Saanich & Victoria are fast-tracking the Zero Carbon Step Code for new housing starting November 1, years ahead of the province. This undermines systems like on-demand hot water using renewable natural gas (RNG), which are both carbon neutral and more affordable. It also undermines their own taxpayer-funded, multi-million dollar RNG project at Hartland Landfill.
In 2020, the Capital Regional District (CRD) announced an agreement where FortisBC would purchase Renewable Natural Gas (RNG) generated from Hartland Landfill for its natural gas distribution system.
A joint CRD/FortisBC news release says, “The project is expected to reduce the region’s greenhouse gas (GHG) emissions by approximately 264,000 tonnes…over the 25-year project life, the equivalent of removing 2,240 cars from the road for 25 years…RNG is a carbon-neutral energy made from capturing and upgrading the biogas released from decomposing organic waste in the landfill.”
The project is dependent on FortisBC being able to sell and distribute the gas. FortisBC is required to construct an extension to bring their distribution network to the Hartland Landfill. While there are significant costs involved, this is a win-win-win for the CRD, FortisBC and the planet. However, Victoria and Saanich councils have now obstructed their own project.
If FortisBC can’t sell the gas, how will they recoup their investment? How will the CRD, municipalities, and ultimately taxpayers, pay for the project? How will GHG emissions be reduced by 264,000 tonnes?
Renewable natural gas is produced by Saanich and other CRD residents in the form of waste/biogas from the Hartland Landfill. Adopting Emission Level 4 in the Zero Carbon Step Code in November is like asking FortisBC to buy their RNG, use FortisBC’s distribution system, then passing a bylaw preventing distribution of their RNG.
Plus, the benefits of RNG are such that the Capital Regional District is mothballing its electricity plant. They say in their news release:
“A lifecycle GHG assessment of this project found that decommissioning Hartland Landfill’s current electricity plant, a facility nearing the end of its life, and building a new RNG facility at the landfill would be the most effective beneficial use of this resource from a climate change perspective. The upgrade to renewable natural gas will not increase the footprint of Hartland’s current landfill gas-to-energy plant.”
“FortisBC will purchase this RNG and inject it into the region’s local gas system. As RNG mixes seamlessly into the existing natural gas infrastructure, it decarbonizes the natural gas supply, displaces equivalent volumes of conventional natural gas and lowers overall GHG emissions.”
Saanich councilors are part of the CRD board that approved this project. The early adoption of EL 4/zero carbon by Saanich, Victoria and others lacks basic fairness, transparency and undermines housing affordability.
Then there is the issue of affordability. Housing supply for young families is declining due to rising construction costs and high interest rates. Missing middle housing (townhomes, duplexes) has declined 33% this year in the CRD. On-demand hot water using gas is a more affordable and efficient way to address these costs and the limited space in townhomes.
Annual operating cost for a gas on-demand unit is half that of an electric tank. The gas unit lifespan is 20+ years vs an electric tank’s 7 to 10 years. On-demand wall units free up space for the design of smaller more affordable homes vs large electric tanks. An additional electric tank would be needed for a mortgage-helper suite assisting affordability. Four electric tanks would be needed to achieve the lifespan of one gas on-demand unit that operates more efficiently. Carbon-neutral RNG should be supported in terms of housing affordability, operating costs, mortgage helper suites, and maximizing space.
Building code, including Step Code and carbon, should be solely a provincial mandate. Municipal councils do not have the expertise to responsibly address these issues.