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Implementing Green Development Standards Michelle Dobbie Senior Planner (Policy) Upwind, Downwind Conference February 24, 2014 Implementing the Richmond.

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Presentation on theme: "Implementing Green Development Standards Michelle Dobbie Senior Planner (Policy) Upwind, Downwind Conference February 24, 2014 Implementing the Richmond."— Presentation transcript:

1 Implementing Green Development Standards Michelle Dobbie Senior Planner (Policy) Upwind, Downwind Conference February 24, 2014 Implementing the Richmond Hill’s Experiences and Lessons Learned

2 1. Find your Champions/Success Stories -Involve the Development Industry early, understand their interests -Build external momentum by involving other external agencies (Region, CAs, non-profits like CAC) -Leverage Council will/Staff knowledge across Regions by working across jurisdictions 2. Build on an Existing Process (if possible) -Weave Sustainability Metrics into an existing planning process -Get your internal house in order 3. Set Quantifiable, Measurable Metrics -Ensure your “Menu” of Sustainability Metrics are things a municipality can reasonably obtain using Planning Act tools 4. Allow for Flexibility -Establish a Rating System (“Threshold Scores”) to clarify the amount of Metrics you’re looking for -Allow applicants to pick and choose from the “Menu” of Metrics versus prescribing 5. Test Real Applications with the Development Industry -Build trust and credibility for the System -Give people a reason to become comfortable with the System 5 MAIN LESSONS LEARNED (there were many more!):

3 LESSON 1 Finding your Champions

4 Through the partnership project, Brampton, Richmond Hill & Vaughan heard from BILD municipalities should: Take a more flexible approach to the implementation of Sustainability Metrics Create a System that is less prescriptive in terms of how targets are met, and allows for the proponent to determine how to best deliver on meeting certain targets Ensure all public agencies and staff involved in the development process are aware of/trained on how to instruct applicants on the Sustainability Metrics If a “score” is established, ensure applicants are not penalized for not being able to provide Metrics outside of their control (e.g. proximity to schools, transit, etc.) Industry remains committed to promoting sustainable communities and environmentally conscious development – see this as an opportunity to clarify expectations for both sides LESSON 1: Finding your Champions Involving External Stakeholders Early On BILD also noted:

5 Based on these comments, the partners are moving towards: LESSON 1: Finding your Champions Involving External Stakeholders Early On A more flexible, less prescriptive Green Development system “Getting our house in order” Educating internal and external staff along the way Developing an “Implementation Tool” + + “Rating System” Metrics

6 In RH, we have referred to the type of System we are creating as a: LESSON 1: Finding your Champions Involving External Stakeholders Early On “Threshold Scores” Metrics A “menu” of Sustainability Metrics A Rating System An “Implementation Tool” & Guidebook + + Green Development System Comprised of:

7 LESSON 1: Finding your Champions Working across jurisdictions

8 LESSON 2 Build on an Existing Process

9 9 BACKGROUND: INQUIRY (via counter, phone, website ) SUBMISSION (Deemed Complete) PRE-SUBMISSION MEETING CIRCULATION/ COMMENT PERIOD INFO REPORT RECOMM’N REPORT SYNTHESIZE COMMENTS, REVISE PLAN, & CONFIRM IGMS (Confirm which of 8 IGMS Criteria are to be provided) Approve/Deny If Approve, allocate all units OR Allocate certain number of units, and place (H) on balance of development DEV’T APPLICATION REVIEW COMMITTEE (DARC) SUBMISSION REQ’TS LETTER Existing planning application review process

