Energy efficient buildings and green building strategy - North Vancouver District - Monday, December 14 2009
The District proposed that one could build to 80% of the floor space permitted on a given lot, if all you do is meet Building Code (Energuide 77). However, if you exceed the minimum Code requirements, you would be eligible to recoup more of the permitted floor space as outlined below
Level of Performance: Portion of Allowable FSR:
BC Building Code Compliance (EG 77) 80%
EG 80 90%
EG 82 or better 100%
− The feeling of the proposal was best summed up by one of the builders in particular: limiting square footage in order to encourage energy efficiency is ridiculous and is a waste of land.
− builders commented that there is no significant demand in the market from the consumer for these performance standards and that their research shows energy efficiency and/or “green” is not a defining factor in the purchase decision for most buyers.
− another mentioned that, if passed, this policy would only serve to further North Vancouver District’s reputation as anti-development.
− most everyone stressed to the District that 2010 already proves to be a difficult year with the Olympics, introduction of the HST, loss of tax-breaks on energy-efficient windows, and upcoming, expensive provincial building code changes in 2011/12.
− the plan proposes three paths to achieve a certain level of performance. The first path recognizes third-party green building programs such as
BuiltGreen. The second path is based on modelling and allows for innovation.
− a quick survey of BuiltGreen builders found the first path will significantly impact the price of a new family home, especially for any product geared towards first-time home buyers. Estimates were an additional $1.50 up to $2.60 per square foot to reach EG 80.
− the third path is a specific set of requirements, to be used likely by those untrained in green building techniques. GVHBA pointed out concern about the amount of time staff would have to expend with training, and reviewing checklists.
The checklist recommends such techniques as:
• implementing an Integrated Design Process, which is supposed to include architects, engineers, etc. and is typically used in projects over 30,000 square feet – the soft costs could add thousands to the price of a home;
• a lighting plan with an estimated $3,000 to $7,000 impact/house with 90% LED or fluorescent lighting requirements and 75% permanent fixtures to be two-prong CFL. A Certified Lighting Advisor informed us this plan is imposible to implement at this time;
• at least 90% efficient heating equipment and an HRV, at a $3,700 to $5,700 incremental cost increase;
• and recommended (but not mandatory) installation of green roofs, which are not covered under new home warranty;
• and many more.
Green building - Green home - Green house - energy efficient home - Green building strategy - energy efficient green building
