THE GREEN BUILDINGS GUIDE TOOLS FOR LOCAL GOVERNMENTS TO PROMOTE SITE SUSTAINABILITY Susan Rutherford West Coast Environmental Law Copyright © 2006 West Coast Environmental Law Research Foundation West Coast Environmental Law is BC’s legal champion for the environment. West Coast empowers citizens and organizations to protect our environment and advocates for the innovative solutions that will build a just and sustainable world. ACKNOWLEDGEMENTS: Generous funding for this project was provided by: Special thanks to Mark Holland for his advice on content and development of ideas – his generous sharing of insights and expertise is appreciated. Many thanks also to Thomas Mueller for his input on the initial concept; to both Thomas Mueller and Deborah Curran, who each provided helpful review, feedback and comments on a draft; and to Colleen Loader, for her generous help with locating photographs. Finally, thanks to West Coast Environmental Law Research Foundation staff, including Chris Rolfe for initial concept and planning, Patricia Chew and Ceciline Goh for copy proofing and Christopher Heald for computer support. Photos, unless otherwise credited, were taken by Susan Rutherford. The views expressed are those of the author and West Coast Environmental Law Research Foundation. Any errors or omissions are the sole responsibility of the author and West Coast Environmental Law. DISCLAIMER: This report provides educational information only. It does not constitute legal or other professional advice. It is essential that local governments and others considering legal measures consult with legal professionals for advice. COVER PHOTOS | TOP: The Spring Creek Firehall in Whistler, BC, was awarded LEED-NC Silver (USGBC) for its many green design features. Photo credit: Martin Tessler, courtesy of Hughes Condon Marler : Architects. | MIDDLE: The BC Cancer Agency Research Centre was awarded LEED Canada Gold. Photo credit: courtesy of Lori Garcia-Meredith. | BOTTOM: The C.K. Choi Building at the University of British Columbia in Vancouver has been recognized for its innovative design features. Library and Archives Canada Cataloguing in Publication Rutherford, Susan, 1965- The green buildings guide : tools for local governments to promote site sustainability / Susan Rutherford. Includes bibliographical references. Also available in PDF format. ISBN 0-919365-30-2 1. Building laws--British Columbia. 2. Sustainable buildings--British Columbia--Design and construction. 3. Sustainable buildings--Government policy--British Columbia. 4. Sustainable architecture--British Columbia. 5. Sustainable development--Law and legislation--British Columbia. I. West Coast Environmental Law Association II. Title. K3538.R88 2006 343.711’07869 C2006-905162-3 Contents INTRODUCTION: GREEN BUILDINGS FOR SUSTAINABILITY ........................ 5 Why Build Green? ........................................................................................ 5 Green Building Design and Practice ........................................................... 7 Green Buildings: A Focus on the Site Scale of a Community’s Broader Sustainability Agenda ..................................... 9 Guide Purpose and Structure .................................................................... 10 1. BUILDING GREEN: THREE ROLES FOR LOCAL GOVERNMENT ............... 12 1.1 As Regulators and Policy Makers ...................................................... 12 1.1.1 Municipal Versus Regional District Powers ............................. 12 1.1.2 Thinking Beyond Building Bylaws .......................................... 12 1.2 As Owners of Property and Infrastructure ........................................ 14 1.2.1 Green Building Policy ............................................................. 15 1.3 As Partners and Educators ................................................................ 16 1.3.1 Cutting Edge Innovation ........................................................ 16 Dockside Green26 ...................................................................... 17 CIRS29 ....................................................................................... 18 1.3.2 Program Delivery .................................................................... 19 1.3.3 Education and Promotion ....................................................... 19 2. REGULATORY AND POLICY TOOLS TO INCREASE GREEN BUILDING DESIGN AND PRACTICES IN THE PRIVATE SECTOR .......... 20 2.1 Regulatory Tools ............................................................................... 20 2.1.1 Official Community Plan Policies34 ......................................... 20 2.1.2 Checklists for Sustainable Design and Practices ..................... 