10 “The Town shall develop Sustainable Design Criteria to ensure the sustainable design policies of this Plan are addressed through individual development applications. The Sustainable Design Criteria shall provide a basis for the Town to evaluate development applications.” (Policy 3.2.3(2) of RHOP) “The Site Plan Control By-law to be enacted by Council shall provide that for the purposes of ensuring consistency with the requirements of this Plan, high-quality exterior design and the incorporation of sustainable design elements, the following matters (among others) shall be subject to the approval of Council: a. Matters relating to exterior design, including without limitation the character, scale, appearance and design features of buildings, and their sustainable design;…..” (Policy 5.14(3) of RHOP) “The following broad categories of reports and studies are the type of studies that may be identified at the pre-application meeting as being required to be submitted with a development application: ….. Natural Heritage Evaluation, Tree Inventory and Preservation Plan, Edge Management Plan, Landscaping/Site Rehabilitation Plan,…. Cultural Heritage Impact Assessment….. Transportation Study, Traffic Impact Study, Parking Utilization Study,, TDM Strategy, Site Servicing/Grading Plan, Stormwater Management Plan, a plan identifying Low Impact Development techniques, Lighting and Utility Plan,…Planning Justification Report, Urban Design Brief,…” (Policy 5.4((7) of RHOP) LESSON 2: Build on an Existing Process Refining IGMS to better reflect the new OP (partially approved 2012)

11 LESSON 2: Build on an Existing Process Refining Richmond Hill’s IGMS Process (Phase 3)

12 BACKGROUND: 8 IGMS CRITERIA USED SINCE 2008 (Only in review of residential site/ draft plans)

13 BACKGROUND: SUSTAINABILITY METRICS APPROVED TO INFORM IGMS CRIT. #5

14 14 BACKGROUND: Many of the Metrics are already being provided thru IGMS Top 3 Metrics Provided under IGMS Criteria #5 since 2008: 1.Building Energy Conservation enhancements (e.g. Energy Star, EnerGuide, or LEED certified buildings) 2.Additional tree plantings to mitigate lost tree canopy 3.Soil volume or quality enhancements Have also obtained: Housing Unit Mix (affordable housing units) Shaded sidewalks (increased tree caliper) Off-street parking behind/beside building Exterior lighting controls (most required via Light Pollution By-law) 3-chute waste separation in multi-residential buildings Heat island reduction measures (cool/green roof) in multi-res. buildings

15 15 APPLICATION REVIEW PROCESS: Refinement to integrate Sustainability Metrics INQUIRY (via counter, phone, website ) SUBMISSION (Deemed Complete) PRE-SUBMISSION MEETING CIRCULATION/ COMMENT PERIOD INFO REPORT RECOMM’N REPORT SYNTHESIZE COMMENTS, REVISE PLAN, & CONFIRM IGMS (Confirm which of 8 IGMS Criteria are to be provided) Approve/Deny If Approve, allocate all units OR Allocate certain number of units, and place (H) on balance of development DEV’T APPLICATION REVIEW COMMITTEE (DARC) SUBMISSION REQ’TS LETTER IGMS Letter uses Metrics Checklist to describe Criteria #5 Direct to Metrics Checklist Advise applicant of additional Metrics think could achieve Outline additional Metrics that could be achieved Confirm Metrics Score for Recomm’n Report Enter Final Score into Monitoring Tool

16 LESSON 3 Set Quantifiable, Measurable Metrics

17 17 BUILT ENVIRONMENT MOBILITY NATURAL ENVIRONMENT & OPEN SPACE INFRASTRUCTURE & BUILDINGS 4 CATEGORIES: (APPROVED BY RICHMOND HILL COUNCIL SEPT 23, 2013) LESSON 3: Set Quantifiable, Measureable Metrics

18 18 BUILT ENVIRONMENT MOBILITY NATURAL ENVIRONMENT & OPEN SPACE INFRASTRUCTURE & BUILDINGS 27 INDICATORS: Compact Development Land Use Mix & Diversity Green Buildings Site Accessibility Housing Mix Community Form Landscaping Green Space Parking Cultural Heritage Site Permeability Street Networks/Blocks Transit Supportive Active Transportation Walkability Parks Stormwater Management Urban Agriculture Natural Heritage System Soils and Topography Urban Agriculture Energy Conservation Potable Water Lighting Bird-Friendly Design Materials and Solid Waste Heat Island (APPROVED BY RICHMOND HILL COUNCIL SEPT 23, 2013) LESSON 3: Set Quantifiable, Measureable Metrics

