Thetis Island Sustainability Guide

What is the Sustainability Guide? Who should use the Guide? The Sustainability Guide suggests ways to All current and prospective Thetis Island land- make your residential construction project owners who are preparing to build a new more environmentally friendly, reduce its im- house, a cottage, or an accessory building, or pact on Thetis Island’s natural ecosystems planning to remodel, renovate or retrofit an and save you money in the long term. It also existing dwelling. Someone planning driveway includes information about financial incen- construction or re-routing will also benefit tives and other resources that can help you from this guide. achieve these goals. The Guide is primarily a guidance document to be used as you pre- pare to build on your property. It can also be When should I use the Guide? used to provide add additional information in Whether you are applying for a building per- an application to the , such as re- mit with the CVRD or a rezoning, develop- zoning, development permit, or variance ment permit or variance with Islands Trust, (consult with a planner). the earlier you consult the Guide, the easier it will be to include its ideas in your project. Re- view the Guide with your architect, designer Why on Thetis Island? and contractor. Consulting the Guide after Thetis Island is part of the Islands Trust, which the working drawings are finished may result has a mandate to preserve and protect the in lost opportunities and additional costs if Islands Trust area’s unique environment. Both you decide to make last-minute changes. the Islands Trust and the Cowichan Valley Re- gional District (CVRD) have signed the provin- cial government’s Climate Action Charter, The Guide has two parts: which requires communities to reduce green- Part A: Location and Siting Design...page 3 house gas emissions. One way to do this is Part B: Building Design and through adopting a more sustainable ap- Construction…page 8 proach to land development and construc- tion. Initiatives you take at the planning stag- es of your building project can dramatically reduce any negative impacts and help to cre- ate a truly sustainable community.

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Thetis Island Sustainability Guide Part A: Location and Siting Design

Ecosystem Approach to Site Planning: Know the land (Official Community Plan (OCP) Section 4 Natural and Heritage Ecology Tips Resources Objectives and Policies, Section 6 Development Per- mits, and Schedule F - Sensitive Ecosystem Mapping) Plan ahead: walk the land with your contractor and a local biologist to find environmental 1. Identify areas with environmental and benefits and cost savings.

archaeological values, including habitat Certain types of First Nations sites are protected for threatened or endangered species under federal and provincial law and must not and First Nations sites, before planning be disturbed. Avoid the accidental destruction access, site clearing and design. of an ancient site and costly delays and fines by walking the land with an archaeologist be- 2. Locate development — your driveway, fore work begins. septic system, house and outbuildings — away from areas with high environ- A small patch of skunk cabbage or bulrushes in an otherwise dry environment indicates a mini- mental values such as shorelines, wetland —an important habitat for amphibi- streams, rare plants, and wildlife trees. ans and birds. Clustering buildings and plan- Place natural buffers between the de- ning short driveways helps the environment velopment, sensitive features and and saves money. neighbours. Conservation covenants and the Natural Area Pro- 3. Cluster development in one area of the tection Tax Exemption Program (NAPTEP) are registered on title and protect the special as- property to minimize site disturbance. pects of the land that you wish to preserve. 4. Consider granting a covenant or the They can also give you significant tax benefits. Natural Area Protection Tax Exemption Program (NAPTEP) for your property to Development proposals consistent with the Thetis protect ecological values in perpetuity. Island Official Community Plan Bylaw No. 88 (OCP) and the Thetis Island Land Use Bylaw No. 89 (LUB) are supported.

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Tree Removal: Think Twice Before You Cut (OCP Schedule F - Sensitive Ecosystem Mapping) Tree Tips 1. Minimize tree cutting and soil disturb- Very few old growth cedar or fir remain on Thetis ance. Our Island’s trees and soils have Island. The dominant coastal Douglas-fir eco- ecological value and represent im- systems on Thetis are very rare in the rest of portant carbon sinks, critical in address- the province. The island’s Garry oak meadows ing climate change. When land is are a rare subset of these shrinking ecosys- cleared for development, its ability to tems. These trees have both heritage and eco- logical value. hold on to carbon and keep it out of the Standing dead trees provide important wildlife atmosphere is lost. habitat; leave them standing unless they pose 2. Check for eagle or heron nests on your a hazard. Topping is better than felling. property. These are provincially pro- You can create views by limbing taller trees in- stead of removing them. If you feel trees on tected and the Thetis Island Land Use your property must be removed to open up a Bylaw No. 89 requires a 100 metre un- view, cut trees selectively to create a views- disturbed buffer around trees contain- cape framed by trees. Consider planting and ing eagle, osprey or heron nests. replacing trees. Consult an Islands Trust planner before removing 3. Retain and protect significant trees such trees and vegetation. Special restrictions may as Garry oaks and older growth Douglas apply to tree removal in Development Permit -fir and cedar. Areas.

