The Portland Design Commission on Thursday discussed a draft of the .

Bureau of Planning and Sustainability (BPS) staff presented an overview of approximately 18 potential amendments to the comprehensive plan, zoning code maps, zoning code use allowances and development standards that are intended to facilitate housing production and revitalization in the Central City. The draft will be open to public review through Feb. 13.

The project is responsive to other efforts to revitalize the Central City, BPS Chief Planner Patricia Diefenderfer said.

“BPS began to research ways to maximize housing, including the analysis of current density allowances, floor area ratios and maximum building heights, specifically on how to structure bonuses to encourage large multi-bedroom units,” she said.

Amendments to the Central City 2035 Plan could include increasing allowable heights in certain areas, providing additional floor area ratio (FAR) bonuses, and more. Since the plan was adopted in 2018, the downtown area has experienced unprecedented trends in retail and office vacancy, according to the project’s website.

Other possible changes include rezoning parts of the Central City to provide greater development flexibility and encourage new housing, expanding land use allowances in Central Commercial zones to accommodate a broader mix of uses such as light manufacturing, repealing prohibitions of housing in parts of Central Employment zones, expanding allowances for retail and other uses in Open Space zones to support parks, adding a FAR bonus to encourage the development of multi-bedroom units, expanding allowable locations of food carts and pods, and providing more flexibility for temporary surface parking.

Since the pandemic, there has been a desire by the city to let food carts operate outside of surface parking lots, Senior City Planner Troy Doss said.

“The reason food carts have been in surface parking lots for so long is because they are regulated as a vehicle,” he said. “They can only be in vehicle areas or legally created parking lots.”

The food carts in Pioneer Courthouse Square were grandfathered in before provisions were changed, Doss said. The proposed change would be citywide and not just in the Central City.

BPS also proposes changing the requirement of 60 percent coverage of eco-roofs in the Central City to allow a mix of eco-roofs and solar panels, Doss said.

Another possible change would be to reduce the coverage of prohibition of ground-floor housing units. Commissioner Zari Santner expressed concern about potential losses of active uses at ground level. A reduction in the number of streets with prohibition of ground-floor units would need to come something that addresses quality-of-life issues, she said.

Improving livability in a neighborhood requires additions of amenities such as retail spaces and health care facilities, Commissioner Tina Bue added. The main goal of the project is to make sure the zoning code is not standing in the way of such development, Diefenderfer said.

People can submit comments on the discussion draft through Feb. 13. BPS will then create a proposed draft in March.

The Design Commission on Jan. 29 will finalize ideas to incorporate into a letter to the Planning Commission and the City Council with its recommendations. The Design Commission plans to vote on the letter during its meeting on Feb. 5.

A Planning Commission hearing will take place in April. Any revisions will be included in BPS’ recommended draft, which will go before the City Council in late summer or early fall. A final decision on the draft is expected by the end of the year.

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As green roofs proliferate atop new buildings in Portland, landscape architects are learning lessons about what works and what doesn’t.

In July 2020, the Portland City Council adopted the Central City 2035 plan. Among sweeping changes to the zoning code, new rules require eco-roofs atop buildings of 20,000 square feet or more in commercial zones within the Central City.

Eco-roofs aren’t exactly new, but their widespread adoption is. The city required its own large-scale buildings to have eco-roofs beginning in 2015.

The rooftop gardens are also called green roofs, but the city of Portland uses the term “ecoroofs.” They have many benefits, according to boosters, but also some costs.

Foremost among the benefits is stormwater management. Eco-roofs filter stormwater and keep it from reaching waterways, particularly the Willamette River.

Eco-roofs also reduce the urban heat island effect, in which a city’s built surfaces absorb heat and raise temperatures in the area.

Eco-roof-like features can be an aesthetically pleasing amenity for residents, as at the Mirabella building in the South Waterfront. There, they appear on terraces.

For developers and project owners pursuing Leadership in Energy and Environmental Design and similar certifications, eco-roofs are often awarded hefty point totals.

Increasingly, eco-roofs are also a steady stream of revenue for landscape architecture firms.

