Developed by the Ottawa Centre Eco-district Steering Committee

2
Acknowledgements
The Ottawa Centre Eco-district benefits case analysis was developed by our steering committee made
up of the following volunteers. Thank you to everyone for your hard work and dedication to the project.
x James McNeil, Co-chair, Cushman Wakefield
x Don Grant, Co-chair, Sustainable Enterprise Alliance
x Katelyn Brunskill, ICF Marbek
x Rebecca Aird, City of Ottawa
x Greg Searle, Bioregional North America
x Roger Marsh, Hydro Ottawa
x Martin Canning
x Paul Barton, Minto Properties
x Tony Sroka, CIMA
x Karen Pero, Invest Ottawa














Second edition January 17, 2013

Transforming the Core: The Benefits of an Eco-district Approach

3
Introduction
A Grand Vision for Ottawa
Ottawa is the capital city of the G8 nation, a
great place to live where residents can enjoy big
city amenities and quick access to spectacular
natural beauty. Many residents have a grand
vision for Ottawa based on seeing ourselves as a
great city recognized internationally for our
green and prosperous businesses and
communities.
We are well on
our way to
making this
vision a reality.
Money Sense,
C
personal finance
website, once
again ranked
Ottawa as the
best place to live
in Canada, and
Richard Florida
ranks Ottawa as
the number one city in the 2012 Canadian
Creativity Index. In the past year we have
launched the Light Rail Transit (LRT) system and
the redevelopment of Lansdowne Park. So we
can be proud of what we have accomplished.
But we cannot rest on our laurels and hope that
everything continues to go well. We need to
continue to make the bold choices required to
help Ottawa reach its full potential. We have to
continue to look for ways to improve our quality
of life, our wellbeing and our prosperity. We
need to face future challenges with energy and
enthusiasm in order to fulfill our grand vision
for Ottawa.
Facing the Challenges Ahead
The real estate scene in the downtown core is
changing. Much of the space in the core has not
been renovated in the last 25 years and many
commercial tenants, including the Government
of Canada, are looking for green buildings as
their space needs evolve. As a result, there will
be significant pressure not only to renovate, but
to create green commercial space that can
compete with any space within the Ottawa-
Gatineau area.
Many see this

opportunity to
launch a wide
range of
initiatives that
can transform
the downtown
core. With the
coming of the
LRT and the
Downtown
Moves initiative
to re-think and
improve our downtown streets and spaces, the
opportunity to revitalize the core and make it
more attractive is upon us.
Eco-districts = Growth, Prosperity and
Wellbeing
The transformation of the downtown core will
create thousands of construction jobs, but it
also sets the stage for a much greater success.
The Ottawa Centre Eco-district will be a
facilitated partnership between tenants,
property owners, residents and employees. It
will be a systematic way to make improvements
that will drive economic growth, increase
prosperity, improve wellbeing and enhance
quality of life.
LEED Gold building at 99 Bank St. (image: Bentall Kennedy)
Transforming the Core: The Benefits of an Eco-district Approach

4
The Ottawa Centre Eco-district (OCED) has
three streams of activity:
x Developing Collaborative and Innovative
Infrastructure including the opportunity to
participate in large scale initiatives like
shared district heating and cooling;
x Advancing Sustainable Business Practices
focusing on the uptake of existing programs
to streamline operations, reduce
environmental impacts, grow businesses,
increase profits and create jobs; and
x Initiating Community Actions helping local
residents, employees, volunteers and
community groups to channel their passion
and complete hundreds of grassroots
actions.
The OCED initiative is squarely aligned with
community priorities for economic growth,
quality of life, the environment, and community
improvement planning. We will build on existing
assets and activities including the many certified
green buildings, the historic federal district
energy system and the pedestrian and cycling
infrastructure and will work with partners to
ensure that Ottawa is a vibrant, sustainable city
of the future.