Photo credit: for.gov.bc.ca

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Water Management: Fresh Water is a pumphouse may be constructed within Precious Resource 30.5 metres of the natural boundary of (OCP Section 3 Services Objectives and Policies, Section 4 Natu- any watercourse or source of water sup- ral and Heritage Resources Objectives and Policies, Land Use ply (see the Coastal Waterfront section Bylaw Section 2) on a later page for setbacks to the sea).

Depending on the location of a proper- 1. Is your property located within a com- ty, livestock grazing and solid waste dis- munity water system’s well capture posal may also be prohibited in areas zone as defined in the OCP? If so, you designated “Water Resources Areas” in need to ensure the drinking water sup- the OCP. ply is not contaminated by malfunction- ing septic systems, phosphorus release Water Management Tips from soil disturbance, runoff and ero- Thetis Island typically has wet winters and dry sion, and fuel and chemical spills. De- summers. Good water management involves sign your project to minimize risks to retaining the winter rains to recharge ground- water supplies. water supplies and ponds. Forested slopes, fractured bedrock, and deep organic soils 2. Plan to protect trees and vegetation hold moisture. Bare rock and pavement do if your property has a stream or wet- not. Ensure sufficient topsoil remains on the land. property and that soil is not left compacted after construction. 3. Store rainwater on site by con- structing a cistern, tank, pond or Removing trees can result in increased runoff and wetland. stormwater damage to properties below. Landowners can be liable for damages caused 4. Observe the way water flows over your to a neighbour’s property. Plan stormwater property and design your landscaping retention ponds, drainage swales and wet- and development in response. lands to retain stormwater on site, and main- tain existing drainage patterns. 5. No buildings other than a boathouse or

Photo credit: Peter Luckham

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Landscaping: Go Native, Avoid Turf

1. Landscape with native, drought hardy Ecological Landscaping Tips vegetation rather than lawns and wa- Avoid non-native plants that spread into and alter ter demanding ornamentals. Plant our natural ecosystems. The highly invasive more and often! Scotch broom originated from three seeds brought from Scotland a century ago. 2. Minimize impervious surfaces and plan to use permeable paving rather If turf is to be installed, reduce area as much as than conventional asphalt or con- possible. Instead of turf grass, consider using crete. drought resistant grass as ground cover.

3. Avoid the use of synthetic pesticides Pesticides and chemical fertilizers decrease the and fertilizers. biological diversity of the soil and are counter- productive to a healthy landscape. Many 4. Plan to control invasive species such plant “pest” problems can be addressed by as Scotch broom, holly, English Ivy, feeding the soil with organic material such as Himalayan and evergreen blackberry compost.

that may be growing on your proper- Growing organic food (or buying local organic ty. food) is one of the best ways to reduce carbon emissions, as well as increasing self- 5. Plan an organic fruit and vegetable gar- sufficiency. den.

Photo credit: conservancy.bc.ca

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Coastal Waterfront: Be a Shore Steward with shoreline stabilization and conserv- (OCP Section 4.1 & Schedule H; Land Use Bylaw Section 2) ing wildlife habitat.

1. No buildings other than a boathouse Coastal Waterfront Tips or pumphouse may be constructed Know your property boundaries ahead of time, within 7.6 metres of the natural including the high water mark (or legal boundary of the sea. Locate buildings “natural boundary”). Ocean frontage may have changed since the site was subdivided or and structures well away from the last surveyed. You may need to consult with a shoreline to minimize interference BC Land Surveyor. with the shore and the threat of shore line forces. If planning a dock or other marine structure, avoid areas of high biological productivity 2. Avoid hardening the shore to mini- such as eelgrass or kelp beds, which help to mize interference with natural shore- stabilize sand and mud substrates and provide line processes and loss of coastal hab- cover and attachment surfaces for fish and itat. A permit is required for struc- invertebrates. To build a dock on the ocean requires an application to provincial Ministry tures adjacent to the natural bounda- of Forests Lands and Natural Resource Opera- ry of the sea, such as those to control tions. shoreline erosion. There are several types of shorelines, each with 3. Use the natural features of the site to their own ability to accommodate disturb- protect your property to avoid costly ance. Some are stable and robust; some are and disruptive shoreline protection fragile and easily destroyed. Find out the type measures. of shoreline along your property. What is its relative stability and its sensitivity to develop- 4. Restore, retain and increase the native ment? Consult with experts in coastal envi- vegetation along the shoreline to assist ronments.

