Recommendation - Burlington€¦ · Improvement Plan which will include financial incentives to...

Planning & Building Department

TO: Community Development Committee

SUBJECT: Report on the Promotion of Sustainable Building Features for Private Development

Report Number: PB-32/10 File Number: 110-3.i

Report Date: March 22, 2010 Wards Affected: All

Date to Committee: April 19, 2010 Date to Council: May 3, 2010

Recommendation: OPA and Site Plan Guidelines Community Improvement Area Staff Training

Staff is to report back by the first Quarter of 2011 with the following:

An Official Plan amendment and site plan guidelines to promote the provision of sustainable building features as identified in Appendix B of Report PB-32/10 in future private sector building projects in the City of Burlington;

A Community Improvement Project Area By-law and Community Improvement Plan which will include financial incentives to encourage the provision of sustainable building features to LEED® certified standard; and

A budget for staff training and resources to implement and monitor the above recommendations.

Purpose: Address goal, action or initiative in strategic plan Establish new or revised policy or service standard Respond to legislation Respond to staff direction Address other area of responsibility

Reference to Strategic Plan:

Economic Development Environmental Stewardship

Establish Green Building Standards that encourage the use of alternative building technologies which reduce resource and energy requirements. Continue to co-ordinate and expand on environmental stewardship efforts with community and regional partnerships.

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Background: This report recommends various approaches to encourage developers and builders to incorporate sustainable building and site features within private development in the City of Burlington. The report responds to the following Council directions:

Staff Direction May 23, 2006

“Report back to the CDC with an evaluation of the potential application of environmental features following the Leadership in Energy and Environmental Design (LEED®) standards for Midtown development, as well as development city-wide.” CD-65-06-5

Staff Direction June 9, 2008

“Report back to the Community Development Committee with an evaluation of the application of energy conservation and green building features following Leadership in Energy and Environmental Design (LEED®) type standards for all new City of Burlington facilities and major renovations as well as new commercial and multi-unit residential development in the City.” CD-81-08

Burlington as a Sustainable Community

Sustainable development is defined as development that meets the needs of the present without compromising the ability of future generations to meet their own needs. Burlington residents are well aware of global concerns, and the municipality declared itself a “sustainable community” in1989. The adoption of policies and guidelines to encourage green building features for both public and private buildings is a logical extension of the City’s interest in sustainable development.

Existing Green Buildings in Burlington

There are several privately owned green buildings in Burlington including the SunLife Office building on Harvester Road (LEED® target silver), the Appleby Woods residential condominium (featuring ground source heating and cooling, solar lighting and wind turbines), the Fairview Street WalMart (featuring heat recovering ventilation and geothermal heating and cooling), the Mountain Equipment Co-op (LEED® gold target) and the RBG atrium (LEED® certified target). Several municipal buildings have also been built to a higher green standard including the Appleby Ice Centre (LEED® certified target), and the Performing Arts Centre (LEED® certified target).

Benefits of Sustainable Building Design

The inclusion of green or sustainable features within a building’s design, construction or operation is intended to reduce its environmental footprint . This is done through a combination of:

• energy, land and/or water efficiency;

• reduction in building materials and waste; and/or

• the production of fewer contaminants.

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Some of the benefits of sustainable building design are:

Reduced Demand for Resources

Sustainable building design results in the use of fewer resources through efficient design and elimination of unnecessary finish materials. Sustainable buildings also make better use of water resources, both in the form of improved stormwater management systems as well as efficient use of the treated potable water supply. Finally, they promote the recycling and reuse of construction materials.

Lower Greenhouse Gas Emissions

Buildings contribute to global climate change through the use of heat and electricity generated from fossil fuels, as well as through the consumption of materials and energy. Sustainable buildings are designed to conserve energy through insulation, building layout and efficient heating and cooling systems. They may also incorporate clean energy generation such as geothermal or solar power. Green buildings also encourage reduced single occupant vehicle use through transit and car-share friendly design, such as improved pedestrian and transit access.

Lower Operating Costs

Sustainable buildings are designed to consume less energy and water and produce less wastewater, resulting in lower utility bills. They can also achieve savings in building maintenance through the use of durable materials. In addition, recent studies of green office buildings have shown enhanced productivity in workers attributed to better ventilation and daylight access.

Green Energy and Green Economy Act

The Province of Ontario is encouraging green energy generation projects, which may be a component of sustainable buildings, through the approval of the Green Energy and Green Economy Act (GEGE) in May 2009 and the enactment of regulations in September 2009. The GEGE defines a renewable energy generation facility as one which generates electricity from an energy source that is renewed by wind, water, biomass, biogas, biofuel, solar energy, geothermal energy or tidal forces.