“We are seeing an uptick in it,” said Jeramie Shane, a Mayer/Reed principal who designs eco-roofs. Other landscape architecture firms including PLACE, which is responsible for designing the eco-roofs on the Block 216 tower, and Lango Hansen, which designed a prominent eco-roof for Hyatt Unbound, have benefited from the wider adoption of eco-roofs.

A study by Reed College researchers identified 384 eco-roofs in Portland as of 2019; they totaled nearly 1.4 million square feet.

As new buildings rise in coming years, central Portland from the air will increasingly look like a series of small green spaces. Densely packed districts with eco-roofs will encourage pollinators to flit from rooftop to rooftop.

Green roofs, Shane said, “create and maintain habitat districts. We see the connectivity of green roofs being really vital to provide habitat.”

Shane recalled that he recently visited Oregon Health & Science University’s Knight Cancer Institute when a hummingbird appeared.

Among the issues landscape architects have discovered is that solar panels compete with greenery for rooftop space.

“(Photovoltaic) panels want to occupy the same space as the green roof does,” Shane said. “We’ve been testing planting green roofs under them, and in some cases they’ve been successful.”

Techniques such as planting shade-tolerant plants have helped. Landscape architects also tend to favor drought-resistant plants that can make it through Portland’s dry summers. “Right plant, right place” is a goal for successful eco-roofs at Mayer/Reed, Shane said. Often, on rooftops exposed to sun and wind, that means sedum and other succulents.

“Generally, the summer months tend to be gaps” in rainfall, Shane said. “That’s one challenge that we’re always trying to build some resiliency toward.”

Eco-roofs can be “intensive” – marked by deeper soil and greater plant variety, or “extensive” – tending to be wider but with shallower soil. Extensive eco-roofs seldom have irrigation, but intensive installations sometimes do.

“The intensive ones, we can get more creative, because we’ll use irrigation on them,” Shane said. “We can get rich, robust landscapes out of them.”

It can also be tough on buildings with smaller footprints to provide an eco-roof of a meaningful size, Shane said.

Eco-roofs do require ongoing maintenance that adds cost to any project. That makes it best for a building owner that is willing to put in greater costs up front, and in the long run, for a major building amenity.

“The developer has to acknowledge the benefits for a longer investment,” Shane said.

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In the early returns for Portland’s eco-roofs standard, following the rule is the exception.

Of four Central City projects subject to the city’s eco-roofs rules since the standard took effect in July 2018, only one has met the standard. One was approved by the Portland Design Commission with a much smaller eco-roof atop the podium, and requests for significant modifications of the rule are being made for two others.

In baseball, hitting 1-for-4 is about league average. In city planning, it could be an early warning sign that the rule is either infeasible, or that the city is unwilling or unable to enforce it via the design review process.

“I think it’s a concern for the city,” said Benjamin Nielsen, a senior planner for the Bureau of Development Services. “Developers are having a hard time with some of the requirements of the standard, particularly when solar panels are involved.”

So far, the only project to meet the city’s eco-roofs standard comes from the city of Portland and three partners. The seven-story Fourth and Montgomery project, also known as the Jasmine Block, is under construction in south downtown with an eco-roof that meets the city’s rules. The project will provide space for the city, Portland State University,��Oregon Health & Science University�����Ի���Portland Community College. SRG Partnership designed the building, and Mayer/Reed is the landscape architect. The roof includes solar panels.

The eco-roofs standard took effect last summer as part of the Central City 2035 Plan. Incorporated into Title 33 of city code, the standard requires eco-roofs on new Central City buildings of 20,000 square feet of net area or more within certain zoning.

Eco-roofs are intended to convey several benefits. They reduce urban heat islands, manage stormwater, improve air quality and provide habitat for birds, pollinators and plants.

To meet the standard, at least 60 percent of the roof area must be devoted to eco-roof features, as defined by the Bureau of Environmental Services. The remainder may be occupied by mechanical equipment, solar panels, wind turbines and other items.

Portland’s eco-roofs standard was modeled after Toronto’s, said Mindy Brooks, a city planner with the Bureau of Planning and Sustainability.

Portland’s standard has roots in an earlier, voluntary program. Developers could earn bonus height in exchange for eco-roofs. The Central City 2035 Plan rolled back that bonus, among others, in favor of concentrating on affordable housing incentives. Eco-roofs were made mandatory.

The trend of project teams requesting modifications for eco-roofs bears watching, Brooks said.

