Green Roof Policies

 

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By Charlene P.

 

 

 

 

 

 

IV. Issues and Goals

 

Background

The June 29, 2005 CBC News article describes how Vancouver City Council turned down the WalMart application for the proposed site by a vote of 8-3. According to Anne Roberts, approving the Wal-Mart application would go against "everything the city is trying to do to create neighborhood centres", citing increased traffic levels and air pollution as major concerns. Roberts, who led the fight against Wal-Mart, wants City Staff to re-examine zoning laws that allow big-box developments in the first place.

 

In the June 14, 2005 Public Hearing Agenda, City Council recommended that the proposed applicant for the 86 SE Marine Drive site, WalMart, should implement a green roof strategy to enhance stormwater management, biomass and energy efficiency, and improve the visual impact to the residential community. The report also recommends that Busby Perkins + Wil, Wal-Mart's sustainable designer, should include building initiatives that reduce GHG emissions and contribute to urban agriculture, just to name a few of the other recommendations.

 

As PICA, our goal is to look at past City Council decisions and propose innovative solutions that will address current issues and create a more sustainable future. Implementing a green roof strategy is an effective way to address all of the issues that were raised : traffic increase, air pollution, re-zoning, stormwater management, energy efficiency, visual aesthetics, GHG reduction, and urban agriculture. Throughout the remainder of this report, PICA will outline the benefits of implementing a green roof policy in the City of Vancouver.

 

 

The following links provide an excellent resource to understanding what green roofs are and the many economic, environmental, and social benefits they confer to both the public and private sectors.

 

Types of Green Roofs

 

Benefits of Green Roofs

 

Green Roof Policy Implementation will thus be used to address the following land use and policy making issues and goals:

 

LAND USE ISSUES:	POLICY ISSUES:
1) If Wal-Mart applies again, how should City Council respond? 2) Is there an alternative development strategy that would increase the benefits to the local community?	1) What specific market mechanisms can be used to encourage green roof implementation? 2) What policy can be designed to increase the number of green roofs in the SE Marine Drive (Eco) Industrial zone and surrounding community?
LAND USE GOALS:	POLICY GOALS:
Compare three possible futures to address the above questions: 1) Business as Usual. The site remains as it is. 2) Extract Conditions from Wal-Mart. If City Council approves Wal-Mart, demand that they build a green roof. 3) Oppose. Propose an Eco-Industrial rezoning development and implement policies to encourage green roof implementation.	Adapt case studies to address the above questions: 1) Analyze examples of successful green roof policy in Toronto and Portland 2) Outline the policy development process 3) Outline recommendations for implementing such a policy in Vancouver

 

 

 

 

V. Criteria for Decision Making

 

According to the Sunset Vision Action Plan, the community identified the following issues, all of which can be addressed by implementing a policy to increase the number of green roofs in the area.

 

• Develop new initiatives to increase water conservation and reduce stormwater run-off
• Work with the community to Identify and address local air quality issues
• Develop new programs and strategies to increase participation in recycling and composting.

 

• Encourage and support community stewardship initiatives in parks and on streets
• Acquire and develop more park space in underserved areas of Sunset
• Develop mini-parks at street ends and a continuous walkway along the Fraser River.

 

• Improve the design and impact of mixed use (C-2) development.

 

First of all, green roofs reduce the amount of stormwater run-off by retaining excess water and slowing the flow of water off the roof in a storm. Additionally, water temperature is moderated and water quality is improved by natural filtration processes. In a natural water cycle, 30% of precipitation is used by plants, 30% percolates to aquifers, and 40% is returned to the atmosphere. In contrast, in a metropolitan/urban cycle, only 5% of the water goes to aquifers, 15% to the atmosphere, and an astounding 75% is wasted as runoff water. A basic 2.5" extensive green roof retains about 0.5 gallons of rainfall per square foot or about 40% of the rainwater that falls. Depending on the type of green roof that is installed and the vegetation that is planted, water retention can reach up to 71% (with 4" grass and herbaceous vegetation). Clearly, green roofs are a practical tool to reduce stormwater run-off.