Renewable Energy Generation Facility Approvals (REA)

The GEGE is intended to streamline the approvals process for renewable energy generation facilities by replacing provisions of the Planning Act and the Environmental Assessment Act with a Renewable Energy Approval (REA) issued under the Environmental Protection Act. Stakeholders will be notified of REA projects and municipalities will have the opportunity to submit comments for consideration by Ministry of the Environment staff. Ontario Regulation 359/09 establishes three Classes of Renewable Energy Facilities and those considered to have a low probability of land

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use impacts will not require an REA. For instance a solar panel mounted on a roof or wall, a solar panel generating less than 10 kW, or a wind turbine generating less than 3 kW is exempt from the REA process. The new Act and Regulations mean that local zoning regulations such as height and setback requirements will not apply to renewable energy generation facilities. These projects are also exempt from Official Plan policies and site plan control. If the renewable energy project is a building, or it is housed in a building, then a Building Permit will be required from the municipality. Proof of a complete and approved REA will be required in order to issue a building permit.

Renewable Energy Generation Facility Issues

(Appendix A)

The REA process requires the applicant to consult with the local municipality at least 90 days before submitting the REA application. The process requires municipal feedback on matters relating to:

• Municipal services and infrastructure impacted

• Rehabilitation of areas disturbed during construction

• Emergency management procedures/safety protocols related to the ongoing management of the facility.

Municipalities will likely be the first point of contact by residents concerned about adverse impacts of renewable energy generation facilities. Appendix A contains a list of the facilities currently regulated under the GEGE and some of the potential impacts to be considered in responding to proponents and Ministry of the Environment staff regarding future REA project proposals.

What is LEED®? The Leadership in Energy and Environmental Design® (LEED®) standard of sustainable building design is a certification tool that rates new and existing buildings according to parameters administered by the Canada Green Building Council. The system offers third party verification that a project has achieved certain environmental objectives.

LEED® Rating System

The LEED® rating system awards points for environmental and sustainable features . Categories of LEED® for New Construction buildings include: certified (26 points), silver (33 points), gold (39 points) and platinum (52 points). A possible 70 points are generated from six categories including:

• Sustainable Sites (responsible site selection, stormwater management, transportation and density)

• Water Efficiency (landscaping, water consumption, sewage)

• Energy and Atmosphere (energy efficiency, renewable energy, systems performance)

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• Materials and Resources (recycled, renewable and regional content, construction management, building durability)

• Indoor Environmental Quality (ventilation, air quality, access to daylight, indoor pollutants)

• Innovation in Design (innovative green features or exceptional performance)

Report CSI-04/10 It should be noted that report PB-32/10 deals with private development only. A discussion of sustainable building standards for City-owned facilities is found in report CSI-04/10 which is also being considered in this Council cycle.

Discussion:

Strategy/Process:

Study Process In order to respond to the Council directions to review the application of

sustainable building standards to private development, staff took the following steps:

1. Research into approaches taken by other municipalities 2. Consultation with the Burlington Sustainable Development

Committee 3. Development of sustainable building standards for discussion 4. Consultation with area homebuilders 5. Discussion with Legal Department and Building Officials 6. Evaluation of options for applying sustainable building standards

to private development 7. Identification of implementation measures

Each of these steps is described below.

Green Building Initiatives in other Municipalities

Various Approaches

Many municipalities have adopted or are developing green building programs. Some programs are voluntary, offering incentives for projects that achieve green building or LEED® standard, while others include mandatory requirements for sustainable building features. The four examples below illustrate a range of approaches, along with the pros and cons of each.

Town of Caledon

The Town of Caledon is a leader in the GTA in the formation of environmental policies and initiatives. Beginning in 2008, Caledon adopted an incentive approach to promote private development of green buildings.

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(Incentive Approach)

The incentives take the form of rebates on municipal Development Charges (DC) based on the level of LEED® certification achieved. LEED® certified buildings receive a 20% DC discount, LEED® Silver receive a 22.5% DC discount, LEED® Gold receive a 25% DC discount. Pros: • Relies on the most accepted and recognized green building system in

Canada. • Certification is by a third party and monitoring is completed by an

advisory committee – therefore at little cost to the Town. • DC rebates soften the cost of green features for developers

Cons: • Reliance on an external certification system means that the Town

does not control the performance measures for development that it has established. For example, a developer may install many sustainable building features, but fail to achieve LEED® certification.

• The Town loses revenue from development that is intended to support infrastructure.