“I think we need to continue to monitor it and see how it goes,” she said. “We’ve had a couple of very unique (projects) be the first ones out of the gate. So it’ll be important to monitor and see how it proceeds.”

Architects and developers have approached the standard in different ways.

At Block 216, the Design Commission agreed to a modification that places the eco-roof atop only the terraced podium, and not the 35-story tower. The Block 216 eco-roof will cover only 33 percent of the roof area, far below the 60 percent minimum.

GBD Architects is designing the project. Before the Design Commission, architects from GBD argued the wind forces at the tower’s 460-foot height would make an eco-roof unworkable and perhaps unsafe, with the potential for soils and plants to be blown afar. Two design commissioners said an exception to the eco-roof standard may be necessary for towers.

GBD did not respond to interview requests.

City officials are researching how eco-roofs can be built atop towers. The bureaus of Planning and Sustainability, Development Services and Environmental Services are looking into how high winds affect tower eco-roofs, and will issue guidance to future project teams.

It may just be a matter of more complex engineering, Brooks said.

“We did some quick research and did not find wind shear at high altitudes being a problem for eco-roofs,” Brooks said. “At high altitudes, engineering becomes more complex, just as anything does at that altitude.”

Brooks said the city wants to get it right before issuing any guidance.

“We heard what (the architects) said and we want to make sure whatever guidance we provide is appropriate,” she said.

Bora Architects is proposing an entirely different solution at Lincoln High School. The project team proposes to meet the standard at ground level, with plantings. The standard would be met with 63,600 square feet of landscaped areas.

At a May design advice meeting, Bora Architects principal Christopher Linn said ground cover performs better as a heat and carbon sink, and requires less maintenance, than an eco-roof.

“I think we have a proposal that better meets the intent of the guidelines than putting planting on the roof,” Linn told the Design Commission. He did not respond to interview requests from the 91��Ƶ.

Some commissioners said they were amenable to the proposed ground-cover solution.

“I’m OK on the (green roof) modification,” Commissioner Sam Rodriguez said. “I believe it is meeting the intent to some extent.”

Brooks, in an interview, said Bora’s approach “could be appropriate” if it goes beyond the minimum standard, and fulfills the stormwater-management and heat-reduction functions.

The team proposing the five-story PAE Living Building at Southwest First Avenue and Pine Street is also seeking a modification to the eco-roofs standard. ZGF Architects is pursuing Living Building Challenge certification, which requires 75 percent roof coverage by solar panels.

“Eco-roof beneath the panels would not be viable, as the required strategy to maximize on-site production necessitates a flat array of panels, without spacing: thus the eco-roof would not get adequate light or rainfall,” ZGF wrote in its application for a modification.

The Historic Landmarks Commission is set to review the PAE Living Building on Monday. The requested modification on the agenda is simply stated: “To not provide the required eco-roof.”

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Portland City Hall will soon have a green roof.

A proposal to install an eco-roof around the main roof’s perimeter was approved by the Historic Landmarks Commission on Monday.

“I think it’s really a great project,” Commissioner Wendy Chung said. “I think it’s really exciting to have an eco-roof right on City Hall that’s visible to all these adjacent buildings, and hopefully it will inspire other building owners to do the same.”

Also in the proposal by preservation design firm Architectural Resources Group (ARG) is the plan to reroof the building’s smaller roofs, complete seismic pinning of decorative stone balusters to the roof structure, and replace two rooftop mechanical chillers.

Portland City Hall has been the seat of the city government since it was built in 1895. The building occupies a full block downtown between Jefferson and Madison streets and Fourth and Fifth avenues, and was added to the National Register of Historic Places in 1974.

“Portland’s been really leading the charge on eco-roof technology over the last couple of decades,” Mayer/Reed landscape architect Tim Strand said. “Not only are they aesthetically pleasing, they also perform a number of important benefits.”

Those benefits include decreasing the amount of stormwater runoff, providing habitat, reducing the heat island effect, increasing building energy efficiency and helping extend the roofing membrane’s life by up to two times.

The project also features a number of repairs and maintenance that are exempt from historic resource review, including cleaning and repairing exterior stone surfaces, repairing wood sash windows and rehabilitating two pairs of exterior doors.