 

Green roofs also address local air quality issues. Rather than reflecting heat off the roof and increasing the surrounding air temperature, green roofs absorb the energy and the plants cool the air through the evaporation process while also producing oxygen which can be used for wildlife and human consumption. Green roofs also reduce the Urban Heat Island Effect, which has the potential to significantly reduce the temperature of cities in the summer, which will be increasingly important with higher average temperatures due to climate change.

 

Sunset's goal to increase participation in recycling and composting can also be answered through a green roof policy. Water stored on the green roof can be used for irrigation or toilet flushing, which alleviates the stress on the current water supply. Furthermore, if a community garden is implemented atop the roof, then residents can use composted organic waste as a natural fertilizer. Community stewardship is possible through community gardens or public access to these green roofs In regards to additional park space, Sunset had 0.74 ha of park per 1000 residents in 2001, which is below the desired level of 1.1 ha per 1000 residents. Implementing green roofs would significantly increase the greenery in the current industrial area and would address the notion of 'mini-parks' that can be fully functional if extensive green roofs are constructed.

 

Lastly, green roofs fit the mixed use development plan. If an Eco-Industrial Zone is created, this will encourage public private partnerships that will connect the business, residential, and consumers with sustainability. Rather than having one big-box store, a variety of industries and businesses will be able to prosper.

 

Opportunity for Leadership

As this could be one of the first Eco-Industrial Green Roof clusters of its kind, Vancouver could use this opportunity to promote sustainability and get media attention. The 2010 Winter Olympics will bring the spotlight to Vancouver, and what better way to promote sustainable land use and policy making but to showcase the proposed site as a model for other communities worldwide. As City Council, we recommend that you seize this golden opportunity to enact smart and progressive policy choices that will translate into sustainable business practices and increased community partnership.

 

 

 

 

Significance of Green Roof Policy

The following policy options were developed primarily from the 2004 Goya Ngan policy recommendation study due to it's comprehensive analysis and Canadian focus.

 

As has been discussed, some of the collective benefits of green roofs include reduced stormwater runoff, climate moderation, and thermal cooling. These benefit the public at large and can often translate into savings for both the city and business owners. A viable way to maximize these collective benefits is to introduce green roof policy. Green roofing has been strictly voluntary in Canada until recently. In the Green Roof Inventory of the GVRD conducted in 2002 by Kim Davis, 605 green roofs were found in the GVRD. However, the Ngan study notes that only 30 of the 605 green roofs were extensive or semi-extensive roofs, noting that under the volunteer system, aesthetics and amenity space were the primary incentives to install a green roof. As relatively large areas of green roofs are necessary to maximize the full benefits, governments at all levels must encourage more extensive green roof implementation.

 

Indeed, in Germany, the dramatic increase in green roof construction is clearly linked to government legislation linked to collective benefits. Although green roof policy is in its infancy in Canada, Vancouver has the opportunity to advance policies and become national leaders in this progressive technology. The German studies have shown that relying on public goodwill is not enough; green roof policies must be enacted.

 

 

 

 

VI. Examples and Precedents

 

In the following examples, different types of green roof policies are explored.

 

Toronto

Toronto is at the forefront in North America in developing comprehensive Green Roof Policies, according to Steven Peck, founder of Green Roofs for Healthy Cities. He explained in a Feb 2006 GRHC Media Release that "these policies set the stage for a public-private partnership that will result in significant improvements to the quality of life in Toronto, reduce energy consumption and smog.”

 

Toronto City Council's green roof strategy, Making Green Roofs Happen, includes:

• commitments to install green roofs on new and existing buildings
• establishment of pilot programs for financial incentives for privately owned green roofs
• collaboration between City officials and officials at Toronto Hydro and the Toronto Atmospheric Fund
• development of programs to recognize significant energy, air quality, and climate change benefits of widespread green roof implementation

 

In a study conducted in partnership with Ryerson University, researchers found that if 8% of existing rooftops were covered in extensive green roofs, it would generate over $300 million in initial savings in stormwater managemet, sewer overflow reduction, building energy savings, and urban heat island reductions. Operational costs for the city were calculated at $40 million per year.

 

The following is a diagram of the Toronto Green Roof policy making process:

To read the full report, Click Here.