Town of East Gwillimbury (Prescriptive Approach)

In 2006 East Gwillimbury Council adopted a policy directing all new Town facilities and new industrial, commercial, institutional and high-rise residential buildings within the municipality to be built to LEED® Silver standard. This policy was revised in 2007 to require higher standards for larger buildings. The Town takes securities in the form of a letter of credit from the developer at the site plan or subdivision stage and refunds half the securities when the LEED® certification application is submitted and the remainder when certification is received. Pros: • Adopting the LEED® standard for municipal buildings means the

Town is a leader in its own community. • Relies on the most accepted and recognized green building system in


advisory committee – therefore little cost to the Town. Cons: • The securities taken to ensure that the process is followed may be

less than the cost of LEED® development and certification. • The prescriptive approach is potentially adversarial and may

discourage new development • Potential appeals to court or the Ontario Municipal Board regarding

the legality of these requirements • The LEED® certification process is conducted by an outside party,

and if it fails the developer cannot retrofit the building or appeal the certification.

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Town of Markham (Targeted Area Approach)

The Town of Markham has identified the Markham Centre secondary plan area as a flagship for green building technology and urban design. All buildings in Markham Centre must be constructed to LEED® Silver. The Town has established an advisory committee to oversee development and to monitor and report on various performance measures. Pros: • Relies on the most accepted and recognized green building system in


advisory committee – therefore at little cost to the Town.

Cons: • Reliance on an external certification system means that the Town

does not control the performance measures for development that it has established. For example, a developer may install many sustainable building features, but fail to achieve LEED® certification.

• All green building incentives are concentrated on a single secondary plan area.

City of Toronto (Combination Approach)

Toronto has developed a unique City of Toronto Green Standard which applies to all new construction after January 1, 2010. The City also offers a 20% rebate of city development charges for site plan applications that meet Tier 1 or 2 of its green building standards.

Pros: • A very comprehensive approach • Development charge rebates soften the cost of green features for

developers • Targets those green building features of most interest/relevance to

the City of Toronto

Cons: • The unique standard is complex and relies on the expertise of City

staff to administer. • The DC rebate reduces revenue to the City from development. • Applies only to new construction • This approach cannot readily be adapted to other communities. • Compliance is not voluntary and it is unclear how decisions may be

appealed.

Other municipalities have adopted a variety of approaches to facilitate sustainable building features in private development. Council will need to carefully consider the economic, legal and logistical implications of a prescriptive, incentive or combination approach.

Staff Conclusion

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Burlington Sustainable Development Committee (SDC)

State of the Environment Report III

The State of the Environment Report prepared by the SDC is intended to provide information on the state and health of Burlington’s environment and make recommendations for improving it.

The current report, State of the Environment Report III, dated October 2007, builds on the efforts of the 1998 and 2004 reports. The report supports the use of green building features in private development:

Energy Recommendation #3 states:

“That the City encourage LEED® certification for private sector developments, especially those for which zoning and/or official plan amendments are requested.”

Sustainable Building Feature Check-list

As part of their role in promoting the principles of sustainable development, the SDC provides comments and input to planning staff on major development applications. These comments are provided by the Planning and Development (P&D) Sub-Committee of SDC.

The P&D Committee has prepared a check-list of sustainable building features, which it uses to provide suggestions to staff and developers on how to reduce the environmental impacts of proposed projects.

Staff used this list of development criteria as the basis for a set of draft Official Plan policies and sustainable building standards. These were then used for discussion and consultation with staff and stakeholders.

The Senior Environmental Planner has kept the SDC updated throughout the preparation of this report and earlier reviews of green buildings. A draft of the report was reviewed by the P&D Committee prior to final agenda printing.

Continued Consultation

Sustainable Building Standards

Sustainable Building Standards (Appendix B)

As noted above, a list of sustainable building initiatives was prepared in order to facilitate discussion about the types of features and requirements a green building policy might include. This list was based on the SDC check-list and other sources. The list is generally organized by category based on the LEED® point system as follows:

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Sustainable Site Development • Reduce Site Disturbance and Soil Erosion during construction • Preserve or restore natural site features • Landscape and orient the building to capitalize on passive heating

and cooling • Preserve or restore natural site features • Encourage on-site management of stormwater runoff from

surfaces and roofs

Water Efficiency • Treat and reuse grey water • Use captured rainwater • Low flow fixtures and fittings • Closed loop systems and water reduction technology

Energy Efficiency • Passive solar heating and cooling and natural ventilation • Daylight penetration indoors to reduce need for artificial light • Insulation to reduce size of HVAC • Energy management systems and monitoring to continuously

calibrate energy systems

Indoor Environment Quality • Low emission materials • Ventilate before occupancy • Outdoor views and maximum daylight penetration • Individual occupant controls

Reduced Consumption of Building Materials • Durable products • Eliminate unnecessary finishes • Reuse building shell and fixtures • Use salvaged or refurbished materials • Design for adaptability

Appendix B

A full copy of the Sustainable Building Standards list is attached as Appendix B. The list describes each feature and its implications, and suggests a possible Official Plan policy to implement it.

