diagonally bisect the site.

The front door to the Center will be SW Montgomery Street. Efforts are underway to transform eight blocks of Montgomery into a green street, which will celebrate creative stormwater reuse. Coupled with its display of sustainable site features, the Center’s urban design and integration with the district’s green street will create a unique and extraordinary place for individual reflection, social interaction and public events.

The current site is zoned RX (a classification for residential uses) that allows only limited commercial uses. The site also has a height restriction that limits new buildings to a maximum of 125 feet. As a result, a legislative zone change will be required, as part of the entitlement process, in order to allow the development to proceed as currently conceived. A strategy for enacting the zone change has been developed with guidance from the Bureau of Planning and Sustainability.

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building

The building’s size is strongly influenced by the site’s capacity to generate renewable energy. The 13-story structure is predominately concrete and glass and includes one level below grade. The second floor classroom/conference center is accessible from inside the tower, as well as from a monumental exterior stair, which connects this floor to the ground floor plaza. The tower is crowned with a large structure that supports its primary solar array. Artfully shaped and strategically oriented, this distinctive structure will establish a strong presence on Portland’s skyline.

SUSTAINABILITYDesigned to realize the sustainability goals identified for the project, the Center is positioned to achieve both LEED® Platinum and the requirements of the Living Building Challenge™. It is envisioned as a living laboratory of state-of-the-art green building technologies and best practices, which will accelerate the commercialization of Oregon-based products and services and provide a place for venture capitalists, businesses, and visiting delegations to learn about the latest trends, technologies, policies and incentives that drive innovation and investment.


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Sustainable features proposed for the building include:Photovoltaics to meet net zero energy•Living Machine to treat waste water•200,000 gallon potable water storage tank•Gardens and green roofs to treat excess stormwater•Geothermal water-to-water heat pump•Injection wells with regenerative turbines•Heat recovery ventilators•Triple glazing•

RESEARCHThe Center will serve as a catalyst for research in sustainability, as well as economic development opportunities, through partnerships between the Oregon University System and the business community. The project team will continue to explore partnership opportunities as the project progresses.

University-related opportunities:Low-energy replacement for cement •Green roof research •Behavioral change to conserve energy •Human health/green building metrics •Eco-Districts (PSU)•Construction carbon footprint calculator •Large-scale renewable energy technologies•Measurement and verification metrics •Sensor technology•Energy dashboard•

Private industry partnerships:Living Machines•Solar industry •Aluminum panel and curtain wall industry•Integrated structural, mechanical and electrical systems•Red List compliant replacements •Software developers•


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PRELIMINARY DEVELOPMENT BUDGET & FUNDING STRATEGY Base BuildingSite Cost $1,800,000Core, Shell & Tenant Improvements $71,038,000Tax Credit & Grant Incentives for Photovoltaics & Bldg. ($-3,552,000)Soft Costs, incl. Financing $23,092,000Contingencies $6,051,000 Total Base Building $98,429,000

Other Project CostsStreetcar Realignment1 $4,000,000 -

$5,000,000 Montgomery Green Street (one - eight blocks) $1,000,000-

$5,000,000Furniture, Fixtures, Equipment & Audio Visual1 & 2 $3,500,000 -

$4,500,000Measurement, Verification & Research $8,000,000Total Other Project Costs $16,500,000 -

$22,500,000 1Required

2Includes Exhibit Space & Visualization Lab

Preliminary sources and uses are identified in the table below:UsesBase Building $98,429,000Total Uses $98,429,000

SourcesOUS Bond (pending approval) $80,000,000PDC $4,600,000New Markets Tax Credits $2,000,000Gap $11,829,000Total Sources $98,429,000

Based on the preliminary development budget and financing assumptions, the Center’s occupancy cost is currently $31.70 per rentable square foot (rsf). A current market-rate occupancy cost for new, Class-A high-rise office space, is assumed to be $25 per rsf (no operating expenses included).


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RECOMMENDATIONS & SCHEDULEThe feasibility team recommends the Center’s project team undertake the following initiatives:

Determine the ability to lower building costs.•Determine fundraising potential. •

The following next steps are:

Cost Refinement and DevelopmentDetermine Cost Reduction Potential June 2009Revise Concept Design July – September 2009Design and Engineering November 2009 – August 2010Construction August 2010 – November 2012

FundingPursue Private Funding and Gifts in Kind Begin July 2009Pursue Federal Stimulus Funds OngoingPursue Research Grants Ongoing

Economic Development OpportunitiesFurther Develop Research Agenda OngoingPursue Business Industry Development Begin July 2009

ApprovalsCity Council Approval of City Investment September 2009PDC Approval Funding September 2009OUS Board Approval of Bonds October 2009

Legal Agreements and OperationsLease and/or Ownership Agreements September 2009Public Program of the Living Building Ongoing

OutreachNeighborhood Associations June & July 2009City and Regional Partners Ongoing

www.OregonSustainabilityCenter.com

Oregon Sustainability Center · Gail Achterman, Oregon State University Roy Koch, Oregon University...

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