Union of British Columbia Municipalities

Transcription

1 2008 COMMUNITY EXCELLENCE AWARD SUBMISSION Ucluelet Sustainability Initiatives Category: Leadership & Innovation - Small Municipality (Population under 5000) Submitted By: Felice Mazzoni, MCIP, Director of Planning Jason Niles, Assistant Planner District of Ucluelet Union of British Columbia Municipalities Shellbridge Way Richmond, BC, Canada V6X 2W9

2 Executive Summary Although Ucluelet is a small community of 1900 people, we believe a number of our sustainability policies have made a difference in terms protecting the environment. We believe Ucluelet is unique in terms of its ability to implement sustainable policies on a broad scale which other municipalities can emulate. Rather than submitting one singular project, the District of Ucluelet would like to submit the following sustainable policy initiatives which have been initiated and implemented since 2006: 1. Comprehensive Development 2. Alternative Development Standards 3. Smart Growth Initiatives/Affordable Housing 4. Density innovation 5. Riparian Area Regulations 6. LEED (Leadership in Energy and Environmental Design) 7. Climate Action Initiatives 8. Wave Power Initiative We also would like to show that many sustainable initiatives can be created and implemented within finite staff resources and a limited budget. (The District of Ucluelet had only one municipal planner for 8 of the last 10 years. The planning department now has a total of 2 employees). Through the use of the above initiatives, Ucluelet has been able to work towards building sustainable, energy efficient neighbourhoods while maintaining the community s unique character and sense of place. Ucluelet has been able to push the boundaries of typical land use development by redefining and creating new policies and legislation by making the rules fit the goals. The eight policy initiatives outlined above correspond to the following UBCM General Criteria categories: climate change initiatives; alternate energy; ecological footprint reduction, comprehensive community plans; official community plans; eco-system management and restoration; green buildings and design, sustainability planning and land use planning. All policies and projects have been implemented within the past three years. We believe the District of Ucluelet has shown that it is possible for small towns in British Columbia to be leaders in sustainability community planning. 1

3 1.0 Comprehensive Development Areas Ucluelet has created (6) comprehensive development areas which include the following land uses: an ecoindustrial park, mixed commercial/residential development, single family and multi-family units, hotel sites, a new golf course and staff and affordable housing. Comprehensive development policy allows municipalities to create unique development sites with an interesting mix of land uses allowing for flexibility for developers and new and innovative neighboring land uses. Ucluelet has used and implemented CD zones since 2004 and continues to create new CD areas, specifically on large undeveloped parcels of land. The Whiskey Landing (Figure 1) was completed in July on a reclaimed brownfield site, and includes a variety of commercial and residential uses. Ucluelet s eco-industrial park comprehensive development area has created the flexibility of mixed residential and industrial land uses (live/work studios) and has created efficiency in terms of one centralized area for shipping and processing of industrial products and collection of waste materials. Other CD areas include mixtures of commercial, residential, multifamily, vacation rental, and condominium land uses to produce a mix of unique services creating efficient buildings and neighborhoods by reducing the separation of land uses and creating pedestrian oriented developments.. By mixing land uses into comprehensive development areas, Ucluelet has been able to create pedestrian accessible businesses, efficient infrastructure servicing, and a diversity in employment possibilities. 2.0 Alternative Development Standards The inclusion of Alternative Design Standards (ADS) into the OCP allows for development standards which are less expensive than regular practices and more environmentally friendly. ADS policies in Ucluelet s current OCP were included to limit impermeable surfaces and allow for the natural ecosystem to function as it prior to development. The District of Ucluelet incorporated ADS into the Official Community Plan to help create environmentally sensitive, sustainable development by using alternatives to standard approaches in creating subdivisions. Three residential subdivision developments in Ucluelet have been successfully implemented and built using French Drain technology for drainage, narrower roads, and the retention of natural vegetation in boulevards. Concrete sidewalks were replaced with public paths, which are located away from the roadside and placed within the forest and vegetation. (Figure 2, 3 & 4) Higher density developments include storm water detention ponds as a functional element and an aesthetic feature. The District of Ucluelet reduced long-term infrastructure costs and maintenance costs of standard infrastructure through the use of ADS while creating and maintaining rural character. Underground hydro services are a standard development requirement in order to reduce vegetation clearing and to improve aesthetics. Using ADS has resulted in greener subdivisions where the natural eco-system is relied upon to alleviate heavy storm flows in an environment, which receives over (12) feet of rain per year. Through the use of ADS, Ucluelet has maintained its character while promoting environmentally sensitive development practices. 3.0 Smart Growth Smart Growth Policies were adopted into the OCP in preparation of new development and redevelopment of existing properties. During the past 3 years, Ucluelet has seen more new construction that the previous 2

