The project has a number of benefits to Revelstoke:
The new operations building is a showcase of sustainable design.
The Municipal / Private Landfill Gas Utilization Project provides an example of developing a unique approach to local governance in order to achieve community goals such as clean air and healthy cities in an environment of fiscal restraint.
This twenty–year green energy project involves a partnership between two local governments, The Corporation of Delta, and the City of Vancouver; and two private organizations, CanAgro Produce Limited and Maxim Power Corp. The project consists of beneficially utilizing landfill gas (LFG) from the City of Vancouver’s Vancouver Landfill in a co-generation application, for the purpose of generating electricity and heat. The electricity will be sold to B.C Hydro as “green” power and the heat will be utilized in the form of hot water by a South Delta greenhouse.
The project’s substantial commitment in infrastructure is financed by the private sector, while both municipalities will receive environmental, social and economic benefits from the co-generation proposal. Maxim Power Corp (“Maxim”) will provide the $8.5 million financing required for the 2.5 -kilometer pipelines and co-generation plant. In return for providing the LFG, the City of Vancouver will receive approximately $250,000 to $300,000 annually, while Delta will receive between $80,000 and $110,000 in new tax revenue. CanAgro Produce Limited will receive a secure low cost heating source from the co-generation plant located on its property. B.C. Hydro will purchase all of the electricity under its Green Energy Program, introduced in April 2001.
In addition to the generation of revenue, the project will result in replacing non-renewable fossil fuels with methane from LFG to heat CanAgro’s greenhouse. This will reduce carbon-dioxide emissions by an estimated 30,000 tonnes a year, equivalent to taking the Greater Vancouver Transit Authority’s fleet of 1,100 diesel buses off the road for two months. Energy from the project is equivalent to providing the annual energy requirements to approximately 5,000 homes.
The driving force to incorporate sustainability features into the development of the northeast sector of Coquitlam came from Council in the early 1990s. Over a period of time, both City staff and Council became increasingly interested in "doing something different" with a large parcel of land earmarked for intensive development with challenging features, such as steep terrain, abundant water features and a near-pristine environment.
The City undertook a series of studies to investigate the feasibility of various development strategies, all of which formed the background to the development of the winning Official Community Plan (OCP). Further studies are underway to finalize other high-level requirements for the site, such as master plans for integrated watershed management, alternative road standards, transportation plans etc. Neighbourhoods have been identified, and a phasing strategy for implementation of the plan is under consideration.
These studies will lay the foundation for the development of more detailed neighbourhood plans, initiated by landowners and following the policies defined in the OCP. Their preparation will involve an extensive stakeholder consultation process.
On July 31, 2000, Coquitlam Council made a formal commitment to building more sustainable and energy efficient communities with the adoption of the Northeast Coquitlam OCP. Over the next 20 years, this long range, comprehensive plan will guide development of a livable, transit oriented community of 24,000 people providing opportunities not only for the protection of the area's significant environmental assets but also for a diverse mix of housing types, commercial, retail, and community leisure services offering viable transportation choices for future residents.
The Northeast is a unique area within Coquitlam, and indeed, Greater Vancouver. From a regional planning perspective, the area is recognized as one of the largest rural and undeveloped portions of the region lying west of the Pitt River. As part of the region's Growth Concentration Area, the City, and Northeast Coquitlam in particular, contains a significant land base outside of identified protected and environmentally sensitive areas that can be contemplated for future urban development.
By recognizing both these planning challenges and opportunities, Council realized that an OCP for the area was an important tool to address growth management issues and supported a comprehensive planning process for the area. Along with extensive public involvement, this process included background technical reviews on environmental issues, terrain and watershed management, housing demand, transportation, land use, utility services, and financial feasibility.
At the heart of the planning process and the OCP are the following principles that embody the central elements of sustainability and community energy planning.
Linked to each principle was a set of practical strategies that were employed in developing, evaluating and selecting a preferred land use, transportation and servicing concept for the area. The plan operationalizes these principles through a set of comprehensive plan policies and implementation strategies.
Coquitlam Council recognized that land use and transportation planning, site planning, neighbourhood and building design can have profound effects on energy efficiency and energy-related air emissions. Major components of the development concept are consistent with the goals and objectives of encouraging more energy efficient neighbourhoods and buildings. These include:
The proposed, intensely urbanized village area of the overall concept seeks to ensure that Northeast Coquitlam develops in a manner that is compact, transit-supportive and ultimately more sustainable and energy efficient. This area becomes the "heart" of a complete community within which amenities are clustered. A variety of residential types and densities within the area ensure that housing opportunities exist for a broad cross section of people in the community. Institutional, commercial, and retail uses, along with their associated range of employment opportunities, are easily accessible to residents.
