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Bonussing for energy and green buildings - can we do this?
27 October 2010
Not sure if we have the planning and zoning authority that BC has, but this story from the Municipal Information Network has some ideas worth investigating in a local context:
City of North Vancouver Becomes First BC Municipality to Use Density Bonussing to Encourage Green Buildings Across the City
North Vancouver, October 27, 2010 - The City of North Vancouver continues to lead the way in progressive sustainability initiatives that move the City closer to reducing community-wide energy consumption. The City of North Vancouver is the first municipality in B.C. to use density bonussing provisions in the Local Government Act to require almost all new types of buildings to meet higher energy requirements. The City’s new regulations will require more energy efficiency from new buildings.
Mayor Mussatto and Members of Council have adopted and unanimously endorsed a zoning bylaw amendment that will give new buildings a density bonus in return for energy efficient design. The City’s new energy performance requirement is greater that what is presently required by the B.C Building Code.
The new zoning bylaw does not increase the allowable density on a property, rather, it permits additional floor area over a base threshold of permitted density, up to the official community plan maximums. In turn, developers must meet the 90.1 2007 energy performance standard set by the American Society of Heating, Refrigerating and Air Conditioning Engineers (ASHRAE).
Presently, developers receive density bonuses through provision of parking, height and other features, however, effective January 1 2011, Bylaw 8097 will ensure that higher ASHRAE standards must be met. This green housing zoning amendment will impact approximately 95% of new buildings, except residential structures which are four storeys and under.
“The City is once again proactively establishing a strategic and ground-breaking program to encourage a greener community,” says Mayor Darrell Mussatto. “The energy used by buildings for heating, lighting and cooling has a significant impact on the environment. This new policy tool moves the City further in its goal to reduce energy consumption and GHG emissions, and could reduce the City ‘s carbon dioxide emissions by 200 tonnes or more by 2020.”
With one of the smallest per capita carbon footprints in North America, the City is recognized as a leader in the area of sustainability and energy conservation. The City recently completed an update to the community component of its Climate Action Plan (now known as the Community Energy and Emissions Plan). Reducing greenhouse gas emissions is a key component in the City’s ongoing efforts to be a sustainable community.
The City recently adopted the following community-wide greenhouse gas reduction targets: a 15% reduction in greenhouse gas emissions below 2007 levels by the year 2020, and a 50% reduction by 2050. For more information about the City’s energy conservation and climate action initiatives, visit www.cnv.org/ClimateAction.
For more information about the City of North Vancouver’s Green Buildings Zoning Amendment, visit www.cnv.org
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I was thinking about both the Admiral Collingwood development and the new adult-lifestyle village near Cranberry. Both could benefit from this sort of density bonus. Right now we use a provision in the Planning Act to extract money from developers in exchange for higher floors or greater density. That money is ostensibly to be used for upgrades and enhancements to nearby infrastructure or projects that might be relevant to the development. But what if we, instead, got them to put that back into green building design? Wouldn't we all benefit in the long run? I suggest developers might be amenable to that idea, too, since it would enhance the value of their buildings.
City of North Vancouver Becomes First BC Municipality to Use Density Bonussing to Encourage Green Buildings Across the City
North Vancouver, October 27, 2010 - The City of North Vancouver continues to lead the way in progressive sustainability initiatives that move the City closer to reducing community-wide energy consumption. The City of North Vancouver is the first municipality in B.C. to use density bonussing provisions in the Local Government Act to require almost all new types of buildings to meet higher energy requirements. The City’s new regulations will require more energy efficiency from new buildings.
Mayor Mussatto and Members of Council have adopted and unanimously endorsed a zoning bylaw amendment that will give new buildings a density bonus in return for energy efficient design. The City’s new energy performance requirement is greater that what is presently required by the B.C Building Code.
The new zoning bylaw does not increase the allowable density on a property, rather, it permits additional floor area over a base threshold of permitted density, up to the official community plan maximums. In turn, developers must meet the 90.1 2007 energy performance standard set by the American Society of Heating, Refrigerating and Air Conditioning Engineers (ASHRAE).
Presently, developers receive density bonuses through provision of parking, height and other features, however, effective January 1 2011, Bylaw 8097 will ensure that higher ASHRAE standards must be met. This green housing zoning amendment will impact approximately 95% of new buildings, except residential structures which are four storeys and under.
“The City is once again proactively establishing a strategic and ground-breaking program to encourage a greener community,” says Mayor Darrell Mussatto. “The energy used by buildings for heating, lighting and cooling has a significant impact on the environment. This new policy tool moves the City further in its goal to reduce energy consumption and GHG emissions, and could reduce the City ‘s carbon dioxide emissions by 200 tonnes or more by 2020.”
With one of the smallest per capita carbon footprints in North America, the City is recognized as a leader in the area of sustainability and energy conservation. The City recently completed an update to the community component of its Climate Action Plan (now known as the Community Energy and Emissions Plan). Reducing greenhouse gas emissions is a key component in the City’s ongoing efforts to be a sustainable community.
The City recently adopted the following community-wide greenhouse gas reduction targets: a 15% reduction in greenhouse gas emissions below 2007 levels by the year 2020, and a 50% reduction by 2050. For more information about the City’s energy conservation and climate action initiatives, visit www.cnv.org/ClimateAction.
For more information about the City of North Vancouver’s Green Buildings Zoning Amendment, visit www.cnv.org
~~~~
I was thinking about both the Admiral Collingwood development and the new adult-lifestyle village near Cranberry. Both could benefit from this sort of density bonus. Right now we use a provision in the Planning Act to extract money from developers in exchange for higher floors or greater density. That money is ostensibly to be used for upgrades and enhancements to nearby infrastructure or projects that might be relevant to the development. But what if we, instead, got them to put that back into green building design? Wouldn't we all benefit in the long run? I suggest developers might be amenable to that idea, too, since it would enhance the value of their buildings.