Electric V^K,
Transforming the Core: The Benefits of an Eco-district Approach

5
Background
The Eco-district Movement
It turns out that like economic benefits, most
social and environmental benefits are optimized
at a scale larger than a single building or home
and smaller than the city as a whole.
The OCED is modelled on successful eco-
districts in Portland, Seattle, Washington, DC
and other cities. They have learned from
experience that creating an eco-district is one of
the the best ways to maximize energy, water
and fuel conservation, minimize waste, attract
employers to the core and
create social spaces that are
fun for residents, employees
and visitors.
Portland, Oregon
A
been a focus in North America
for over 20 years, it was a five-
block mixed-use urban
development project in
downtown Portland called the
Brewery Blocks that moved
the focus from individual
buildings to larger areas. The
anchor building for this site
hosts the centralized chilled
water plant that serves 100
percent of air conditioning
needs for the area, saving money and
reducing environmental impact.
Building on this success Portland is now home
to five eco-districts, ranging from downtown
sites like the OCED to suburban sites and an
entertainment district that includes Rose
Gardens, home of professional basketball. What
this demonstrates is that we can share the
lessons learned from the OCED with other
Ottawa neighbourhoods as we move forward.
Washington, DC
The Southwest Washington (SW) Eco-district
Initiative is in Washington DC in the Maryland
Avenue and 10th Street area. New and
renovated buildings will accommodate future
space needs of the federal government, provide
residential, retail and cultural space, and
connect the National Mall to the waterfront.
Another important goal is to make it a vibrant,
walkable neighborhood.
The federal
government is the
lead partner in this
eco-district as it
works to meet three
important goals:
meet aggressive
sustainability targets;
create more efficient
workplaces for staff;
and reduce operating
costs. The SW Eco-
district team is a
partnership between
the federal
government, the
District of Columbia,
property owners,
tenants, and
residents and it provides the
coordination, advocacy, financing, and
management required to develop the eco-
district.
Seattle, Washington
The Seattle 2030 District is a large area in the
downtown core that is a mix of commercial
buildings and other properties, much like the
OCED. Their focus is on helping property
Bicycle Lanes in Portland
Transforming the Core: The Benefits of an Eco-district Approach

6
owners, managers, and tenants to meet goals
focused on reducing the environmental impacts
of building construction and operations.
They are using district wide targets under a
program called the 2030 Challenge with an
approach that includes heat recovery,
distributed generation, and other district energy
efficiencies that can reduce the demand for
resources.
Seattle 2030 is a public-private collaborative
made up of over 100 property owners or
managers and professional or community
stakeholders. The City of Seattle is also
extremely supportive as it has a goal of
achieving carbon neutrality by 2030.
District Energy St. Paul
District Energy St. Paul (DESP) a
private not-for-profit
corporation that provides
district heating to 80 percent of
the central business district
and adjacent urban areas and
district cooling to 60 percent.
They have created a
community energy provider
that has made a steady
transition to local renewable
fuel sources.
It is estimated that in 2005, the cumulative
savings for customers was $7 million USD
1
as
compared to customers using in-building
heating and cooling systems powered by
natural gas. In addition, DESP has been a major
contributor to economic development by
converting the money spend on energy into the
creation of local jobs first in construction and
upgrades and then to support ongoing
operations and maintenance.
This is a particularly important case study for
the OCED as the Government of Canada is
looking at options for a public-private
partnership to upgrade and run its six district
heating and cooling plants in the downtown
core.
Empire State Building
The owners of the Empire State Building have
been working to establish it as one of the most
energy efficient buildings in New York City. This
is a particularly impressive feat because in
general, the incremental cost of retrofitting
older buildings to achieve improved energy
performance is more expensive than the
incremental cost of achieving the same
performance in a new building.
They have achieved a net
reduction in energy use of
38 percent and are saving
$4.4 million USD per
year.
2
Their payback
dropped from 15 years to
five and they experienced
increased rent and
occupancy due to
enhanced value placed on
updated services by the
tenants.
3

This is a very important consideration for the
OCED because of the number of existing
buildings built before 1986. We need to make it
easier for owners to maximize return on
investment. Case studies such as the ESB will be
important especially when collective benefits
such as district energy are added to the ROI
calculations.