21 2.1.3 Development Approval Information Areas or Circumstances .................................................................... 24 2.1.4 Building Bylaws ....................................................................... 24 2.1.5 Development Permit Guidelines ............................................. 25 2.1.6 Density Bonuses ...................................................................... 26 2.1.7 Covenant Opportunities with Re-Zoning Applications .......... 28 2.1.8 Statutory Building Schemes .................................................... 29 2.2 Incentives and Other Policy Tools .................................................... 31 2.2.1 Equivalencies – Speeding Approvals ....................................... 31 2.2.2 Hiring and Training to Secure Green Building Expertise ........ 33 2.2.3 Integrated Approval Processes ................................................ 33 2.2.4 Fast-Tracking Green Building Approvals ................................. 34 2.2.5 Encourage Eco-Industrial Networking .................................... 35 3. TOOLS FOR ACHIEVING SPECIFIC GREEN BUILDING GOALS ............. 38 3.1 Energy Efficiency ............................................................................... 38 3.1.1 Regional Growth Strategy Statements ................................... 38 3.1.2 Avoid Disincentives in Zoning Bylaws .................................... 38 3.1.3 Establish a Local Service Area District Heating System .......... 39 3.2 Water Savings, Recycling and Onsite Rain Water Management ...... 41 3.2.1 Metering ................................................................................. 41 3.2.2 Bylaws Addressing Rain Permeability ..................................... 42 3.2.3 The Municipal Sewage Regulation ......................................... 43 3.2.4 Opt In to the Water Conservation Plumbing Regulation ....... 45 3.2.5 Reduce or Eliminate Development Cost Charges .................. 45 3.2.6 Design Standards for Parking – Including Surfacing .............. 48 3.2.7 Water Conservation Bylaws .................................................... 49 3.2.8 Topsoil Bylaws ......................................................................... 49 3.2.9 Retrofit/Rebate Program for Fixtures ...................................... 49 3.3 Less Waste, More Efficient Use of Materials and Green Materials .... 51 3.3.1 Bylaws and Infrastructure to Facilitate Recycling ................... 51 3.3.2 Exercise Heritage Protection Powers ...................................... 51 3.4 Sustainable Sites for Biodiversity ...................................................... 54 3.4.1 Land Use Bylaws – Zoning and Landscaping ......................... 54 3.4.2 Limit and Shape Municipal Capital Expenditure .................... 55 3.4.3 Promote Covenants/Tax Exemptions to Protect Site Features ........................................................... 55 3.4.4 Development Cost Charges .................................................... 55 3.4.5 Tree Bylaws ............................................................................. 57 CONCLUSION .................................................................................................. 58 NOTES ............................................................................................................... 59 Introduction: Green Buildings for Sustainability Increasingly, British Columbian local governments and citizens are taking pride in announcements of new green buildings. Whether it’s an industrial park such as the Vancouver Island Technology Park, a complete community project like the Dockside development in Victoria, a geothermally-heated aquatic and community centre as in West Vancouver, or a LEED Canada-NC v1.0-certified residential high rise apartment building, innovative projects are demonstrating the benefits and attractions of finding more sustainable ways to build our communities. Why Build Green? Recent research confirms that it makes good economic sense for local governments to support green building design and practice. A 2005 study commissioned by the Canada Green Building Council, A Business Case for Green Buildings in Canada,1 concluded: At the current state of development of the industry, green buildings typically cost more than conventional buildings to design and build. However, these cost increases are greatly overshadowed by economic gains associated with the following: • Life Cycle Operating Costs • Insurance Rates • Churn Rates • Productivity Gains • Property Values and Absorption Rates Other benefits of green buildings can include increased retail sales, improved image, risk reduction, and external effects such as effects on infrastructure, the environment, local economy, and international recognition. Green Buildings Guide 5 In the United States, a 2003 report