Action Plan: Energy & Green Design

Purpose

To increase awareness and encourage the utilization of best available energy efficiency and environmental practices. Emphasize the substantial economic and environmental advantages of employing green design practices; primary focus on reducing energy costs and improved amenities which increases the competitive demand for space.

Context

Energy is an important part of the history of Buffalo and Western New York. Beginning over 100 years ago when power was harnessed from Niagara Falls, to the current discussions of developing new sources of energy from Lake Erie winds, the ability to produce energy helped define our region and economic viability. The importance of electrical energy to WNY is re-emerging as a central issue, as cost and availability of power becomes increasingly problematic and expensive. The Buffalo area has the potential of being in the forefront of a global issue that will have significant repercussions for regions lacking this vital resource. Currently, New York State imports in excess of 90% of its energy needs. A decreased reliance on energy imports translates directly to greater local economic activity and wealth.

The positive economic impacts of an increased focus on energy and green design are real. At a micro level, improving energy efficiencies leads to significantly higher rental margins and results in substantially lower annual maintenance expenditures. In addition, the marketing and public relations benefits of promoting ourselves as “green” are incalculable. At a macro level, the environmental benefits will be felt for 25-50 years. A comprehensive Downtown energy and green design platform will require a blend of economics, environmental design and active public and private partnerships.

Much attention has been focused on the role that the New York State Energy and Research Development Authority (NYSERDA) can play in advancing this plan. NYSERDA recently opened a regional office in the Market Arcade Complex and at the urging of Erie County has designated Main Street in Downtown Buffalo as a Rebuild New York Community Energy Target Zone. Other significant participants include the U.S. Department of Energy, the U.S. Environmental Protection Agency, the New York Power Authority, and the University at Buffalo Green Office and School of Architecture and Planning.

Locally, Erie County government is taking the lead in actively promoting energy efficiency and incorporating green design and construction practices into many of its facilities including the newly completed Family Courthouse and the planned Youth Detention Center. The County has committed both staff and resources towards increasing the awareness and implementation of this important strategy. Niagara Mohawk and National Fuel are also important corporate participants in this effort.

Adding to this is Governor Pataki’s Executive Order #111, that mandates improved energy efficiency in existing state owned and occupied buildings, green design standards for new construction, and increased reliance on alternative sources of power for all state agencies. The impact of this order is considerable for it will have far-reaching affects on properties that New York State leases. State agencies occupy numerous offices in the Downtown area and this growth is expected to increase over time.

The issue of funding is fundamental and NYSERDA will likely play a critical role in contributing substantial resources towards this initiative. Incorporated in every aspect of the Strategic Plan Update for Downtown Buffalo is an energy component. Energy related grant monies will unquestionably enhance many of the proposed office, residential development, and transportation projects. For example, a reduction in the life-cycle cost of a new or rehabilitated building could substantially reduce the long term financing gap in residential projects that occurs as a results of a lower-rent market.

While the objective is to increase energy efficiency and use of green design throughout the region, the primary focus will be on Downtown Buffalo. Downtown’s large and diverse building stock is well suited for implementing innovative energy efficiency pilot programs that can easily be quantified in a relatively short period of time.

It is important to note that the majority of the energy efficiency effort will be directed at retrofitting standing Downtown buildings. Newly planned buildings will be reviewed for energy efficiency utilizing NYSERDA’s energy design assessment program. Many developers view energy efficiency programs as having the potential to delay a project and result in increased costs. An important component of this effort will be to educate property owners to view energy efficiency from the perspective of lifetime equipment costing. For new construction, the problem of “split-incentives” also needs to be addressed so that developers recognize that it makes better economic sense to front load their investment in efficient systems and design rather than splitting up investment over time.

Energy conservation and efficiency is not a short-term project – the effects will be felt 50-100 years down the road. There is a strong sense that there is not enough focus on this critical issue. Innovative, proactive, and practical energy efficiency solutions need to be identified. The goal is to exceed energy and green design standards not merely to meet them.

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