In many respects, the development concept for Northeast Coquitlam represents a significant departure from conventional approaches to suburban community design. The basic composition of the community, for example, includes a much broader range of closely integrated land uses and more variety in housing types and densities.
To assist the planning process, a Geographic Information System-based evaluation model, INDEX, was used to evaluate potential land use options against a set specific liveability and resource efficiency indicators. These indicators were developed during the planning process, and were useful when evaluating each issue relative to the achievement of the six overall planning principles. Energy consumption, waste generation, capital, operating and maintenance costs of infrastructure, air pollution, auto dependency, housing mix and the proximity to and availability of key community services such as transit, shopping, parks and open space was measured for each land use option. This helped identify the "village concept" as the preferred land use option for Northeast Coquitlam.
For a benchmark comparison, the same indicators or measures were calculated for an existing City community that had developed in a more conventional pattern nearly 20 years ago. For nearly all indicators, the model demonstrated a marked improvement towards sustainability in the village concept over the conventionally planned subdivision.
Some key sustainability benefits of the proposed land use plan for Northeast Coquitlam over the more conventional suburban approach include:
The OCP includes specific policies outlining Council's support for planning, design and construction of energy efficient neighbourhoods and buildings along with several strategies related to land use and transportation planning, energy supply options, building design and site planning aimed at reducing energy consumption. Specific energy efficiency and conservation policies are listed below.
This plan provides an opportunity to work towards building a community that is more socially, environmentally and fiscally responsible and sustainable than typical post-war suburban communities. The planning framework contained within the OCP responds to the increasing recognition of significant economic, environmental and social costs associated with current growth management issues such as urban sprawl, traffic congestion, water and air pollution, loss of affordable housing, energy conservation, loss of open space and areas of high environmental sensitivity and the loss of social contact in communities. By taking the bold step of adopting this framework which is at the core of the new Northeast Coquitlam OCP, Coquitlam Council is committing itself to take an active role in working towards a more sustainable and energy efficient future.
As reference guide for other BC communities, policies described in the Northeast Coquitlam OCP specifically aimed at ensuring energy efficiency and conservation are as follows:
a) The City promotes the following strategies which support the planning, design and construction of energy efficient neighbourhoods and which are intended to guide implementation of this plan, particularly the development of neighbourhood plans.
i) Land Use Strategies
ii) Transportation Strategies
iii) Energy Supply Strategies
iv) Building Design and Site Planning Strategies
In December 1998, the City of Surrey Department of Planning and Development entered into partnership with a number of stakeholders with the aim of demonstrating more sustainable community development standards "on the ground."
The East Clayton Neighbourhood Concept Plan was the first and most important part a larger work known as the Headwaters Project.
Developed by the City in conjunction with UBC's James Taylor Chair (Professor Patrick Condon), the Pacific Resources Centre, and a multi-constituent advisory committee, the East Clayton Neighbourhood Concept Plan is the first time sustainability principles have been used as the basis for a sizable new suburban community. The East Clayton area includes over 560 acres of land and will eventually provide homes for over 13,000 people.
A key feature of the approach is to concentrate on the process of resolving competing sustainability imperatives as much as the outcome.
Through a series of design charrettes (workshops), various stakeholders worked together to ensure that each of their priorities are fairly accounted for and represented. Since final designs incorporate the values of all those partaking in the process, they are likely to be smarter and to be seen as inherently 'fairer' than conventional designs generated by a more limited range of people.
In previous work with Surrey City Council, the James Taylor Chair helped produce a list of seven design principles for sustainable communities. At the outset of the East Clayton project, Council agreed to support the application of these principles to the development's design. "Since this meant we had to make so many changes to the conventional development standards, we thought that a four-day, multi-stakeholder design charrette was the best way to go", says Condon.
The individuals at the design table were either vested with sufficient authority to negotiate new standards "on the fly," or they were delegated to represent larger constituencies (such as local landowners). The charrette structure guaranteed that the local landowners' interests were represented, and it enabled a group of local individuals to appreciate how the underlying principles and features of the East Clayton plan came together to form a highly mixed-use and sustainable community. Carefully developed and strictly enforced guidelines helped to facilitate the charrette process.
They are:
1. Build capacity for integration through shared awareness and determination to act jointly.
2. Involve early on (preferably at the beginning) those people, agencies, and organizations that can influence plan policy and development standards (including their implementation).