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Consultation with Burlington Homebuilders

HADLC Staff attended the Burlington Housing and Development Liaison Committee meeting of December 16, 2009 to discuss the green building staff directions and request developer and homebuilder input into proposed standards. A small group of homebuilders spent several volunteer hours reviewing and discussing sustainable building features. Staff would like to acknowledge Doug Duke of the Hamilton-Halton Homebuilders’ Association, Steve Stipsits of Branthaven Homes, Vince Molinaro of the Molinaro Group, and Jeff Paikin of New Horizon Homes for their time and valuable insights. The group members stressed that they were speaking as individuals and not on behalf of the larger development community.

The following were the general conclusions of the consultation with the group of Burlington homebuilders:

• There is recognition that building green is the right thing to do, but homebuilders do not want green standards forced upon them.

• The added costs of green building features are not always recouped from the consumer. It must be recognised that the builder/ developer must sometimes absorb these costs.

• Developers have conducted focus groups and find that consumers are more likely to prefer and to pay for “status” items such as hardwood floors and granite countertops rather than Energy Star appliances and other green building features. This may change over time, but currently it is a fact builders must acknowledge in their business plans and project financing.

• Home builders are open to low cost/cost saving options for green buildings, such as car sharing in return for reduced visitor parking requirements.

• Homebuilder Associations tend to discourage municipal green building policies because they are asking builders to exceed the Ontario Building Code.

• The LEED® certification system awards points for items of extremely variable cost and difficulty. For instance: one point for installing a walk-off dust mat, vs. up to five points for a combination rainwater harvesting and grey water reuse system which is very costly and creates additional approval steps.

• The added costs of building green can reduce the opportunity to construct affordable housing in a project.

• When developing green building standards, the City should differentiate between high and low rise residential as well as between industrial, commercial and institutional and residential

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land use. Developers are more open to constructing green buildings where they will retain ownership and recoup operating costs over time.

Consultation with City Departments

Legal Issues Staff met with the Assistant City Solicitor to discuss the legislative authority for either requiring or encouraging sustainable building initiatives. Prescriptive Approach: There is no legal way for a municipality in Ontario (other than Toronto) to require developers to meet enhanced building standards as a requirement to obtain a building permit. The Ontario Building Code Act states that the regulations of the Building Code must be met, but that an approval authority may not require more than the minimum. This uniform provincial code ensures that developers operate in a standardized regulatory environment. The City of Toronto has recently mandated green roofs even though such a requirement exceeds the standards of the Ontario Building Code, but is only able to do so because this authority is specifically established in Section 108 of the City of Toronto Act, 2006. The Municipal Act, 2001 contains no equivalent provision. Council could elect to pass a by-law requiring new development to incorporate sustainable building features; however this by-law would be open to legal challenge.

Incentive Approach: Section 106 of the Municipal Act states that a municipality “shall not assist directly or indirectly any manufacturing, business or other industrial or commercial enterprise through the granting of bonuses for that purpose”. Therefore Council cannot waive development application fees or reduce development charges for green buildings on a case by case basis. There are however, two legal methods which could be used to grant these incentives. Community Benefits: Section 37 of the Planning Act is a planning tool which allows municipalities to accept tangible “Community Benefits” when granting increased density or height through a change in zoning or Official Plan policy. The benefits obtained through Section 37 agreements are identified in Part V, Section 2.3.2 of the Official Plan and include “(xii) provision of green technology and sustainable architecture, such as green roofs”

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Community benefits are negotiated with a development proponent on an individual case-by-case basis and are secured by way of a Section 37 agreement, registered on title of the land. This method has been used in the past, for instance for the Molinaro Strata development on Maple Avenue, and the Oakwood Retirement Community on Upper Middle Road. However, the disadvantage to this approach is that many new developments do not require an increase in height or density and so would not be eligible for Section 37 provisions. Community Improvement Project Area: A second method of encouraging sustainable building design in new development is through the development of a “community improvement project area”. The Planning Act allows municipalities with provisions in their Official Plans relating to community improvement, to prepare Community Improvement Plans for designated Community Improvement Project Areas. The Burlington Official Plan already has policies stating that these Community Improvement Project Areas may include all or part of the urban area or rural area of the City of Burlington and that Community Improvement Plans may include programs to improve environmental and energy consumption conditions in these areas. Once a Community Improvement Plan has been adopted, a municipality may offer incentives to encourage private sector investment. The municipality may also undertake a wide range of actions for the purpose of carrying out the Community Improvement Plan. These actions could include the provision of incentives such as development charges reductions for sustainable building features.