Photo credit: Peter Luckham

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Thetis Island Sustainability Guide Part B: Building Design and Construction

Construction Site Management Clearing ground cover to limit fire spread is recom- mended for areas close to residential units- this 1. Avoid outdoor burning of slash and material can be mixed with other compostable materials and returned to the property. wood debris through berming and/or

chipping or trucking. Outdoor burning is strongly discouraged because 2. Have a construction waste recycling of local air pollution and greenhouse gas emis- plan and a no-burn policy on site. sions.

3. Protect trees and other natural features Canadian Mortgage and Housing Corporation during construction. found that in this climate it was theoretically possible to retrofit a 1969 bungalow to become 4. Reduce erosion and sedimentation dur- a net zero energy home by adding insulation (R- ing construction. 50 ceiling, R-26 walls and R-10 slab), high- performance windows, high efficiency lighting and appliances, and a rooftop solar electric (PV) Site Management Tips system. Good management significantly reduces the amount of construction waste to be recycled or landfilled.

Branches may be piled densely in alternating lay- House Design ers with other clean wood debris to form a long narrow mound or berm. The material will gradually decompose to form rich soil. Woody 1. Consider a compact and resource- berms can be used to slow runoff from a slop- efficient design to reduce the building’s ing site and to create raised planting beds. ecological footprint.

If you’ve had to cut down large trees, consider 2. Use passive solar design principles for milling them on site to use in your project. space heating and cooling and planned Wood unsuitable for construction can be cut, for natural daylighting and natural ven- split and stored under cover for at least one tilation. year before using as firewood.

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3. Set performance objectives for your and R-10 slab), high-performance windows, house (e.g. annual consumption targets high efficiency lighting and appliances, and a for water, electricity, firewood and/or rooftop solar electric (PV) system. propane, or a third party industry standard such as BuiltGreen Platinum or EnerGuide for Homes 85 rating). Building Materials 4. Use Hot-2000 or similar software to op- timize your design for energy perfor- 1. Use foundation options that will pro- mance. vide good thermal performance and water resistance, and efficient resource 5. Plan a net zero energy house that pro- use. duces as much energy as it consumes annually. 2. Use resource efficient framing and wall options that optimise structural and

thermal performance and reduce envi- Design Tips ronmental impact. Good passive solar design is the key to an envi- 3. Use more insulation, insulation with re- ronmentally sustainable home. By taking the cycled content, and windows with a ‘House as a System’ approach and by setting energy and water consumption targets, you higher energy rating than required in can create a healthy, comfortable and efficient this area by the BC Building Code. sustainable home. Building Materials Tips Match south-facing window areas with interior mass (e.g. concrete or tile floors, masonry fea- Foundation options include fabric forms, founda- ture walls, plaster or thick drywall) to store tion drainage membranes, insulated concrete passive solar gains and reduce temperature forms (ICF), and portland cement substitutes swings. Avoid large areas of non-south glazing such as fly ash.

and large skylights; they cause overheating Above grade, raised heel trusses, advanced fram- and glare during the summer and lose heat ing techniques (e.g. 24” centres, elimination during the winter. of non-bearing double headers), sustainably harvested FSC certified wood, structural insu- Use of Hot-2000 or equivalent modelling software lated panels (SIPS), and insulated rammed at the preliminary design stage can result in earth walls may be appropriate choices, de- major energy and cost savings. Re-running the pending on the building design. program at the working drawing stage can help fine-tune your plans. Provide a continuous air barrier. Air leakage through cracks, e.g. around beams and trim, A near net zero energy house is feasible using significantly reduces energy performance. A current technology. The Canada Mortgage and blower door test towards the end of construc- Housing Corporation found that in this climate tion will identify unintentional air leakage it was theoretically possible to retrofit a 1969 paths, and is required if the house is to be rat- bungalow to become a net zero energy home ed. by adding insulation (R-50 ceiling, R-26 walls