4 20 years combined and currently has $900 million in development build-out taking place. It is important for the community to maintain its sense of place and character while allowing for development to occur on a manageable basis. The District of Ucluelet can influence and control the nature and pace of growth within the municipality by following Smart Growth policies as outlined in the OCP: 1. Undertaking development in a compact fashion; 2. Supporting mixed use development; 3. Promoting alternative development standards; 4. Protecting sensitive environmental areas; 5. Reducing (eliminating) detrimental economic, environmental, and social effects of development; 6. Promoting multi-modal forms of transportation; 7. Integrating open space into daily living. The District of Ucluelet included Smart Growth principles in the OCP with regards to new development and redevelopment of existing properties. Smart Growth, which is a term that links development and quality of life, promotes the use of new development growth to improve communities. As Smart Growth is unique to every community, Ucluelet s unique Smart Growth policies have been implemented to create a variety of housing options, including both rental and strata forms of residential multifamily development, single family development (both regular and small lot) and affordable housing (Figure 5). Stratification of common-wall structures promotes affordability and allows for higher density residential in-fill (Figure 6). By promoting a variety of housing development, Ucluelet has maintained affordability and relieved some of the burden of transient accommodation related to tourism, as mentioned in the Smart Growth Affordable Housing Toolkit for municipalities. Ucluelet exercises both zoning density bonusing techniques in addition to OCP policy to acquire affordable housing. Ucluelet has seen a number of new developments that combine both commercial and residential uses, especially within the downtown area. The unique character of new commercial developments is compact in nature combined with a higher density, resulting in a smaller building footprint. As a Smart Growth initiative within many of the new developments, as mentioned earlier, ADS has been implemented to create ecologically friendly development and reduced related infrastructure costs to the municipality; there has also been a greater retention of green space and an increase in pedestrian and bicycle routes through new subdivisions. New subdivisions have 40-60% green space retention through Ucluelet s unique and locally created riparian area regulations. Other tools used to create greener subdivisions are covenanted green setback requirements as well as higher parkland dedication and retention. The result is a greener, aesthetically pleasing, high value subdivisions for developers, purchasers and the community. 4.0 Density Innovation Density Bonusing promotes a higher density over a smaller building footprint allowing for increased sustainable development through the reduction in infrastructure costs for the developer and maintenance costs for the municipality. Existing provincial legislation allows municipalities to use density bonusing as a planning tool. The density chart and implementation is unique to Ucluelet and has drastically improved the social and physical infrastructure of Ucluelet. Density Bonusing has provided the community with cash and amenities it would not have received otherwise and provided for amenities that the community would not 3

5 have been able to afford with our current tax base. To date, the community has received approximately $12 million in combined cash, parkland, and amenities such as a new skateboard park, basketball court and tot-park (Figure 7,8 and 9) as well as substantial contributions towards our new community centre and multi-purpose sports field. Implementation of Ucluelet s Density Bonusing system has also contributed to average net green space retention of 40-60% of the total natural green space area of development properties, as compared to the provincial minimum subdivision requirement of 5%. The high percentage of green space retention has increased Ucluelet s desirability as a tourism destination by preserving the natural environment, which is one of Ucluelet s greatest attractions. The density bonusing system has also contributed toward the following: Private land being transferred or covenanted to the District of Ucluelet for municipal uses, and Contributions of land and cash to our local child care society. The establishment and funding of a social reserve fund. 5.0 Riparian Area Regulations In 2005, Riparian Areas Regulation, enabled by the Fish Protection Act, came into effect. The west coast of Vancouver Island was an optional area for local governments to create their own riparian area regulations. In 2006, Ucluelet became the first municipality in the Province to create its own Riparian Area Regulations which incorporated the requirement for qualified environmental professionals to conduct specific stream assessments. The regulations defined riparian areas, defined required reports, and included sediment management requirements, drainage details, viewscape plans and re-vegetation requirements. This project was completed using the community/university research alliance between Ucluelet and Vancouver Island University. 6.0 LEED Guidelines (Leadership in Energy and Environmental Design) In 2004, Ucluelet created and implemented its own unofficial LEED guidelines within its Official Community Plan based on efficiency of water and energy, material selection and indoor environmental quality. Although LEED principles have been around for a while, very few municipalities have created policy around LEED requirements for new development. Site Development OCP policies include Site Selection and Design, Water Efficiency, Energy Efficiency and Construction materials. On August 21 st, 2007, the Council of the District of Ucluelet subsequently passed a unanimous resolution to require that all new Hotels, Condominiums, Multi-family and Commercial developments (public and private) meet or exceed the Official LEED Silver Standard as a minimum standard for sustainable energy efficient construction in Ucluelet. Ucluelet is the first community in North America to institute a LEED standard for all new construction. The District of Ucluelet proceeded to draft the legislative changes required within the Local Government Act and partner with the Ministry of Community Development to help develop the recently released legislative amendments in Bill 10 and Bill 27. 4

