The Green Edge: How Commercial Property Investment in Green Infrastructure Creates Value. Larry Levine, NRDC Jan. 28, 2014

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1 The Green Edge: How Commercial Property Investment in Green Infrastructure Creates Value Larry Levine, NRDC Jan. 28, 2014

2 Green Infrastructure Water quality management techniques o o o o green roofs tree plantings rain gardens permeable pavement Proven to help solve major urban stormwater problems and improve the health and livability of neighborhoods The Green Edge shows the range of benefits that these practices can provide to commercial property owners and tenants when use on private property

3 Stormwater Runoff & Sewage Overflows Each year, urban runoff generates 10 trillion gallons of polluted water that flows into waterways and oceans, often combined with untreated human sewage Newtown Creek, Brooklyn Image: Riverkeeper

4 Stormwater Infrastructure Challenges Federal Clean Water Needs Survey identified $100 billion of infrastructure investment needed over the next 20 years to address stormwater and sewage overflows in order to reach Clean Water Act compliance American Society of Civil Engineers gives U.S. water infrastructure a D grade Decline in traditional funding sources for municipal stormwater improvements (municipal budgets and federal funds)

5 Green versus Gray Infrastructure Billions $7 $6 $5 $4 $3 $2 $1 $0 Estimated Cost of Philadelphia CWA Compliance Gray Infrastructure Green Infrastructure Traditional gray stormwater infrastructure tunnels and sewage systems has proven environmentally and economically costly. Green infrastructure (GI) helps stop runoff pollution by capturing rainwater and either storing it for use or letting it filter back into the ground, replenishing vegetation and groundwater supplies. GI mimics the way nature collects and cleanses water, and can be far more cost-effective than relying solely on gray infrastructure.

6 Community benefits of green infrastructure Improving urban quality of Life Beautifying neighborhoods Increased property values Cooling and cleansing the air Reducing asthma and heat-related illnesses Lowering heating and cooling energy costs Recharge groundwater supplies/improve conservation Spurring economic revitalization Creating green jobs

7 Benefits of green infrastructure for private, commercial property owners Increased rents and property values Increased retail sales Energy savings Stormwater fee credits and other financial incentives Reduced infrastructure costs Reduced costs associated with flooding Reduced water bills Increased mental health and worker productivity for office employees Reduced crime

8 Higher Rental Rates, Retail Sales, and Property Values Landscaping adds approx. 7% to the average rental rate for office buildings For a medium-sized office building rental in Philadelphia this could mean an additional $72, 150 in rental income per year Consumers are willing to spend more (8-10%), visit more, or travel farther to shop where there is attractive landscaping or green streets For a mid-sized retail center this could mean over $1 million in increased annual sales

9 Higher Rental Rates, Retail Sales, and Property Values Landscaping and trees increase residential property values 2-5% Green roofs may add 16% to the average multifamily unit rental rate LEED certification can be achieved through the use of green infrastructure Increase occupancy rates in office buildings Increase rental rates in residential buildings

10 Lower Energy Costs Green roofs and tree plantings save on heating and cooling costs Better insulation Reduce solar radiation Reduce roof surface temperatures Improve operational efficiency of rooftop air conditioning units A green roof can reduce daily energy demand for cooling in a one-story building by over 75% A single large tree can generate nearly $45 in energy savings annually

11 Cash Back Tax Credits NYC: one-year credit up to $200,000 for green roof on at least 50% of a structure Philadelphia: credit of 25% (max $100,000) on green roof installation costs Rebates Milwaukee: up to $10 per square-foot for green roof projects King County, WA: pays builders 50% cost of green infrastructure retrofits, up to $20,000 Floor Area Bonus Portland, OR: green roof bonus in its zoning code

12 Cash Back Stormwater Fee Credits Philadelphia: up to 80% reduction in stormwater utility fees for installation of green infrastructure Grants NYC: $11 million from the Green Infrastructure Grant Program committed to 29 green retrofit projects on private property since 2011 Onondaga County, NY: $3.8 million in grants for commercial properties installation of green infrastructure retrofits Philadelphia: $7.9 million in competitive grants for commercial properties installation of green infrastructure retrofits

13 Reduced Infrastructure Costs Reduced life-cycle costs Green roofs have 40 year life expectancy (conventional only 20 years) Could avoid over $600,000 in roof-replacement costs (net present0-value), in a midsize retail building with a 40,000 sq. ft. roof Allow for use of smaller HVAC system reducing capital costs Permeable pavement used in parking lots have significantly lower maintenance costs Integrating green infrastructure into site design decreases the amount of required belowground drainage infrastructure, resulting in net cost savings

14 Other Hard-to-Quantify Benefits Reduced flood damage Reducing the volume of stormwater runoff Flood mitigation can increase property values (2-8%) Reduced Water bills Rain barrels and cisterns can save on water for landscape costs and other non-potable uses Reduced Crime Studies found significantly lower rates of property crime, violent crime, graffiti, vandalism, and littering in urban areas with welldesigned green space Improved health and job satisfaction Reduced levels of stress Direct benefit to employees

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16 RETAIL CENTER

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18 APARTMENT BUILDING

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20 MEDIUM-SIZE OFFICE BUILDING

21 Full report at: go.nrdc.org/greenedge Larry Levine Senior Attorney Natural Resources Defense Council Acknowledgements: Stratus Consulting, lead report author

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