The existing roof assembly, which was installed about 20 years ago, has begun to fail and allow moisture to seep inside, said Matthew Davis, an ARG principal. A limited amount of weight can be added to the roof, so the number of plant species able to be used also is limited.

Commission Vice Chairwoman Kristen Minor said she hopes the roof repairs and seismic pinning will allow the stone to last another hundred years.

“This is one of those examples where you want to hire somebody who really knows what they’re doing, and I do have trust in this applicant,” she said.

The eco-roof will be a layered cinder system assembled on site. The cinder and sedum planting will be five inches deep and be made up of a drain mat, a filter fabric and water retention layer, a growing medium, cinder mulch and plants.

The roof will feature a mix of 12 species of plants from one to six inches tall – including sedum cuttings and some bulbs native to the Pacific Northwest – that can withstand the varying amounts of direct sunlight, indirect light and shade from adjacent office towers.

The plantings will be predominantly green with purple hues in the spring, green and yellow in summer, rust-colored in the fall, and green and brown in winter, Strand said.

Commissioner Matthew Roman asked if the green roof will have to be maintained once it’s installed. Strand said it will require some maintenance, but not as much as a decorative planting. Also, the team recommends that fertilizer not be used.

“I think the biggest obstacle to saving buildings is making sure that they remain usable, so I support this proposal,” Roman said.

Overall, commissioners praised the eco-roof design and building repairs and voted in favor of the project.

“This is a perfect example of a historic building that everyone knows and loves,” Minor said. “There are a lot of opportunities and vantage points from higher up to look down on this and really appreciate the change in seasons.”

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Columbia Green Technologies opened its doors in Portland about 10 years ago because the city had a reputation for green building and the company’s founders wanted to take advantage. They saw Portland becoming a prime market for their product: vegetated roof systems.

But that didn’t happen, Columbia Green Technologies Chief Operating Officer Greg Love said. Portland is now a minor green roof market, he said, and production here has dropped off.

“We do most of our business outside of Portland,” he said. “Seattle is a big market and now our biggest market is Washington, D.C.”

In 2008, Portland initiated a temporary cash incentive program that triggered a dramatic increase in green roof production. But the $6.5 million program ended in 2012, and production has since decreased and prices have since increased. Now, as the city has shifted financial resources toward affordable housing initiatives, some green roof stakeholders are calling for new incentives.

Matt Burlin, outreach coordinator for sustainable stormwater management for Portland’s Bureau of Environmental Services, reported to the City Council in 2011 that the city’s cash incentive program for green roofs was a success. The city’s list of providers of eco-roofs (the simplest form of green roof), he said in the report, had grown by 30 percent since the program started.

But since 2011, eco-roof prices have risen, said Jon Crumrine, who started Enviroscapes Northwest in response to the city initiating its cash incentive program in 2008. The average cost of installing a green roof now ranges between $12 and $15 per square foot, said Crumrine, who later sold his business to Vaughn Environmental Systems (he was retained as a consultant).

“It certainly didn’t have any impact on (bringing) costs down, but it did help promote the technology in our area,” he said.

Alice Coker, environmental specialist with Portland’s Bureau of Environmental Services, said the city commissioned a that looked into whether the cash incentive lowered prices of green roofs; it was inconclusive.

“We don’t know if it brought prices down,” she said. “There were too many variables involved.”

Meanwhile, the Portland City Council has shifted its emphasis to affordable housing because the homeless population has increased in the past five years, said Ivy Dunlap, landscape architect with the Bureau of Environmental Services.

“Things are so different now, and a different administration has different challenges and there weren’t hundreds of people camped in the Springwater Corridor,” she said.

As priorities change, so do allocations of dollars, according to Troy Doss, senior planner with the Bureau of Planning and Sustainability.

“Because of direction from council, bonuses are shifted to affordable housing,” he said.

That shift in focus has played a significant role in green roof production decreasing here, Love said. For the past five years he has joined Columbia Green Technologies CEO Vanessa Keitges at countless city meetings, he said, to push for more city support for green roofs. Markets like Seattle, Washington, D.C., and Toronto are ripe for green roofs, according to Love, because they offer incentives and rebates for installations.