 

Portland, Oregon

In Portland, all new City-owned buildings are required to have a green roof covering at least 70% of the roof. Remaining roof surfaces must be covered with Energy Star rated roofing material. The City Zoning Code stipulates that the more green roof coverage a building has, the more floor area bonuses they get, when proper roof maintenance is agreed upon. In addition, there is a 35% reduction in stormwater management charge for buildings with green roofs. Currently, there are two acres of green roofs in Portland and another two acres are committed to being built.

 

 

To read the full report, Click here

 

 

More Green Roof Examples

 

 

 

VII. Options for Consideration

 

Three possible future scenarios:

 

1) BUSINESS AS USUAL

The proposed site is an under utilized industrial area with large vacant lots. From an SCD perspective, our goal is to maximize the efficiency of land use and capitalize on human, business, and ecological strengths and resources. If we leave the site as it is, there will be no economic, environmental, or social benefits. Rather than moving forward, the site will only continue to deteriorate. Whether you look at it from a business or environmental standpoint, BAU is NOT a good option. Let's consider an alternative future.

 

 

2) EXTRACT CONDITIONS FROM WAL-MART

Although the Wal-Mart had a sustainable design, they did not have a green roof, but a highly reflective surface. It is unclear why Wal-Mart did not propose a green roof in the first place, but perhaps cost was a factor. Indeed, City Council recommended that if Wal-Mart were to re-apply, they should incorporate a green roof design. PICA fully supports this recommendation; however, we believe in full cost accounting. When looking at the Wal-Mart proposal, simply a green roof or sustainable design isn't enough to offset the inherently negative design of Wal-Mart, which encourages unsustainable levels of mass consumption of cheap, disposable goods. Increased traffic and negative impacts of local businesses are also problematic. Although it is commendable that big-box retailers are looking at sustainable design features, the whole big-box industry needs to be re-assessed on levels of inherent sustainability of large-scale production, distribution, and consumption. In light of these concerns, an alternative development strategy should be considered.

 

 

 

3) OPPOSE

If City Council opposes a future Wal-Mart application, they will be able to refocus their energy on local, community initatives. As the site is already an industrial zone, a strategy to enhance environmental, social, and economic benefits would be to develop an Eco-Industrial Zone. As Alisa mentions in her proposal, such a development would minimize competition with the Fraser Street area, promote sustainability, improve connections between local businesses, create community feeling, create public space, improve the environment and strengthen the local economy. Building on her proposal and in light of the multitude of positive benefits of green roofs discussed earlier, I propose that Council should implement a policy to encourage the local businesses in the Eco-Industrial Zone to adopt green roofs.

 

 

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VIII. Analysis of Options By Criteria

Evaluation of Proposals

 

Policy	Stormwater Runoff Reduction	GHG Reduction	Community Stewardship	Increase Greenery	Mixed Use Development
Business As Usual	+	+	+	+	+
Extract Conditions	++	+	++	++	+
Oppose	+++	+++	+++	+++	+++

 

KEY

+++ = high

++ = medium

+ = low

 

 

 

Conclusions

Therefore, based on the strong evidence of the economic, environmental, and social benefits of green roofs to both the public and private sector and by looking at case studies both nationally and internationally of successful Green Roof Policy implementation, PICA recommends that City Council should implement financial incentives for all existing and incoming businesses in the SE Marine Drive Industrial Zone, using this area as a pilot project for implementing green roof policies on the city as a whole. PICA recommends that any future Wal-Mart applications be denied in favor of an Eco-Industrial Development Strategy that is based on Public Private Partnerships. A Green Roof Eco-Industrial zone would showcase Vancouver as a leader in sustainability and innovative green roof policy initiatives. The following links provide valuable furthur information to facilitate the policy development process.

 

 

Overview of Financial Incentives

For an overview of financial incentives such as Subsidies and Grants, Reduction in Development Charges, Property Tax Reductions or Rebates, Reduction or Rebate in Water or Energy Rates, Stormwater Management Charge Reduction. Regulatory Options and Procedural Improvements are also discussed in detail.

 

 

Green Roof Policy Development Guidelines

 

For a timeline of policy implementation and each step involved.

 

Green Roof Recommendations

For further recommendations to increase public awareness, education, research, and policy development.

 

 

 

 

 

 

Appendix

 

 

 

 

 

 

 

 

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