District Energy St. Paul has been
a major contributor to economic
development by converting the
money spend on energy into the
creation of local jobs first in
construction and upgrades and
then to support ongoing
operations and maintenance.
Transforming the Core: The Benefits of an Eco-district Approach

7
Pearson Eco-Business Zone
Closer to home the Pearson Eco-Business Zone
is C with
12,500 businesses and more than 355,000
employees. It surrounds Pearson International
Airport and physically is located in Brampton,
Mississauga and Toronto. It is run by Partners
for Project Green, a public-private partnership
funded through business sponsorships,
participation in events, and through funding
from various levels of government.
In 2011 businesses in the Eco-Business Zone
reduced consumption by 46,479 MWh of
electricity, 3,146,000 m3 of natural gas and 137
billion litres of water. In addition 2,454 KW of
renewable energy was installed.
4

The Eco-Business model focuses on
coordinating the completion of actions by
individual businesses that increase eco-
efficiency. These actions are facilitated through
the delivery of common programs including
energy and water retrofits, waste audits, green
procurement, transportation demand
management and hiring student interns. The
key difference from the other best practices is
that this approach generally involves making it
easier to take advantage of existing programs
and approaches.
LEED and BOMA BESt
Leadership in Energy and Environmental Design
(LEED) and BOMA BESt (Building Environmental
Standards) are well known standards for
sustainable buildings. Many buildings within the
OCED are certified or registered under one of
these programs. It is important to note that by
using an eco-district approach, individual
businesses may be able to secure points for
LEED or BOMA BESt for shared infrastructure
such as bicycle parking or electric vehicle
parking stations.
Local Programs for Business
There are many existing programs that can be
used by individual businesses or buildings to
adopt or enhance sustainable business
practices. Hydro Ottawa offers a number of
energy efficiency incentives and Enbridge has
launched an innovative Saving by Design
program. In addition, the EnviroCentre offers a
number of workplace greening programs with a
focus on conservation of energy and water and
transportation demand management. In most
cases these programs are undersubscribed
which is a lost opportunity to improve
performance and reduce environmental
impacts.

Transforming the Core: The Benefits of an Eco-district Approach

8
Ottawa Centre Eco-district
The proposed Ottawa Centre Eco-district is a
diverse mix of buildings, owners, tenants and
residents C . In
addition, with Parliament Hill in the district and
the Rideau Canal at its edge, it is a major tourist
destination. After looking at many best
practices we believe that the best fit is to have
three programming streams.
Developing Collaborative and Innovative
Infrastructure
Following a traditional eco-district approach, we
will focus on collaborative initiatives that
encompass two or more
buildings, blocks or the
entire eco-district. Specific
examples include:
x District heating and
cooling with an eye on
opportunities
presented by upgrades
to the Government of
Canada district heating
system and the tunnel that will
be created as part of the light rail transit
(LRT) system;
x Transportation infrastructure including the
LRT, cycling lanes, shared bicycle parking,
and electric charging stations;
x Waste and water infrastructure and/or
services; and
x Other services or events (parks, food
services, cultural activities, events) with the
potential to provide benefits to most eco-
district stakeholders.
Adopting Sustainable Business Practices
Using an approach similar to Partners in Project
Green we will provide businesses and
organizations in the eco-district with access to a
range of opportunities to streamline business
operations, reduce environmental impacts,
grow their businesses, increase profits and
create jobs. They will be promoted through a
single, comprehensive marketing program that
will take advantage of the high profile of the
eco-district to increase participation. Specific
examples include:
x Promoting increased uptake of Enbridge
and Hydro Ottawa incentives for energy
auditing conservation and efficiency;
x Supporting water and waste diversion
programs;
x Facilitating transportation demand
management solutions
with support from
EnviroCentre and other
organizations for
employee surveys, on-
site training and pilot
projects, and incentives
for transit, carpooling,
cycling, etc.;
x Encouraging
and promoting the expanded use
of building certification programs such
as LEED and BOMA BESt;
x Offering employee engagement
programs to increase employee
participation and performance in
existing programs;
x Working with the Green Key program
already adopted by a number of
downtown hotels to facilitate visitor
support
efforts by hotels to increase their level
of achievement within the program;
x Coordinating common or shared
procurement activities; and
Downtown Ottawa
Transforming the Core: The Benefits of an Eco-district Approach

