CITY INCENTIVES

FAR (Floor Area Ratio)
(Also known as a density bonus) Initiate the inclusion of living roofs as a FAR bonus.  Cities can encourage living roof development by qualifying living roofs to the density bonus formula.

Background:
Density bonusing allows for developers to increase built areas in exchange for including certain green building measures, which benefit both the community and environment.  

Case Study:
Portland, Oregon case study: Tom Liptan, an environmental specialist with the city Bureau of Environmental Services, says about 20 years ago the city added a floor area ratio (FAR) bonus to its building code whereby builders could get permission to build extra square footage (either up or out) by employing favored practices. The FAR bonus allows developers three extra square feet per square foot of green roof that covers a minimum of 60% of the roof.  Eventually, the city adjusted its FAR bonus to include green roofs as a favored practice. One builder who installed 4,000 square feet of green roof, for example, received permission to build an extra 12,000 square feet of building density; the builder was able to add six condo units, then selling for $395,000 each.

Fast Track

Initiate a Permitting Fast Track for Living Roofs & Rainwater Catchment

Establish faster construction permitting process enabling developers with green roof project proposals to easily aquire necessary permits for building.  Such incentives will support and encourage developers to include living roofs in their proposals.

Background:
Private sector projects that include the implementation of green roof practices are reviewed by a separate board and receive approval faster than traditional building projects.

Case Study:
The Chicago Department of Construction and Permits developed an expedited permit process for projects that incorporate green roofs and other green building technologies.  This Green Permit Program allows developers to receive their permits in less than 30 business days; the more green building elements in the proposed project, the shorter the time to obtain a permit.  

The San Francisco Department of Building Inspection also provides an expedited permitting process for new buildings that incorporate green building standards into their proposals.

Tax Breaks

Provide building owners and developers with tax breaks for the implementation of green roof technologies.  

Background:
Tax incentives provide developers and owners with a credit to help defray the costs of installing green roofs.

Case Study:
New York City just unveiled a tax incentive program to encourage the development and implementation of green roofs: Under the Green Roof Tax Abatement, building owners in New York City who install green roofs on at least 50 percent of available rooftop space can apply for a one-year property tax credit of up to $100,000. The credit would be equal to $4.50 per square-foot of roof area that is planted with vegetation, or approximately 25 percent of the typical costs associated with the materials, labor, installation and design of the green roof (Reuters, 6/25/08).

Link to NYC's green roof tax abatement law:
http://www.nyc.gov/html/dof/html/pdf/08pdf/green_roof_legislation.pdf

Energy Conservation Ordinances
Incorporate living roofs into city RECO and CECO programs (Residential and Commercial Energy Conservation Ordinance).

Background:
RECO and CECO ordinances are city programs to help residential and commercial buildings increase energy and water efficiency.  To achieve basic levels, cities can and should incorporate green roof technologies as part of their RECO and CECO Energy Programs.

Living roofs can help buildings meet certain residential and commercial energy and water standards by reducing the urban heat island effect, mitigating storm water runoff, increasing thermal mass and insulation characteristics, and reducing green house gas emissions.

Opportunities:
The City of Berkeley adopted RECO and CECO measures in an effort to reach Berkeley’s goal of reducing the city’s overall greenhouse gas emissions by 80% by the year 2050.  Policy initiatives can work on incorporating green roof technologies into Berkeley’s RECO and CECO ordinances to help achieve this goal.  

To encourage building owners to incorporate green roof technologies, the City of Berkeley could start by including a list of benefits and strategies associated with green roofs on all seismic retrofit permit packages for unreinforced masonry buildings.  Federal money allotted for retrofits could incorporate living roofs as a modest cost requirement to help achieve beneficial environmental effects.  Such a program could become a model for all California cities participating in state mandated retrofit programs.

Seismic Upgrade Opportunities

Establish incentives or mandate that seismic upgrades also improve the lateral/roof loading of a building such that a building can be “green roof ready” (Similar to “Solar Ready” building standards)

Background:
Solar-ready legislation mandates that new construction of specified buildings include equipping the structure with capabilities for solar installation.  

Case Study:
New Mexico passed House Bill 610, which includes new building standards that will enable houses to install solar panels in the future in addition to requiring all housing developments to be “solar-ready” as a standard feature for new housing construction.

Denver’s “Solar Ready Homes” Bill encourages the construction of new homes to be prewired for future solar installation.

Fire Code

Fire Department codes require that living roofs be 3 feet set back from the edge of the roof to allow for accessibility.  As many living roofs don’t impede the access, particularly if the living roof is low-lying grasses and herbs, fire codes could be altered to allow for a variance for every green roof project.  

Green Building Standards

The establishment of codes and ordinances that mandate development and infrastructure for green roofs for newly constructed buildings.

Background:
Green Building Ordinances require newly constructed city buildings to include a minimum of green building technologies and LEED specifications.  

Case Study:
San Francisco recently implemented the Green Building Ordinance (August 2008), which imposes strict green building standards on newly constructed urban residential and commercial buildings.  The ordinance addresses CO2 emissions, energy usage, reducing stormwater runoff, and usage of recycled materials.  

Elimination of Storm Water Usage Fees

Eliminate stormwater usage fees for buildings that incorporate green roofs.

Background:
Stormwater usage fees are paid by property owners (commerical and residential) to help cities manage their stormwater systems.  Cities consist largely of impermeable surfaces that prevent water from seeping into the ground; during large storm episodes, these impermeable surfaces create a stress on stormwater management systems that divert and collect stormwater.   The usage fee is a user fee that is paid by all property owners in an effort to help maintain urban storm water systems.  

Case Study:
In Minneapolis, the stormwater usage fee is determined by the amount of impervious surface area and is calculated on a per unit basis.  One unit is 1,530 square feet of impervious surface area; the fee for one ESU costs, approximately, $10.75 (http://www.ci.minneapolis.mn.us/stormwater/fee/).

In an effort to encourage environmentally friendly practices, Minneapolis awards a 50% credit for buildings that incorporate quantity or quality features that improve stormwater management practices.  (Policy Workshop Green Roofs for Healthy Cities, 95).