2011 UBCM Community Excellence Awards
/ 2011 COMMUNITY EXCELLENCE AWARDSCategory Worksheet
LEADERSHIP & INNOVATION
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Name of Local Government: Thompson-Nicola Regional District
Project/Program Title: North Kamloops Library Square Project
Community Size: Regional District
Project Summary Paragraph
Please provide a summary of your project/program in 150 words or less.
The TNRD operates a regional library system with municipal libraries typically constructed as stand-alone facilities. During the planning stage for the North Kamloops Library, the TNRD recognized the value of building a multi-use facility which incorporated the policies of the City of Kamloops North Shore Neighbourhood Plan. A call for proposal was issued to potential developers to partner with the TNRD to create a multi-use facility which would allow each proponent to retain ownership and operation of their respective components.
This is not a traditional P3 development, but rather a collaboration which has realized economic benefits through the construction process, and maximized efficiencies in urban density through the development of a building that combines a public facility with residential and commercial components; while at the same time allowing the proponents to retain autonomy on the ownership and operation of their facilities via the approval of an air space subdivision.
Project Analysis
Please answer the question in 300 words or less in 11 pt Arial font (our judges value directness and brevity). If you experience difficulty answering a particular question, consider the aspects of your program that may relate to the question and show us how they are linked.
1. ENVIRONMENT
How does the program/project protect BC’s environment?
The North Kamloops Library portion of the project was designed to achieve LEED Gold construction, with the remainder of the development, 16,000 sq ft of commercial space and 155 residential units, designed to meet LEED Silver standards. The TNRD is in the process of applying for LEED Platinum designation, a first for the City of Kamloops. Indoor bicycle storage and shower facilities for TNRD employees and a site location adjacent to a transit interchange encourages employees to make use of alternate forms of transportation. The use of on-site storm water management with rock pits and low water usage landscaping reduces the impact on existing City infrastructure.
The entire project was designed with pedestrian oriented features, and increased residential densities and commercial spaces created to support existing businesses and new residences respectively.
2. PROCESS
Please provide a brief outline of the steps involved in the program/project and the status of each step.
· Planning and concept development involved cooperative collaboration between the municipality, regional district and developer. – Complete.
· Construction – all proponents made contributions which resulted in an expedited municipal approval process and a phased construction approach which allowed for the timely construction of the library and completion of the residential units. – Complete
· LEED Certification – Originally proposed was LEED Gold Certification for the Library portion on the development. The TNRD is in the process of applying for LEED Platinum Certification. – On-going.
3. RELEVANCE
Tell us how your submission is relevant to current environmental issues.
The municipality, regional district and the developer worked together to develop a plan for an environmentally sensitive facility. The City of Kamloops offered reductions in the minimum landscaping requirement, a tax exemption, parking calculation reductions and expedited the Development Permit application approval process. In return, the developer offered a green roof, rooftop patio with landscaped area, LEED Gold construction for the library portion and LEED Silver for the remainder of the building, low-water landscaping, and on-site storm water management rather than using the municipal infrastructure system.
Rather than develop the North Kamloops Library as a stand-alone facility, the TNRD recognized the benefits of working with the municipality to assist in promoting and achieving municipal goals and initiatives, related to maximizing urban densities and creating sustainable pedestrian focused neighbourhoods.
4. LEADERSHIP
How does the project reflect leadership and excellence in the advancement of community development?
The City of Kamloops had recently adopted the North Shore Development Plan which identified policies to increase residential densities and create commercial space to support existing businesses and new residences.
The TNRD had secured land for the development of a new 20,000 square foot library facility. With increasing construction costs and in the spirit of supporting planning initiatives identified by its member municipalities, the TNRD worked with the City of Kamloops to develop a comprehensive plan that met the needs of all involved parties and achieved the following firsts within the City of Kamloops
· Air space subdivision – this allowed the TNRD and the developer to retain ownership and operation of their respective components a first for a combined public-private facility
· Six storey wood frame building – not only was this the first development of its kind in the City of Kamloops, this was the first six storey wood frame building approved in BC subsequent to the BC Building Code amendment dated April 6, 2009
· LEED Platinum Certification – although originally designed to LEED Gold standards, the TNRD is currently applying for LEED Platinum Certification.