19 (APPROVED BY RICHMOND HILL COUNCIL SEPT 23, 2013) LESSON 3: Set Quantifiable, Measureable Metrics

20 Site Plan Natural Environment & Open Space Stormwater APPLICATION CATEGORY INDICATOR 20 MandatoryRec. MinimumAspirational Stormwater Quantity Retain runoff volume from the 5mm rainfall event on site. Provide quantity or flood control in accordance with applicable Municipal and TRCA requirements. Retain runoff volume from the 10mm rainfall event on site. Strategies should include use of Low Impact Development techniques such as: Greenroofs, bioswales, tree planting, absorbent landscaping, downspot disconnect, rain barrels, rainwater harvesting, permeable pavers. Retain runoff volume from the 15mm rainfall event on site. Strategies should include use of Low Impact Development techniques such as: Greenroofs, bioswales, tree planting, absorbent landscaping, downspot disconnect, rain barrels, rainwater harvesting, permeable pavers. METRIC TARGETS 3 points (APPROVED BY RICHMOND HILL COUNCIL SEPT 23, 2013) LESSON 3: Set Quantifiable, Measureable Metrics

21 Site Plan Agreement Conditions Town- wide Site Specific Zoning By-law (adding S. 34(5) to general provisions) Adding “lands” to Site Plan Control By-law Pre-submission/ Complete Application process Area Specific LESSON 3: Quantifiable, Measureable Metrics Using a few Key Planning Tools, then Repeating over and over Official Plan Prior to the issuance of a Building Permit, the developer…..is to provide the CBO with verification that the proposed home(s) have been enrolled in a NRC certified administrated program, such as ENERGY STAR®, R-2000, LEED…..in accordance with Schedule “_”…… The following provisions shall apply to prohibit the use of land or the erection of buildings or structures unless such municipal services as set out below are available to service the land, buildings or structures….

22 LESSON 4 Allow for Flexibility

23 Purpose of having threshold scores: Ensure policies of new OP are implemented appropriately Ensure momentum gained in RH since 2008 through IGMS is not lost Establish baseline for satisfying IGMS Criteria #5 in future Establish a baseline for what types of projects should be incentivized in the future Acknowledge high performers LESSON 4: Allow for flexibility RH’s experience with developing a Rating System using “Threshold Scores”

24 IGMS EXPERIENCE SINCE 2008 Freq. Provided now via IGMS: Building energy efficiency enhancements (5 points) Soil volume/quality enhancements (2 points) Mitigating lost tree canopy with new trees (2 points) Housing Unit Mix (7 points) Shaded sidewalks (2 points) Continuous sidewalks (2 points) 3-stream waste separation (1 points) Heat island reduction measures (cool/green roof, SRI materials on hardscaping, landscaping in hardscaping) (4 to 14 points) ANALYSIS OF “GOOD SITE DESIGN” WITH MINIMAL COST PREMIUM Residential Applicant Score: points ICI Applicant Score: 31 to 40 points LEED Silver ICI Applicant Score: 31 points + + RICHMOND HILL OP & LIGHT POLLUTION BY-LAW Various “Recommended Minimum” and “Aspirational Metrics” are required in RH Between 12 to 31 points (depending on type of application) LESSON 4: Allow for flexibility Principles driving “Threshold Scores”

25 PERFORMANCE ACHIEVEDTHRESHOLD RH MINIMUM (OP/BY-LAW Requirements) POINTS (Draft Plan) POINTS (Site Plan) GOOD (Required to Satisfy RH’s IGMS Criteria #5) POINTS (Draft Plan) POINTS (Site Plan) VERY GOOD36-55 POINTS (Draft Plan) POINTS (Site Plan) EXCELLENT+56 POINTS (Draft Plan) +66 POINTS (Site Plan) LESSON 4: Allow for flexibility RH’s “Threshold Scores” (APPROVED BY RICHMOND HILL COMMITTEE OF THE WHOLE FEB. 18, 2014)