9
x Implementing other existing programs
with benefits for employers, residents
or visitors.
Initiating Community Actions
The eco-district will also inspire ideas for grass
roots action by community members and
employee groups. We will facilitate idea
generation, nurture volunteerism, and help
match funding sources to qualified projects. To
move forward, community action projects will
need an action lead, a specific target, a way to
measure success and commitment to a
timeframe. Project ideas could include:
x Community gardens for food and for
beautification purposes;
x Local food sales of products and
promotion of restaurants using local food;
x Street food vendors support for new
vendor programs;

x Public art finding locations and supporting
with interpretation;
x Cycling support services for cyclists like
rentals, repairs, free use of pumps, and so
forth;
x Local eco-district tours volunteers with
interpretation skills as well as self-directed
tours using signage and QR codes; and
x Placemaking activities including creating
new public spaces to allow visitors,
residents and local employees to gather.
In addition, we will work
a way of measuring changes to the
OCED that make it more fun to visit and
enhance the coolness factor to make it more
attractive.

Public art encourages walking and exploring neighbourhoods
Transforming the Core: The Benefits of an Eco-district Approach

10
Eco-district Benefits
Research focused green buildings shows that
they provide clear triple bottom line benefits
economic, environmental and social. Eco-
districts amplify these benefits by making them
easier and more cost effective to achieve.
McGraw Hill Construction reports that as green
buildings become more common, the market
will pressure owners to incorporate green
features in order for them to remain
competitive. RIS in the UK completed a study
and they found that:
x C
economic life
x Corporate image is improved through

x Upgrading the
average non-green
building to a green
one would increase
its capital value by
$5.5 million.
5

This section outlines the
anticipated benefits that will
result from using the
proposed eco-district approach.
Economic Benefits
There are many examples of economic benefits:
x Green buildings are on average 25-30
percent more energy efficient with average
paybacks of six years
6
. As noted, the Empire
State Building is 38 percent more efficient
with a payback of five years.
x Federal laws and executive orders in the US
mandating energy efficiency standards in
federal buildings have produced dramatic
1
standard buildings has dropped 23 percent
per square foot since 1985, saving $1.4
billion annually.
7

x In some cases, tenants report productivity
improvements of up to 10 percent
8
.
x Eco-districts create a large membership
base, which can leverage bulk discounts on
green technologies. Partners in Project
Green has been able to achieve cost
reductions of 5-35 percent for building
envelope technologies through the Clinton
C l A.
9

x Eco-districts create growth in green jobs.
Partners in Project Green engaged 78
companies in Green Jobs programming to
create job opportunities for local youth and
post-secondary students.
10

x According to the Carbon Disclosure Project
reductions in GHG emissions carbon
reductions will generate
a positive ROI with the
average being 33 percent,
equivalent to a payback
period of 3 years.
11

x In Lancaster, CA a
focus on increasing the

downtown shopping area
was a major economic development driver.
Retail revenue doubled, property values
increase 10 percent and 800 permanent
new jobs were created.
12

Environmental Benefits
There are many examples of environmental
benefits:
x According to American Rivers, using block
or district-wide green infrastructure, like bio
swales and permeable pavement, controls
storm water, saves money, reduces energy
use, reduces pollution and protects public
health.
13