Building Code Issues

Staff met with the Chief Building Official to discuss implications of the Ontario Building Code and Building permit processes on the development of sustainable building features. The following points were discussed:

• Any sustainable building feature also needs to meet the minimum provisions of the Ontario Building Code (OBC). Building staff will review plans featuring green technologies to check compliance with the OBC.

• Recent changes to the OBC have brought about increased requirements for insulation and energy efficiency of windows and furnaces. By 2012, every new home built in Ontario will have to meet energy efficiency design standards equal to a rating of 80 or more out of 100 in accordance with the federal rating system (EnerGuide)

• Staff currently requires an engineering peer review for certain complex buildings (such as high rises) and this could also apply to some green initiatives or technologies. For instance a geothermal

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heating and cooling system would require a mechanical engineer review (water circulation, heating system) and also a structural review (for drilling near any building foundation).

• Green roofs require structural engineer review of specific loads to ensure structural adequacy during precipitation events.

• Building officials cannot require builders to design buildings to exceed the minimum requirements of the OBC in the absence of a site plan agreement which includes such features.

Applying Sustainable Building Standards to Private Development

Evaluating Options

In considering the options to facilitate sustainable building standards in private development, staff have considered the following:

• Prescriptive Approach -requiring sustainable building features through municipal by-law with penalty or securities

• Incentive Approach –encouraging sustainable building features through Official Plan policies, site plan guidelines, and financial incentives such as increased height or density, DC credits or reduced development application fees.

• LEED® or alternate –should Council require LEED® accreditation for future buildings in order for them to qualify for incentives

Prescriptive Approach

As noted in the Legal Issues discussion above, there are no available legislative tools which would allow municipalities to compel a developer to construct a LEED® certified building, or to incorporate sustainable building features into the building design. Staff do not recommend that Council adopt a prescriptive approach as any by-law could be open to legal challenge. It should also be noted that recent and upcoming amendments to the Ontario Building Code will require builders to increase the energy efficiency of all new buildings. The prescriptive approach could be left for the Provincial level of government to implement.

Incentive Approach

Staff recommend that the following combination of incentives be used to encourage sustainable building features in future developments.

1. Official Plan policies and site plan design guidelines based on the material in Appendix B of this report should be prepared and approved by Council. These policies and guidelines will then be used by staff to guide the review of development applications and site plans and encourage those green features which can be implemented through site layout and exterior architectural control. They will help staff to negotiate site plan agreements which include the provision of sustainable building features.

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2. A Community Improvement Area Project Area By-law should be adopted by Council. A Community Improvement Area Plan will then be prepared and adopted to specify sustainable building and site features and standards which may be eligible for municipal incentives, and the form of those incentives. (This Plan could also include provisions for affordable housing if Council approves this component of the Affordable Housing Toolkit later in 2010.)

3. The Section 37 Staff Committee will continue to suggest the provision of sustainable building features as an option when reviewing projects for potential Section 37 benefits.

LEED® Certification The Council directions of May 2006 and June 2008 asked staff to report

back with an evaluation of the application of LEED® or LEED® type standards for all new development. While other green building standards (such as Green Globes and EnerGuide) have been developed for use in Canada, LEED® is the best known and most widely used approach. However, although simple to understand, LEED® certification is not necessarily easy to obtain. In general, specialized professional help in the form an accredited LEED® professional is required and the design, construction and commissioning process for a LEED® building can take longer than a non-accredited building. Staff is therefore not prepared to recommend that LEED® certification be required in the Official Plan or site plan guidelines for all new development. Instead, a minimum LEED® certification standard will be considered as a component of a Section 37 benefit or a requirement to qualify for an incentive under the proposed Community Improvement Plan.

Staff Training Over the spring and summer of 2008, the City of Burlington organized a series of seven in-house seminars on sustainable building practices. Mr. Robert Eagles was the speaker at these sessions, which included the following topics:

• Introduction to green buildings and sustainable architecture • Building systems, codes and standards • Sustainable sites • Water efficiency • Energy efficiency and carbon outputs • Materials and resources for building • Indoor environmental quality and innovation in green building

design.

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There may be a need for further staff training in future to review changes to the Building Code and advances in green building technology.

