easier to tackle green projects that might seem riskieror more complicated than familiar but inefficientstyles of construction.Goodland believes that aggressively pursuing higherbuilding standards was a “gutsy move” for Vancouver,“And kudos to <strong>the</strong>m,” she says. “It’s been very helpfulto industry. <strong>The</strong>y can dust off <strong>the</strong>ir real green projectsnow.”Reward <strong>the</strong> greenestNorm Shearing, vice president of development forParklane Homes, says that policies, rules and regulationsneeds to complemented by rewarding those whochoose to do good.“Probably most developers would say this, but I think<strong>the</strong> most effective way for getting this green buildingmovement really under way -- I mean, it is underwaynow, but to really pick <strong>up</strong> <strong>the</strong> pace, and get peopleadopting it -- is incentives,” he says.Parklane is currently developing <strong>the</strong> River District, a130-acre former industrial site in sou<strong>the</strong>ast Vancouveron <strong>the</strong> banks of <strong>the</strong> Fraser River. Shearing describesit as a “comprehensively-designed community” andsees it as a model for suburban development in <strong>the</strong>future, an alternative to <strong>the</strong> cookie-cutter suburbanneighbourhoods that are ubiquitous in <strong>the</strong> GreaterVancouver area.“It’s seen as very much a walkable community,” saysShearing. “What it provides essentially, is residential,retail space, office space, parks, full size communitycentre, two schools, four daycares, and <strong>the</strong> communityis connected by a series of pedestrian pathways.”<strong>The</strong> size of <strong>the</strong> development allowed Parklane todevelop a neighbourhood energy utility that will usehot water heating systems instead of highly inefficientelectric baseboards and, says Shearing, rely on a renewablesource of energy, possible sewer heat. All of<strong>the</strong> large buildings are being built to LEED platinumor gold standard, and <strong>the</strong> smaller wood frame buildingsare going for Built Green (see a primer on <strong>the</strong>serating systems).Shearing says Vancouver’s goal of achieving carbonneutrality by 2020 envisions a “paradigm shift” <strong>from</strong>where we are now. Early adopters of <strong>the</strong> new paradigm,he thinks, should get a hand <strong>up</strong>.“Tax [and] density incentives are really <strong>the</strong> two biggesttools <strong>the</strong> city has,” says Shearing. “And a speedierapproval process would certainly help.”Incentives, he thinks should also be extended tohomeowners who ‘green’ <strong>the</strong>ir houses. On-bill financingfor energy efficient retrofits is an idea that’s takingoff in <strong>the</strong> U.S. with positive results. Vancouver hasrecently introduced its own pilot program. Such programs,says Shearing, are key to shifting <strong>the</strong> residentialmarket.Be better than ‘less bad’When asked what can be done to advance green buildingin British Columbia, and around <strong>the</strong> world, GuidoWimmers throws this question right back: “Are youtalking about making green building more mainstream,or actually more green?”Wimmers is <strong>the</strong> principal of Building Evolution, aVancouver-based design firm that specializes in PassivHausbuildings. <strong>The</strong> PassivHaus standard dictatesthat a building use no conventional heating or coolingsystems at all, but ra<strong>the</strong>r is designed to regulate temperaturewith excellent insulation, air-tightness andorientation to <strong>the</strong> sun’s rays.Wimmers is among those in <strong>the</strong> industry who say thatmany of <strong>the</strong> current generation of green buildings,including those certified by LEED or o<strong>the</strong>r standards,are simply “less bad” than older construction -- andthat that’s not good enough.From his perspective, and compared to Europe,Vancouver still has a long way to go, despite its greenreputation.“With architects or mechanical engineers who havestudied a lot, you find this attitude like, ‘I know itall,’” he says. “Especially in Vancouver, where <strong>the</strong>ygot promoted as <strong>the</strong> ‘greenest city’, it’s probably moredifficult for <strong>the</strong>m to accept that <strong>the</strong>re is much moreout <strong>the</strong>re to learn.”Wimmers’s answer to both questions -- how to makegreen building more mainstream and also raise <strong>the</strong>88
standards of what’s considered green -- is education.“Education of <strong>the</strong> public, of everybody,” he says. “Itshould begin in schools.”Trade schools are beginning to recognize that greenbuilding requires a new skill set as well as a newmindset. Okanagan College recently opened <strong>the</strong> Centrefor Excellence in Sustainable Building Technologiesat its Penticton campus. <strong>The</strong> centre is a kind ofliving laboratory that offers programs in sustainableconstruction, geo-<strong>the</strong>rmal energy capture, and meteringand monitoring of green buildings. <strong>The</strong> centre’sbuilding itself provides a model of green anatomy:wherever possible its mechanical and electric systemsare exposed, so students can learn <strong>from</strong> <strong>the</strong> buildingitself.you money? But we don’t question what <strong>the</strong> paybackis on a two-car garage that covers an asset [your car]that depreciates so rapidly.”For things to change, we need a complete paradigmshift, a re-thinking of what we value, McLennon says.“We’re seeing now projects that will never have anenergy bill and water bill, <strong>the</strong>y will never release carboninto <strong>the</strong> atmosphere, so it’s a completely differentparadigm. What we’re showing is that sustainable ispossible now, it’s not this far-flung utopian idea. Wecan move much fur<strong>the</strong>r and much faster and when wedo <strong>the</strong>re are social benefits and health benefits and weprovide a much more exciting vision of <strong>the</strong> future.”<strong>The</strong> centre was built to meet <strong>the</strong> stringent standards of<strong>the</strong> Living Building Challenge (<strong>the</strong> CIRS building atUBC is ano<strong>the</strong>r example of a potential Living Building,although nei<strong>the</strong>r were certified by <strong>the</strong> time reportingfor <strong>the</strong> series was completed.)Jason McLennan is <strong>the</strong> founder of <strong>the</strong> Living BuildingInstitute and <strong>the</strong> man behind <strong>the</strong> Living BuildingChallenge. Its standard represents <strong>the</strong> next generationof green buildings: structures that produce as muchenergy and water as <strong>the</strong>y consume, outlaw toxic materials,and are sourced as close to <strong>the</strong> site as possible.“Our organization operates <strong>from</strong> a position that<strong>the</strong>re’s global urgency, and merely being 10 per centless bad or 30 per cent less bad, is not a successfullong term strategy for humanity, frankly,” saysMcLennon.While we’ve seen more green building in <strong>the</strong> highereducation and institutional sectors, we are fur<strong>the</strong>r behindin commercial buildings and especially <strong>the</strong> productionhousing sectors, says McLennon. He gives anexample of a typical suburban house, with a two-cargarage and what he calls a “bonus room” built above<strong>the</strong> garage -– “<strong>the</strong> house a lot of us grew <strong>up</strong> in.”“If you took a two car garage and a bonus room aboveit -- <strong>the</strong> cost of that piece of <strong>the</strong> house is <strong>the</strong> same,approximately, [as] energy independence with renewableenergy,” he says. “We question, what’s <strong>the</strong>payback on solar panels, an asset that actually makes89