“Although some jurisdictions will still use incentives (for green roofs), it has become standard practice in a lot of Central City development, and a lot of projects are doing eco-roofs,” Doss said. “And the majority of eco-roofs were not developed using bonuses.”

In addition to the evaporation of the cash incentive program, the proposed draft of the 2035 Central City Plan includes mandates for eco-roofs in certain zones. New buildings with a net area of at least 20,000 square feet would be required to include an eco-roof that covers at least 70 percent of the roof area – with exceptions including HVAC systems and skylights.

That plan has Love’s approval, though he doubts it will become a reality.

“We’ll believe it when we see it,” he said.

Also, the draft plan calls for eliminating a current bonus of floor area ratio (FAR) for providing green roofs.

Architect Shawn Sullivan, eco-roof consultant for Winkler Development, said eliminations of cash incentives and the FAR bonus will increase costs and make developments vulnerable to infeasability.

“It was really nice having the incentive, and I think carrots are always better than sticks,” he said.

Sullivan said he fears the market for green roofs will soften because developers aren’t looking to spend more money.

“If the (incentive) program was here I think we’d be doing a heck of a lot more business,” he said. “With mandates, things are going to cost too much and then we can’t afford to build.”

Wade Lange, regional vice president for American Assets Trust, said the absence of incentives for green roofs could slow development.

“When it adds additional cost without any compensation, it just causes developers to pause and consider whether they want to go forward with the development,” he said.

The city should bring back the cash bonuses or add other incentives for green roofs, according to Greenworks principal Mike Faha.

“I think they should continue or enhance that (cash bonus), given what’s going on around here, that we’re getting denser and denser,” he said. “We know they worked and the city would do better talking to developers about what kind of incentives meet their needs.”

Increasing costs will drive up rents – the opposite of the goal to increase affordable housing, Sullivan said

“Like so many mandates that are good for our city and environment, they (green roofs) increase costs, which have to be reflected in increased rents,” he said. “We currently have an affordable housing crisis, and making construction cost more is not going to be part of the solution.”

However, Amy Chomowicz, the city’s eco-roof program administrator, said there still are benefits to installing green roofs in Portland.

“You can get a reduction on your stormwater bill if you put on (an eco-roof) through the Clean Water Rewards Program,” she said. “There are various ways to manage stormwater on site and if you do an eco-roof over the entire building you don’t have to have ground-level stormwater treatment (for the roof).”

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In the midst of a concrete industrial park in Northwest Portland, a new habitat roof breaks up the gray. Gunderson LLC, a subsidiary of , unveiled this month a 1,000-square-foot island of green space over above-ground fuel tanks.

The goal of a habitat roof is to encourage biodiversity. It’s different from an eco-roof, which primarily manages storm water. Not much data is available about how habitat roofs can function within a manufacturing environment. Gunderson worked with a committee from a community-based group, the Greenroof info Think-tank (GRiT), to overcome challenges.

“We’re hoping to get as much information as possible on what works and what doesn’t,” said Soren Hill, a hazardous materials technician at Gunderson. “Hopefully we can make something of a case study from this project that can benefit us and others who are advocating for these types of structures around industrial areas.”

Gunderson plans to use its first habitat roof as a pilot demonstration project. A couple of logs and bundles of cut-up bamboo shoots invite spiders and insects. The roof is mainly sustaining flowers and pollinators at this point, according to Hill.

In order to test the effectiveness of soil types, one half of the roof has native soil and the other half has an engineered variety.

“This initial study will be the baseline and then we’ll make improvements as we go on,” Hill said. Gunderson plans to have a part-time intern collect data each summer.

Gunderson’s staff built the structure, which is approximately 20 feet high, using the same metal that they would usually use to construct oceangoing barges. The structure, designed by Andrew Jansky of consulting firm Flowing Solutions, cost between $70,000 and $80,000, according to Hill.

Gunderson is planning to build a second habitat roof – between 16,000 and 18,000 square feet – over the company’s 90-day hazardous waste storage area. Plans for that roof will develop as more data is analyzed.

The habitat roofs are part of a shift in environmental leadership at Gunderson in the wake of the Department of Environmental Quality issuing one of its largest fines in 2008 against the firm. Among multiple offenses that occurred from 2004 to 2006 was improper disposal of flammable waste paint and paint containing toluene, a hazardous solvent.