Financial Matters:

Financial Incentives Financial incentives for sustainable building features proposed through

the Community Improvement Area could include a combination of the following:

• Loans • Grants • Tax credits • Capital improvements • Relief from fees and charges • Promotion and advertising A complete evaluation of potential costs and benefits to the City will be developed in consultation with Finance Department staff during the Community Improvement Project Area Study.

Other Costs A budget for staff training and resources to implement and monitor the sustainable building feature initiatives will be developed and brought back to Council with the proposed Community Improvement Area Project By-law.

Environmental Matters:

Why Build Green?

It is estimated that 40% of energy use (and carbon emissions) in North America come from the heating, cooling and maintenance of buildings. Green buildings are designed, constructed and maintained in ways that protect and conserve the natural environment which providing healthy living and working environments. By encouraging sustainable building practices, the City of Burlington can help reduce the use of energy, water and the generation of waste by all new development.

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Conclusion:

Strategic Goal The development of a process to facilitate sustainable building features is an important step in the evolution of the City of Burlington as a sustainable development community.

Recommendation Staff is recommending that Council endorse the following: Report back by the first Quarter of 2011 with the following: • Official Plan amendments and site plan guidelines as identified in

Appendix B to Report PB-32/10 which will encourage the provision of sustainable building features in future private sector building projects in the City of Burlington;

• A Community Improvement Project Area By-law which will facilitate the development of financial incentives to encourage the provision of sustainable building features to LEED® accredited standard; and

• A budget for staff training and resources to implement and monitor the above recommendations.

Respectfully submitted, Rosalind Minaji MCIP RPP Robin van de Lande MCIP RPP Coordinator of Development Review Senior Environmental Planer 905-335-7600 ext. 7809 905-335-7600 ext. 7457

Appendices: Appendix A - Green Energy Generation Facilities Appendix B - Sustainable Building Standards

Other Staff Consulted

Charles Mulay -Planning & Building Ext. 7693 Blake Hurley -Legal Ext. 7611 Jason Schmidt –Shoukri -Planning & Building Ext. 7619 John La Selva Planning & Building Ext. 7475 Lynn Robichaud –CSI Ext. 7931

Approvals: *required

*Department Head City Treasurer General Manager City Manager

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To be completed by the Clerks Department Committee

Disposition & Comments

01-Approved 02-Not Approved 03-Amended 04-Referred 06-Received & Filed 07-Withdrawn

Council Disposition & Comments

01-Approved 02-Not Approved 03-Amended 04-Referred 06-Received & Filed 07-Withdrawn

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Appendix A: Green Energy Generation Facilities

Green Energy Initiative

Description/Implications

Biofuel Generation

Agriculturally produced biomass fuels, such as biodiesel or ethanol (often a by-product of agricultural cultivation) can be burned in internal combustion engines or boilers. Typically biofuel is burned to release its stored chemical energy. Issues include:

• storage of chemicals & fuel • disposal of waste products • safety and land use conflicts • potential for contamination of property

Biogas Generation

Biogas is produced from current waste streams, such as paper production, sewage, animal waste and so forth. These waste streams are slurried together and allowed to naturally ferment, producing methane gas. Issues include:

• safe storage and handling of gases • odours • sanitation • disposal of waste products

Biomass Generation

Solid biomass is used directly as a combustible fuel. Its forms and sources include wood, municipal solid waste, or the unused components of field crops. Issues include:

• air emissions • odour of stored materials • disposal of waste product

Wind Turbines

The amount of power produced by a turbine is calculated by the cube of the wind speed, so as the speed of the wind increases, the amount of power increases. Areas where the wind is stronger and more constant, such as offshore and in high altitudes are preferred locations for wind farms. Issues include:

• noise • impact on bird migration routes • visibility above rooflines • impact on rural open space character • Battery units may require an accessory structure.

Solar Panels

Solar energy be generated by photovoltaic solar cells, or concentrated solar cells. They must be installed so as to allow air to flow underneath.

Issues include: • Need for supporting structure • Structural loads on roof • Potential glare from improperly installed photovoltaic panels

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Appendix B: Sustainable Building Standards

Sustainable Building Initiative

Description/Implications Suggested Official Plan Policy and/or Site Plan Guideline to

Implement During Development Site Disturbance

Reducing the limits of construction excavation will retain existing vegetation and assist with dust and siltation control.

• limit site disturbance to 12 metres beyond building perimeter (or underground parking excavation) or 5 metres beyond other surfaces

Preserve Natural Features

Although it not always feasible to preserve all trees and vegetation in infill situations, consideration is given at the site plan stage.

• Existing OP policy, Part II, Section 2.7.3 requires that consideration be given to preservation of existing trees and vegetation as well as appropriate protection to greenways and watercourses

Building Orientation

Buildings can be oriented so as to best absorb solar heat in winter and control solar gain in the summer.