Partners in Project Green engaged
78 companies in Green Jobs
programming to create job
opportunities for local youth and
post-secondary students.
Transforming the Core: The Benefits of an Eco-district Approach

11
x In a study released in August 2012, the
National Research Council Institute for
Research in Construction conducted a
survey and interviews in over 100 LEED
certified buildings and "twinned" them with
standard buildings. The researchers found
that green buildings had a superior indoor
environment performance compared to
similar conventional buildings.
14

x Coordinated promotion of existing energy
efficiency programs to eco-district
businesses will also reduce energy
consumption and GHG emissions.
x Energy consumption and GHG emissions
from automobile travel will be reduced by:
o Coordinated promotion of
transportation demand management;
o Efforts to make the OCED more
walkable; and
o Coordinated efforts to improve cycling
infrastructure, parking and amenities.
x Partners in
Project Green
saw an 87
percent
increase in the
number of
organizations
utilizing Smart
Commute from
2008-2010.
15

x Local
businesses and
residents
become more
invested in
their local
ecosystems. 1.88 hectares of restoration
activity was undertaken in 2010 by Pearson
Eco-Business Zone members, including 1635
shrubs, 1680 trees, and 3300 wildflowers.
16

Social/Cultural Benefits
There are many examples of social benefits:
x A study of recent graduates in the US
revealed that 77 percent want to live in the
downtown core and they want to be able to
walk to local amenities.
17
Eco-districts are a
way of providing a range of social benefits
to employees, residents and visitors.
x McGraw-Hill Construction reports an
increase in tenant satisfaction after
undertaking green improvements reporting
an increase in tenant satisfaction from 53
percent to over 90 percent.
18

x McGraw-Hill Construction reports that 83
percent of corporate leaders believe that
the public expects good citizenship in the
areas of sustainability and green.
19

x Increased cycling and walking within the
OCED will generate health benefits.
x Farmers markets will provide access to local
food.
x An
increase in the
number and
diversity of
street food
vendors will
make the OCED
more desirable
to visit and it
will improve the
street level
ambiance.
x Cultural
events will
attract
employees, residents and visitors and will

x Tours and interpretation of local history,
public art and cultural icons, will improve
the visitor experience.
Rental bikes available in downtown Ottawa
Transforming the Core: The Benefits of an Eco-district Approach

12
Return on Investment
In a recent study of 33 green buildings in
California, the researchers found that the
average cost of building green over traditional
percent.
The average energy reduction from the 33
buildings was 30 percent.
20

The same study also looked at a life cycle cost
and benefit and found that, over a twenty-year
period, the overall net savings for the 33
buildings will be between $48.87 - $67.31 per
square foot, depending on the LEED rating of
the building. Therefore, the initial investment of
only 2 percent resulted in savings worth more
than 10 times that added premium.
21

Building owners in the OCED
will be motivated to
participate and to invest in
property improvements
when they see the business
benefits. Greener buildings
both new and renovated
provide owners with
increases in return on investment (ROI), asset
value, occupancy and income.
These benefits increase when building owners
cooperate in a facilitated eco-district process
and systematically take advantage of
collaborative opportunities. The completion of
common projects with other eco-district
members will allow property owners and
managers to add features and enjoy the
corresponding benefits while splitting the
capital and operating costs with others.

Looking just at district heating and cooling, the
federal government has the capacity to provide
both to all commercial buildings in the eco-
district through a private public partnership.
This will not only increase system efficiency and
reduce costs, it sets the stage for transitioning
these future district systems to local, renewable
energy sources producing a significant
environmental benefit.
Time invested in the eco-district initiative will
create positive ROI, produce efficiencies, and
increase tenant satisfaction. Working
collaboratively will ensure that hundreds of
actions are completed, from transportation
demand management to setting up electric
charging stations. These will
be actions that no single
building owner would likely
take on.
The many case studies
assessed provide a clear
indication that building
owners can realize a
reasonable ROI that is maximized when they
work with other property owners, tenants,
employees and local residents to find
collaborative solutions. In fact all indications are
that ROI is optimized at a district level as long as
there is a coordination mechanism in place.