6 In 2007, the District of Ucluelet received its first application for an official LEED Gold Resort Hotel, the first of its kind in North America (Figure 10 & 11). The development permit was approved in August 2007 and the construction will start in the fall of this year. The proposed hotel will integrate sustainable energy design criteria including life cycle cost, social equity, energy performance and independence in addition to aesthetic and planning considerations. Environmental strategies will be employed to limit or eliminate erosion and sedimentation in order to protect local ecosystems. Strategies will include temporary mulching, earth dykes, silt fencing, and sediment traps and basins. Bio-swales, constructed wetlands and vegetation filter strips will also be employed. Landscaping and civil design will address optimum storm water management, protection and restoration of open space and the reduction of the heat island effect on non-roof areas. The design will use light-coloured/high albedo materials and/or open grid pavement for a minimum of 30% of the sites non-roof impervious surfaces including parking lots, walkways and plazas. Ucluelet is also in the process of applying LEED guidelines to the construction a single family residential subdivisions and homes by creating its own home-grown LEED-ND (Neighborhood design) concepts for implementation. Ucluelet s first unofficial pilot project for a LEED-ND subdivision was completed in February, Climate Action Initiatives Local energy sustainability has surfaced as an important factor contributing to a community s economic resiliency and livability for its citizens and businesses. The District of Ucluelet has already identified the importance of energy sustainability, by stepping forward to employ regulatory changes to land-use and development standards, energy efficiency policies, and furthermore supporting Ucluelet Economic Development Corporation s investigation towards local renewable energy production (wave energy capacity off of Amphitrite Point). The District of Ucluelet is continually recognized and hopes to be further acknowledged for the consistent effort in bringing new policy forward that helps build sustainable communities. A list below outlines eight (8) of these components, that when put together form a strong foundation for reducing C02 emissions and achieving specific energy targets: 1. Signed Premier s Climate Change Charter (33% reduction target in GhG emissions by 2020); 2. Participation in the Community Action on Energy & Emissions Program (CAEE); 3. Partnership with Zero Emission Electric Vehicles (ZEV) stakeholders; 4. Municipal Energy Audit; OCP Review: Community Energy Planning & Integrated Community Sustainability Plan; 6. Carbon Smart Workgroup: Ecotrust Canada and Pembina Institute (creating a base inventory of CO2 emission and identifying what steps are required to become a carbon neutral organization); 7. Green Checklist for Building Permits and Development Permits; and 8. Green Building Policy (all new Municipal buildings built to LEED Gold and all tourist commercial and multi-family built to a minimum of LEED Silver) Many of these initiatives are emerging practices that have minimal examples to refer to when planning and implementing the required steps, therefore it has been crucial for the District of Ucluelet to enter into several partnerships and collaborative knowledge sharing arrangements in order to successfully carryout these innovative projects. Some of these partnerships include: 5

7 Malaspina (Vancouver Island University) (energy audit) Ecotrust Canada (carbon smart workgroup) UBCM (legislative changes, Green Communities Small Community Working Group) Community Energy Association (community energy planning best practices) Provincial Government (Ministry of Transportation, Ministry of Community Services) Overall, the dialogue surrounding climate change mitigation and adaptation requires buy-in from all sectors. The District of Ucluelet continues to ensure that all programs and projects involve a dedicated component for public involvement and education. Ucluelet achieves this by hosting events such as the GreenBuild Seminar for local builders and contractors, as well as providing an online public input space ( where anyone can join the discussion of how Ucluelet can work towards sustainability and climate action measures. The result of involving community groups, private landowners and residents of all ages, will only help new initiatives achieve momentum and long-term implementation. 8.0 Wave Power The District of Ucluelet is currently working on partnering with a Global Energy Wave Power to provide the community of Ucluelet with an off-the-grid power solution (Figure 11). The end goal is to be in the position to power the community from wave power and sell access power back to BC hydro in a profitmaking venture. A test site has been identified in close proximity to Ucluelet s current Light House and an exploratory permit has been acquired for the new technology (Global Energy - CETO) to be evaluated. Ucluelet is hoping to become the first wave powered community in North America. Conclusion The community of Ucluelet has strived to become a model for other small communities to follow in terms of protection of the natural environment, implementation of environmentally sensitive practices, leadership in community sustainability, and planning for the future. Ucluelet has implemented policies to create a synergy between the natural landscape and development, while maintaining the community s sense of place. We believe Ucluelet has demonstrated, through sound planning practices, how a community can remain sustainable and environmentally aware, while preserving its values and priorities. 6

8 (Figure 1) Whiskey Dock Comprehensive Development Area (Figure 2) Alternative Design Standards St. Jacques Boulevard 7

9 (Figure 3) French Drain - Rainforest (Figure 4) Narrow road + path Marine Drive (Figure 5) Ucluelet s first affordable housing units - strata 8

10 (Figure 6) Strata Small-Lot Housing in Ucluelet (Figure 7) Skateboard Park 9

11 (Figure 8) (Figure 9) Multipurpose Sport Field 10

12 (Figure 10) LEED Gold Resort Hotel - Ucluelet (Figure 11) Wave Energy Initiative Global Energy/CETO/District of Ucluelet 11