• orient buildings so as to take advantage of passive heating and cooling opportunities

• provide shade from existing tree canopy or new plantings within 5 years of construction

Development Density

Official Plan policies and zoning regulations allow for a range of densities, and the higher ranges are not always taken advantage of.

• development intensity is encouraged to reach at least 80% of density permitted

Transit Supportive Design

Wherever possible, development should be accessible and convenient to public transit. Consideration can be given to covered shelters, convenient pick up locations, and frequency of service.

• where possible, development must provide for secure, convenient public transit stop at site

• provide doors which are accessible to pedestrians

Pedestrian Supportive Design

All developments and transportation facilities must provide safe, convenient and attractive sidewalks and walkways. Street furniture, trees and other amenities are encouraged.

• Existing OP policy, Part II, Section 3.6.2 requires the provision of safe, attractive and convenient pedestrian facilities

• Require doors to be accessible to the street

Cycling Supportive Design

In order to encourage cycling, the storage of equipment must be made secure and convenient –for example a locked interior space. For those riding some distance, the provision of changing facilities and/or showers may also encourage more cyclists.

• provide secure bicycle storage on site (one for each 5 residential units, or equivalent to 2% of parking spaces in industrial, commercial, and high density residential applications

• provide changing/shower facilities for employees

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Implement During Development TDM Supportive Design

The development of Transportation Demand Management measures including car pooling programs, transit passes, preferential parking for carpool members, telecommuting, flex hours and fare incentives, is encouraged. In addition to reducing the required parking rates, the City could also place a maximum parking rate on development.

• provide preferred parking for hybrid or alternative fuel vehicles and carpooling vehicles.

• reduce parking provided so that it does not exceed that required under zoning.

• consider reductions to required parking in return for TDM measures.

Waste Recycling

The Official Plan states that the City shall support opportunities to implement programs for the reduction, re-use and recycling of waste.

• provide an easily accessible internal area for the collection, separation and storage of recyclables.

Low Flow Fixtures & Fittings

Low flow fixtures and fittings such as toilets, showers and flow reduction aerators reduce the consumption of potable water. A reduction in treated water use also results in a savings in electricity use since pumping and water treatment facilities are major energy consumers.

• provide enhanced water efficiency by ensuring that all fixtures in the building are of high efficiency

Grey Water Storage

Grey Water is water that comes from everywhere in the house except the toilet and it can be used for on-site sub-surface irrigation. Filtering systems are required to remove materials/ chemicals that would cause grey water to become black water when stored. Backflow preventers are required. Grey water storage is permitted by the Region of Halton. Some vegetation does not react well to grey water and developers must choose appropriate landscape materials.

• provide for rainwater storage and/ or recycled site water so that potable water is not used for irrigation

Rain Water Storage

Rooftop storage of storm water run-off is currently not permitted by City of Burlington. This is due to safety issues and structural concerns. Rainwater could be stored in non-roof locations. A review of this position will be part of the Engineering Policy Manual, currently under development

• provide for rainwater storage and/ or recycled site water so that potable water is not used for irrigation

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Implement During Development Stormwater Drainage

Downspouts may be disconnected from storm sewers where there is the ability to channel the water away from adjacent buildings or walkways so that freezing of walkways will not occur. Engineering standards apply. Rainwater can also be collected for irrigation.

• disconnect downspouts from storm sewers

Permeable Pavement

Permeable paving can include porous concrete, interlocking pavers, reinforced turf, crushed gravel, etc. This type of paving can be used to allow for natural infiltration, although many areas of Burlington do not have the soil conditions necessary to allow water to infiltrate. Catch basins would still be required to capture run-off as the soil would not absorb water fast enough during anything other than a very small rainfall. If a combination of hard and permeable surface are used, parking spaces should be permeable and driveways/ walkways should be hard surface. Where parking lots take place on permeable paving, contamination of groundwater may occur where oil or gasoline leaks occur.

• provide for a reduction in Stormwater runoff on the site

• achieve a level one Stormwater treatment for all Stormwater runoff

Low Maintenance Landscaping

Water efficient landscaping may include a number of strategies such as grouping plants with similar water requirements, reduction of turf areas, use of soil moisture sensors, use of native plant species and seed mixes. Some native species are considered pests under the Noxious Weed Act

• provide landscaping which generally consists of native species requiring minimal irrigation and maintenance

Geothermal Heating & Cooling

Geothermal systems take advantage of the temperature underground to generate heat in the winter and cold in summer. This heat 'exchange' between the ground and the building is accomplished by using standard pump and compressor technology. Vertical drilled holes up to 100m in depth are not regulated by Province. Erosion and sediment control are required. Underground coils could intrude into lot setbacks

• provide for on-site renewable energy self supply

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Implement During Development Green Roof

Green roofs are planted with plants and grasses and provide the following benefits: reduced heat gain, storm water retention and slow release, improved air quality, and enhanced aesthetics.