Therefore, the initial investment
of only 2 percent resulted in
savings worth more than 10
times that added premium.
Transforming the Core: The Benefits of an Eco-district Approach

13
Conclusion
Clear Benefits
The case study research demonstrates that
there is a clear business case to support the
creation of the Ottawa Centre Eco-district
(OECD). Cities across North America have
adopted similar collaborative approaches and
have optimized triple bottom line benefits and
maximized ROI. In addition they have created
special places where people want to be as
employees, residents or visitors.
The collaborative approach also minimizes
individual cost while maximizing overall
benefits. Actions that would be out of reach for
individual building owners show positive ROI
when the capital and operating costs are
divided amongst many partners.
What all the research shows is that the
adoption of collaborative actions improves
environmental performance and increases
economic growth, creating jobs and enhancing
quality of life. However, collaboration does not
happen in a vacuum.
The Plan for the OCED
The OCED will be a not-for-profit organization
that will coordinate and facilitate the
completion of collaborative action. Using the
model of Seattle 2030 and the Pearson Eco-
Business Zone, it is proposed that the OCED
become a catalyst for growth and revitalization
in the downtown core.
Next Steps
The first phase will be to secure seed funding to
develop a detailed plan that outlines the vision,
goals, objectives and proposed actions for the
OCED. This will include establishing ballpark ROI
calculations, facilitating meetings between
partners, building on our existing assets,
integrating initiatives like the LRT and with the
Downtown Moves project and launching a
significant community engagement program. It
will also include efforts to reach out to potential
long term partners including the Government of
Canada and our local utility providers.
The final step of the first phase will address
funding and governance. A plan will be
established for reliable funding based on
business sponsorships, fee-based events and
services, and in-kind contributions from
partners and other delivery agents. In addition,
there will be a transition to a not-for-profit
structure supported by a board of directors.
The work to be completed in the first phase will
be overseen by the steering committee with
support as needed from the City of Ottawa and
from founding members who are prepared to
support the launch of the OCED. This work will
be supported by working groups as needed and
an advisory body of local business and
community leaders.
The Long Term Plan
The OCED will become a self-sufficient
coordinating organization managing the growth
and evolution of downtown Ottawa into one of
the most diverse and complete eco-districts in
the world. We will establish a measurement
framework, report to the public, establish an
annual workplan and work closely with building
owners and managers, local businesses,
employees, and residents to achieve our vision,
goals and objectives.
The OCED will be an economic development
driver, a preferred employment location, a
-
special place to live. It will provide Ottawa with
a blueprint for smart growth and development
for the next 25 years.
Transforming the Core: The Benefits of an Eco-district Approach

14
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Transforming the Core: The Benefits of an Eco-district Approach

16
Notes

1
Canadian District Energy Association, No date, p. 4.
2
Empire State Building, p. 1.
3
Empire State Building, p. 6.
4
Partners in Project Green, 2011.
5
Eichholtz, P. et. al.
6
McGraw-Hill, 2010a, p. 12.
7
U.S. Department of Energy. 2003.
8
McGraw-Hill, 2010a, p. 15.
9
Partners in Project Green, 2010, p. 5.
10
Partners in Project Green, 2010, p. 13.
11
Carbon Disclosure Project, 2012, p. 6.
12
Benfield, K., 2013.
13
American Rivers, 2012.
14
Newsham, G. et. al., 2012.
15
Partners in Project Green, 2010, p. 9.
16
Partners in Project Green, 2010, p. 11.
17
Speck, J., 2012.
18
McGraw-Hill, 2010a, p. 6.
19
McGraw-Hill, 2010b, p. 29.
20
Kats, G., 2003.
21
Kats, G., 2003.