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Various techniques and materials may be used Mechanical System Tips to reduce a home’s ecological footprint, but determining the best solution is not always Heat pumps are excellent where heat loads are large, as in older houses and large new straightforward. Depending on the circum- stances, a ‘high-tech’ wall system using fos- homes. If your house is compact and well- sil fuel derived products may, or may not, insulated, the space heating loads may be too score better than a conventional well- small to justify a heat pump; electric base- insulated wall, or a wall system built of nat- board heaters may be the best solution. Radi- ural materials. Ask your designer which ant floor distribution systems can circulate hot techniques are appropriate for your home. water from various sources boiler, heat pump, Materials must be compatible with the de- solar system — and provide even, dust-free sign and with other building systems, plus silent heat. They do not necessarily save ener- meet performance objectives. gy. Central heat recovery ventilation (HRV) systems control humidity and ensure good in- The building code is a minimum standard. Add- door air quality. ing insulation reduces operating energy Greywater or drain-water heat recovery systems costs and increases comfort. can recover heat from the hot water used in showers, bathtubs, sinks, dishwashers, and clothes washers. Always burn dry wood that has been seasoned

under cover for at least one year. A conven- tional open fireplace wastes energy and cre- Mechanical and Electrical Systems ates air pollution. Low emissions wood stoves and fireplaces not only produce less air pollu- tion — they’re more efficient, heating your 1. Use heat pump technologies for space house with less wood. heating such as ground, water, or air source heat pumps, including air source ductless systems if justified by heat

loads.

2. Install a central heat recovery ventilator Water Conservation system. 3. Install a high efficiency wood burning 1. Consider harvesting rainwater from appliance, pellet stove, or efficient pro- roofs and storing it in tanks, cisterns, pane gas fireplace rather than a conven- and/or ponds. tional fireplace. 2. Use dual flush toilets, low flow shower 4. Purchase EnergyStar appliances. heads and faucet aerators. 3. Use greywater separation and treat- ment for irrigation or reuse.

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Water Conservation Tips 3. Use low maintenance exterior cladding and trim to reduce the need for paint Rainwater collected from the roof can be more than sufficient to meet annual household and stain. needs. 100 sq. m. of roof yields 86,000 litres, 4. Use environmentally friendly, water sol- given 86 cm annual rainfall. Rainwater may be used for toilet flushing, laundry and garden uble low-VOC paints and finishes. irrigation. After treatment, rainwater may be 5. Use materials with recycled content. used for all household needs, including drink- ing water. Install a metal, slate or clay tile roof if you plan to use rainwater for potable water Finishing Materials Tips and check with the Health Authority (VIHA) for current regulations. Local materials, such as stone, sustainably har- vested wood, and locally sourced natural Dual flush toilets give the option of using only earth plasters, are nontoxic, have low embod- three litres per flush. ied energy, and often are very attractive.

Low flow shower heads vary in water consump- Natural, non-toxic and low VOC paints and tion from about two litres per minute to six coatings are now widely available and la- litres per minute. Read the fine print before belled as such. you buy. Many products are available with recycled con- Greywater from laundry, showers and baths can tent, for example, roofing, interior doors, ce- be filtered and treated for reuse to flush toilet, ramic tiles, and carpets. Ask your building or water gardens. Commercial systems are supplier. approved for use in BC. Natural linoleum, bamboo and cork are three of A waterless composting toilet is permitted and is many greener alternatives to vinyl flooring. the ultimate water saving device, but a septic system must still be installed to handle wastewater, grease and food debris from kitchen sinks, and to meet regulatory require- ments. A registered practitioner is required to design and install residential wastewater sys- Renewable Energy tems in BC. 1. Install a clothesline.

2. Install a solar water heating system.

3. Consider a photovoltaic system. Roof- Interior and Exterior Finishes mounted photovoltaic (PV) panels can provide enough electricity from the sun 1. Use roofing materials suitable for rain- to run an energy efficient home or water harvesting for potable use. cottage during summer months. A sin- gle panel can pump water from a pond 2. Source local wood and stone where to a garden irrigation system, or power possible to reduce transportation ener- a computer and emergency lights. gy.

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Home Operating Tips Renewable Energy Tips Careful use can typically reduce energy and water consumption in a home by 10% to 20%. Use The clothesline is one of the simplest solar tech- programmable thermostats to set back the nologies, and a good way to save energy. temperature at night and when the house is unoccupied. Remind family members about An unshaded south-facing roof and space for a energy and water conservation, and “turn it solar preheat tank are the prerequisites for a off”. solar hot water system. A solar water heater can supply up to 60% of your annual domestic An “operating manual” or binder with equipment hot water energy needs. Provincial and feder- and materials information, along with a pho- al grants may be available to offset some of tographic record of construction and list of the initial costs. trades used will be very helpful long after con- struction’s done. If your PV, or wind energy system is connected to BC Hydro, whenever the system generates Schedule regular servicing activities, such as filter excess electricity you can “run the meter cleaning or replacement, and chimney and backwards,” to reduce your electricity bill. eaves trough cleaning, into the household cal- Contact BC Hydro, or a qualified installer for endar. Filters include air filters on furnaces details on net metering. and screens on air intakes, and filters on home water purification systems.