26 POTENTIAL INCENTIVES Development Charge Rebates Stormwater Credit Section 37 Expedited Approvals Parkland Cash-in-Lieu Credits Incentives to consider for applications that achieve “Very Good” or “Excellent” threshold scores LESSON 4: Allow for flexibility Use “Threshold Scores” to inform Incentives

27 LESSON 5 Test Real Applications with the Development Industry

28 LESSON 5: Testing Real Applications Tested over 20 recently approved Site/Draft Plan applications – understand what they’d score Tested using a variety of means:  Internal Testing Workshops  with inter-Departmental team  with policy and development planners  Individual testing by each planner  Info Session with Externals – testing results so far End of January:  Testing Workshops with 3 developers February/March:  Educational Workshops (internals and externals)

29 SCORES OF RECENTLY APPROVED APPLIC’NS: “MACLEOD COMMERICIAL” ON YONGE ST. (Commercial Site Plan) Application Score: 12 points

30 SCORES OF RECENTLY APPROVED APPLIC’S: “HEATHWOOD TRANQUILITY” OFF BATHURST ST. (Low Density Draft Plan) Application Score: 36 points

31 SCORES OF RECENTLY APPROVED APPLIC’NS: “GUIZETTI 1” ON YONGE ST. (Mixed-Use Site Plan - LEED Gold) Application Score: 67 points

32 ENGAGE EXTERNAL & INTERNAL STAKEHOLDERS EARLY ON Both sides need to get better at listening to each other and working towards manageble solutions. BUILD ON AN EXISTING PROCESS It’s an easier road if your Green Standard builds on something that the industry is already used to doing or providing in your municipality. IN SUMMARY – 2 KEY TIPS

33 Thank you!

34 ZONING BY-LAWS – Section 34(5) of the Planning Act The following section shall be added to all previously enacted zoning by-laws: “0. The following provisions shall apply to prohibit the use of land or the erection of buildings or structures unless such municipal services as set out below are available to service the land, buildings or structures: i. For the purpose of this section, all municipal services provided for in this section are deemed to include all required service connections to the property line of the land on which the building or structure is to be located. ii. The following provisions shall apply to the lands shown and designated as “Urban Area” on Schedule “E” to By-law Notwithstanding the provisions of this or any other by-law hereinbefore or hereinafter enacted pursuant to section 34 of the Planning Act or any predecessor thereof, by council or any predecessor thereof, no land shall be used and no building or structure shall be erected or used for any purpose unless: a. Water and sanitary sewer capacity are both available and council has allocated water and sanitary sewer capacity to service the said lands and building or structure, or council has exempted the development or the class of development from the requirement for allocation capacity; b. The commissioner has confirmed that municipal services are available in accordance with subsection (iv) hereof or subsection (v) hereof as the case may be……” Richmond Hill added this provision as a “back-stop” to all previously enacted Zoning By-laws (ZBL109-11) to enforce the IGMS: Prohibition of use of land, etc., availability of municipal services (5)(5) A by-law passed under paragraph 1 or 2 of subsection (1) or a predecessor of that paragraph may prohibit the use of land or the erection or use of buildings or structures unless such municipal services as may be set out in the by-law are available to service the land, buildings or structures, as the case may be. R.S.O. 1990, c. P.13, s. 34 (5).

35 SITE PLAN CONTROL, including example conditions a) Prior to the issuance of a Building Permit, the developer…..is to provide the CBO with verification that the proposed home(s) have been enrolled in a NRC certified administrated program, such as ENERGY STAR®, R- 2000, LEED…..in accordance with Schedule “_”. b) Prior to issuance of an Occupancy Certificate of (any) Lot (or Block) on the Plan, the Owner shall provide verification from a(n) ENERGY STAR®……. c) The Owner shall indemnify and save harmless the Town….from any action, loss or liability resulting….from the development….in relation to…..Clauses 8 (a) and (b) above. Example Site Plan Condition:


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