• use high albedo roofing material or a green roof

Lighting

Energy efficient lighting and lighting system retrofits can reduce operating costs as well as save electricity.

• maintain Dark Sky provisions as adopted in the City lighting by-law

• consider the use of energy efficient lighting such as LED

On –Site Renewable Energy

May include wind turbines, solar panels, biogas generation etc. Some types of generation are permitted under the Green Energy and Green Economy Act without an REA.

• provide for on-site renewable energy self supply

Reflective Surfaces

Lighter coloured roofing and paving materials reduce heat absorption and can reduce the urban heat island in surrounding areas. Possible urban design issues related to colour

• reduce heat island effect by using high albedo materials or impermeable surfaces such as pavement, walkways

• use high albedo roofing material or a green roof for at least 75% of a flat roofed area

Passive Heating & Cooling

Natural ventilation strategies use building form, orientation and openings to supply air to occupants.

• design buildings to consider natural ventilation and passive heating and cooling techniques

Commissioning Plan

Commissioning verifies that a project’s energy related systems perform according to the project requirements and design & construction documents.

• provide a commissioning plan to ensure proper design, installation and calibration of building elements

Daylight Penetration

Light can be introduced through a combination of windows and other openings and controlled through ceiling colour and slope, light shelves, exterior landscaping and the shape and design of openings. Enhanced daylighting reduces the need for electric light.

• design buildings to maximize interior daylighting

Insulation

Insulation of buildings including pipe systems, walls, ceilings, doors and windows reduces waste heat.

• design buildings to exceed the Model National Energy Code for buildings

Individual Heating &

Individual heating, cooling and lighting controls will help reduce power • design multi-unit buildings to

provide a centralized heating and

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Implement During Development Cooling Control & Metering

demands as users can adjust for specific situations and vacant units would not be heated or cooled. Individual electrical metering will identify areas where electrical usage is high and target those users financially.

cooling system

• provide for continuous metering of energy usage for each unit

• provide heating/cooling and lighting controls for individual units

Low Emission Materials

Most low emission materials such as carpet, paint, adhesives, insulation etc. are readily identifiable through product labelling and certification.

• use low emitting paints, adhesives, sealants and coatings on interior surfaces to reduce indoor air contamination

CFC Emissions CFC’s (chlorofluorocarbons) released into the atmosphere lead to ozone depletion.

• use non-CFC based refrigerants for all HVAC and Recovery units

Green Wall Consists of a plant-based bio-filter that removes and breaks down airborne contaminants. Watering and fertilization are automated and artificial lighting is usually required. Indoor plants will require pruning, dusting and other maintenance. Physical structure supporting the plants will also require regular inspection and maintenance. Green walls are also used outdoors to improve energy efficiency.

• consider installing a green wall system to enhance indoor air quality.

Air Quality Monitoring

Improved indoor air quality enhances occupant comfort and health, and can also reduce greenhouse gas emissions, and environmental impacts from manufacture of interior finishing materials.

• install HVAC systems and building envelope to optimize air change effectiveness

• provide at least one operable window per 18.5m2 of floor area

Use of Salvaged or Refurbished Materials

Construction and demolition activities generate as much as one third of municipal waste. Recyclable wood, drywall, cardboard and metals can be diverted through on-site sorting. The use of recycled or reclaimed materials in new construction also reduces waste. The use of locally manufactured materials will result in fewer transportation related carbon emissions. LEED® defines local as within 800 km.

• during construction provide for an easily accessible area outdoor area for collection, separation and storage of recyclables and waste

• recycle and/or salvage non-hazardous construction and demolition debris

• where feasible, use locally manufactured or recycled building material for greater than 50% of external surfacing of buildings

Durable Products

To spread the environmental impacts of building over as long a period as • provide a building durability plan

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Implement During Development possible, the structure must be

durable. A building with a durable style of architecture will also be more likely to realize a long life.

to ensure that the predicted service life exceeds the design service life as per CSA or similar guidelines on durability in buildings.

Built Heritage Heritage building stock can be renovated and retrofit with energy saving features. It is less wasteful and more economical to conserve rather than demolish a building.

• conserve built heritage

Building Adaptability

Sustainable designs include consideration of making the structure adaptable to other uses, and choosing materials and components that can be reused or recycled.

• consider the use of building components which can be used again for future building projects.

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