5. ECONOMICS
a. How was the project a good use of budget and resources?
The TNRD had received a Municipal Rural Infrastructure Fund grant of $2,000,000 for the construction of the new library, representing one third funding of the total project costs. Construction costs had increased considerably from the time the funding application was made and the actually construction date, and the updated construction costs for the library building would have been considerably over the original $6,000,000 budget.
By developing a multi-use facility economies of scale were achieved through the construction process thus allowing the TNRD to remain within its original budget.
A condition of the partnership was that the developer paid the TNRD a development opportunity fee. Also, the TNRD will receive a rebate from the developer for each residential unit sold.
As part of the development application process the City of Kamloops worked with the developer to establish a property tax exemption of 80% of property tax value increases. This assisted in promoting the sale of the residential units and fast tracked development of the residential portion of the project.
b. How does the project encourage economic sustainability? (e.g. life cycle analysis, internalizing costs and alternative financing, economic instruments)
Financial economies of scale were realized during the construction process and through the development of shared parking spaces. By working in partnership with a developer, the TNRD was able to construct the library facility within its original budget. Municipal approval of the air space subdivision allowed each proponent to retain ownership of their respective component. Property tax incentives offered by the municipality increased the appeal of the residential units which encouraged quicker development of the entire project. Life cycle analysis was a component of the LEED evaluation process and contributed to the high LEED certification ratings.
6. SUSTAINABILITY
How does the project encourage social sustainability? (e.g. stakeholder engagement, public participation, equity and diversity, health and safety, knowledge sharing, capacity building, community identity and marketing)
Adoption of the City of Kamloops North Shore Development Plan, in conjunction with a hotel construction on an adjoining property were initial steps taken to contribute to the evolution of the North Shore Towne Centre. The Library Square project was a catalyst in the development of residential units to support existing business. In addition the development of commercial space in the Library Square project provided space to provide opportunities to support existing businesses and new residents. Combining this development with existing and neighbouring medical services, the North Shore Towne Centre is well on its way to becoming a self contained, pedestrian oriented neighbourhood.
Projected for the future is high density residential development on an adjoining property. This will further support and promote social sustainability of the area.
7. INNOVATION
What makes your program/project innovative?
In addition to being the first six storey wood frame structure in Kamloops, this was the first six storey wood frame structure approved within the Province of BC, subsequent to the BC Building Code amendment dated April 6, 2009.
This is not a traditional P3 project. Through the air space subdivision process, the TNRD has retained ownership and is solely responsible for the operation of the North Kamloops Library. The air space subdivision also eliminated the need for a traditional strata ownership concept. The developer has retained ownership of the remainder of the development with commercial and residential spaces becoming part of the strata development.
8. TRANSFERABILITY
How is this program/project transferable to other local governments?
The cooperative approach taken in the planning stages of this project can be adopted by any local government within BC and in particular outside of the lower mainland. Through the collaborative participation of two local governments and a private developer a flagship development was achieved.
9. KNOWLEDGE SHARING
What helpful advice would you share with other communities looking to embark on a similar project?
This project is an example of how a regional district can work with a member municipality do develop infrastructure which not only serves a public need, but also promotes the development policies and initiatives of the municipality.
As a regional district we have in the past developed our own infrastructure. This is an example of how communication with other local authorities at the planning stage can realize various economies of scale and develop partnerships that benefit the private and public sectors as well as the tax payer.
10. TELL US MORE
Please share any other information you think may help us better understand your submission.
The TNRD also received $125,000 from the TELUS Community TV Program, which has been used to develop the computer lab. This funding has allowed the TNRD to develop programs to promote computer and information literacy. Free computer courses are now available to all residents on the North Shore; a service which could not be provided in the past.
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