Keep a schedule for infrequent tasks, such as ex- terior painting and septic tank pump outs. Postponing these tasks can lead to serious Maintenance problems and major, expensive repairs.

Baking soda and vinegar work just as well as com- 1. Schedule annual cleaning for chimneys mercial cleaners for many household cleaning and regular inspection and servicing for jobs and are better for the environment. mechanical equipment, including water treatment equipment. Dimmers and timers are a simple and inexpensive way to increase the lifespan of light bulbs and 2. Occasionally inspect the outside of your reduce energy use. home during, or just after, heavy rain to check for any drainage problems such Plan to drive less. Automobiles are a major source as blocked eaves troughs. of local air and noise pollution on Thetis Is- land, and are the largest single contributor to 3. Purchase environmentally friendly Thetis’s greenhouse gas emissions. Reduced cleaning products and use organic gar- automobile dependence is an island objective. dening methods. Tackle one guideline at a time – each one is a step 4. Recycle all household recyclables and closer to a more sustainable development. compost garden and kitchen waste.

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Resources

Home Labelling Programs EcoEnergy / Live Smart BC provide Energy and Buildings grants to homeowners and landlords If you would like assurance that your house upgrading existing homes for energy Canadian Mortgage and Housing Corpora- meets current greenbuilding standards, you can efficiency and some renewable energy tion: CMHC www.cmhc-schl.gc.ca/en/Natural get your home certified by an independent third and water conservation measures. Resources Canada party. Several home labelling systems are cur- Solplan Review is the independent NRCan www.oee.nrcan.gc.ca rently used in Canada, including Energy Star, CityGreen: www.citygreen.ca; 1-866-381- LEED® Canada for homes, R-2000, and Built- Canadian journal of energy conservation, Green™. These labels all use the same “Hot- building science and construction practice 9995 2000” software for energy analysis. These are for residential construction. the available options in BC: 604-689-1841 R-2000 CHBA-BC BC Sustainable Energy Association Waterfront Management www.chbabc.org/ www.bcsea.org Greenshores 1-800-933-6777 Lighthouse Sustainable Building Centre http://www.greenshores.ca/ BuiltGreen™ BC CHBA-BC www.sustainablebuildingcentre.com Coastal Shore Stewardship: A Guide for www.chbabc.org/ Planners, Builders and Developers on Can- 1-800-231-1336 ada’s Pacific Coast: http:// LEED® Canada for Homes Water www.greenshores.ca/sites/greenshores/ www.cagbc.org Vancouver Island Health Authority documents/media/105.pdf 866-941-1184 Jurisdiction over water quality Caring for Our Shores: A Handbook for Home Retrofit Labelling Programs http://www.viha.ca/mho/water/ EcoEnergy for houses CityGreen Coastal Landowners in the Islands Trust Fund www.citygreen.ca http://www.cowichanlandtrust.ca/content/caring 1-866-381-9995 Rainwater Harvesting on the , -our-shores a series of publications, including project schematics and links. Grants www.islandstrustfund.bc.ca Conservation Covenants Some federal, provincial and CVRD Rainwater Connection grants are available for energy & water conser- TLC-The Land Conservancy of BC vation. The following were current at time of www.rainwaterconnection.com www.conservancy.bc.ca publication, check for additional grants with Water Tiger Islands Trust Fund CVRD and CityGreen. www.watertiger.net www.islandstrustfund.bc.ca BC Hydro Power Smart Rebates See BC Hydro’s website for current Land Development incentives and discount coupons. Local Resources www.bchydro.com/powersmart BC Ministry of Environment The following organizations have information Solar BC Develop with Care 2012 online manual and programs to assist residents in reducing $1,000 point-of-sale discount (plus a further http://www.env.gov.bc.ca/wld/documents/bmp/ our ecological footprints: $625 EcoEnergy/Live SmartBC devwithcare2012/index.html Island Natural Growers rebate) towards a solar hot water system. information on organic farming & gardening www.solarbc.ca www.cog.ca/ing/index.htm 1-866-650-6527 Thetis Island Community Association

www.thetisisland.net

700 North Road 175 Ingram Street BC V0R 1X3 Duncan BC V9L 1N8 Phone: 250.247.2063 Building Inspection (Gulf Islands) Fax: 250.247.7514 Phone: 250.746.2620 [email protected] Fax: 250.746.2621 www.islandstrust.bc.ca www.cvrd.bc.ca

Thank you for reading the Thetis Island Sustainability Guide. Please let us know if this Guide was helpful to you, and how it can be improved. The Thetis Island Sustainability Guide is downloadable at: www.islandstrust.bc.ca

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