3. Share information equally.
4. Share resources across mandates for mutual gain.
5. Build confidence in the process, in plan policies, and in alternative development standards.
6. Ensure the direct involvement of municipal staff.
7. Gain access to the necessary technical expertise.
8. Deal with issues efficiently.
More than anything else, the East Clayton Neighbourhood Concept Plan is a "green infrastructure" plan. East Clayton will be one of North America's most significant examples of an integrated system of green streets and affordable sites. Parks, playgrounds, and natural areas are essential and integral components of this system. East Clayton has narrow streets, and roadways that throughout the site use one-third less blacktop than standard suburban sites. Storm water management will enable natural infiltration to occur, thereby minimizing runoff and avoiding detrimental downstream flooding events. Yard and street infiltration devices will eliminate nearly all downstream consequences of development. East Clayton also shows how a combination of efficiencies can dramatically decrease site infrastructure costs while also reducing dependence on the automobile.
The East Clayton Neighbourhood Concept Plan benefits both the environment and the people who will live within it. This mixed-use plan means that, if they so choose, people can live, work, and play in the same community throughout their lives. Units will cost 20 to 30 per cent less than a standard home in the same area, and secondary suites will provide a mortgage aid for homeowners while providing good housing for lower income families. Jobs will be located close to homes, and home-based work opportunities will be provided in the region's first live/work area located outside of the centre city. Finally, a "Rapid Bus" will connect all residents to major employment, shopping, and cultural centers to the east and west.
The East Clayton Neighbourhood Concept Plan offers a blueprint for sustainable development, and is now influencing the development of "lighter, greener, cheaper, smarter, and complete communities" throughout the Northwest.
More information on the East Clayton Neighbourhood Concept Plan is available from UBC's James Taylor ChairThe City of North Vancouver was presented with the award for their proposed redevelopment of the Versatile Pacific lands.
In 1998 the City, in co-operation with Terasen and BC Hydro, funded a feasibility study for a district heating system to serve the Lower Lonsdale / Versatile Pacific site and the Central Lonsdale area. The study included a consideration of the use of ocean-source heat pumps, hydrogen and wood residues to provide renewable energy.
In a press release issued at the time, the Energy Aware Committee said that "this project provides an excellent example of a sustainable community providing a broad range of employment opportunities within walking distance; a bus transit hub; a passenger rail station; close proximity to skiing, hiking and other outdoor sports; as well as numerous restaurants and a movie theatre".
[picture availability?] Mayor Jack Loucks and some City of North Vancouver council members received the Energy Aware Award from Don Rankin, Terasen ' Manager for Municipal Relations and EAC member, during the annual convention.
The winning study explored the technical issues of a possible district heating system in some detail, and outlined a preliminary business case.
"As a technical planning tool, the study has remained robust," said Bill Susak, a City of North Vancouver planner in October 2000. "We're still working hard, though, on the nuts and bolts of the business case and implementation plan".
Since winning the award, the City has adopted a medium to long-term implementation strategy, which focuses on creating the conditions under which a district heating system can develop over time rather than embarking on a major 'big-bang' project. In the City-owned areas of Lower Lonsdale, new developments must now be built ready for connection to a future district heating system.
One of the most common barriers to urban sustainability is the way in which a large number of minor decisions made over long periods of time can collectively create an urban form and infrastructure that makes future energy efficient innovations uneconomic. To ensure the viability of a future district heating system, the City now requires that all new buildings in the district energy zone be constructed with an internal hydronic system, and prohibits the use of electrical heaters as the primary heating source. Each building must have an internal boiler that can be replaced when the district heating system is eventually constructed. By taking these simple steps now, the City is altering urban form and infrastructure at minimal cost and creating the conditions under which sustainable development can occur in the future.
The move is not without opposition. The City of North Vancouver Council rejected a representation by a developer who considered these conditions to be an overly onerous burden. The same developer subsequently abided by the novel requirements; importantly though, Council has demonstrated the will to stand by its commitment.
"Without a doubt, the capital cost for a building installed with a hydronic system is higher than one without," Susak frankly admits. "And with the current spike in natural gas prices, it's difficult to say how the total life cycle costs will compare to electrical heating. But the cost of natural gas relative to electricity should fall in the future, and then the case for district heating will become compelling again".
Susak and his colleagues spend much of their time trying to convince skeptical developers that conforming to the City's requirements for a district heating system is worthwhile. "Part of the problem is that all the costs fall to the developer whereas the future cost savings will fall to the buyer", says Susak.
To ease some of the difficulties involved with offering developers incentives to invest in the area, the City soon hopes to cement a strategic alliance with Terasen Services Inc., which has committed to provide, at no cost to the builder, a boiler for buildings that are designated to be part of the future district heating system.
This means that a convenient mechanism will exist for a builder to help create the 'captured' heating market without having to buy a significant component of a building's hydronic system. In addition, it means that both the central plant and the distribution system costs can be deferred to a future time when it makes optimal economic sense to invest in the components that tie the system together.