“We’re really taking a more proactive look at all of our processes and taking steps to minimize our impacts and hazardous waste and procedural-ize all of our handling processes,” Hill said. “We’ve really come a long way.”

Gunderson has made other environmentally-minded changes as well. Hill said the recent purchase of a plural pump system will allow the company to switch from using 5-gallon cans of paint to 55-gallon drums.

“It took an initial investment, but now we can reuse all of the 55-gallon metal drums as well as reduce the amount of paint wasted each day,” he said.

An upgraded training schedule has helped boost environmental awareness among the workers, which has led to behavior changes and improved morale.

“Now workers understand why they have to follow our procedures because they know, for example, that all of the storm drains flow into the river,” Hill said. “And the marine production people feel immensely involved in the habitat roof; they’re proud of it.”

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State and local government programs are helping make green roofs a booming industry in an otherwise tight construction climate.

Landscape architecture blog “The Dirt” covered a this week where some interesting stats were shared: apparently, the green roof industry grew 30 percent last year, and 8 million to 9 million square feet of green roofs were added. According to the Dirt article, “Adding green roofs to 1 percent of U.S. buildings would cost $9 billion and create 190,000 jobs.”

The listed benefits of green roofs are many: they help manage storm water runoff, decrease heating and cooling costs and increase biodiversity. Adding a green roof is supposed to pay for itself in storm water mitigation and energy costs. Much of the country’s green roof development has come in cities with incentive programs to sweeten the green roof deal even more.

On a related note, Portland’s will fund up to $5 per square foot on installations within the city. If green roof proponents are to be believed, that is a deal that’s better than free.

The post ‘Recession-proof’ eco-roofs appeared first on Daily Journal of Commerce.

State and local government programs are helping make green roofs a booming industry in an otherwise tight construction climate.

Landscape architecture blog “The Dirt” covered a this week where some interesting stats were shared: apparently, the green roof industry grew 30 percent last year, and 8 million to 9 million square feet of green roofs were added. According to the Dirt article, “Adding green roofs to 1 percent of U.S. buildings would cost $9 billion and create 190,000 jobs.”

The listed benefits of green roofs are many: they help manage storm water runoff, decrease heating and cooling costs and increase biodiversity. Adding a green roof is supposed to pay for itself in storm water mitigation and energy costs. Much of the country’s green roof development has come in cities with incentive programs to sweeten the green roof deal even more.

On a related note, Portland’s will fund up to $5 per square foot on installations within the city. If green roof proponents are to be believed, that is a deal that’s better than free.

The post ‘Recession-proof’ eco-roofs appeared first on Daily Journal of Commerce.

The Portland Bureau of Environmental Services is re-opening for applications a program that offsets the price of installing eco-roofs. The city of Portland eco-roof program will start accepting applications April 1 for the sixth time since the program began in 2008.

The provides an incentive of up to $5 per square foot of an eco-roof project. According to the program website, eco-roof installation can cost between $5 and $20 per square foot. The program has funded 125 projects with 8.3 acres of eco-roofs in the city, according to Matt Burlin, the Outreach Coordinator for the program. Burlin said that there are 273 eco-roofs in Portland, on a range of commercial, residential and industrial properties. It’s an industry where demand is increasing, Burlin said.

“Things are moving forward despite the economic vacuum,” Burlin said. “When the economy turns around, this will be an industry with a lot of experience.”

To qualify for the incentive program, eco-roof projects should be within Portland city limits and manage storm water. Construction should start within two years of the project being approved for the incentive.

The application deadline is June 1.

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More than 60 designers, landscapers, contractors and architects will be in Portland next week to learn about the latest trends in the world of eco-roofs when the city hosts Ecoroof Portland 2011.

The full-day event will take place March 18, at the Oregon Convention Center.

This is the third consecutive year the city has hosted the event. Featured speakers include Wolfgang Ansel, director of the international Green Roof Association, and green roof designer Paul Kephart. In addition, students and faculty from ACE Academy, a charter school for students interested in careers in the design-build industry, will construct a demonstration eco-roof during the event, which runs from 10 a.m. to 6 p.m.

More information about Ecoroof Portland, including an event schedule, can be found online at www.portlandonline.com/bes/ecoroofpdx.

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