GREEN ENTERPRISE ZONE

QUICK-START ROADMAP

VANCOUVER ECONOMIC COMMISSION

Report by: Pietra Basilij

Mentored by: Juvarya Veltkamp

Initial Report: September 2013

Updated: June 2014
Report Topic:
Project scoping & preparatory groundwork for stimulating the growth of a green enterprise zone in the
False Creek Flats industrial area.

Vancouver’s 2020 Greenest City Action Plan

Green Economy Goal: Secure Vancouver’s international reputation as a mecca of green enterprise for 2020.
Green Economy Targets: Double the number of green jobs over 2010 levels AND double the number of
businesses engaged in greening their operations over 2010 levels.

Live Document
Initially prepared for September 2013, this report has undergone a number of iterations as new information
and timelines have presented themselves. This version was updated in June 2014.

Location: Vancouver, BC
 EXECUTIVE SUMMARY
Establishing the Greenest Place to Work in the World
Within Vancouver’s 2020 Greenest City Action Plan, one
of the priority actions for achieving the Green Economy
Goal is to establish a Green Enterprise Zone (GEZ) in
RESULTS
VISION
the False Creek Flats industrial area. This area would
showcase green innovation, feature green buildings
and green infrastructure, support sustainability-
related industries, and evolve to become the ‘greenest
place to work in the world’.
As a project that involves a huge number of
stakeholders and spans the domains of economic
development, urban planning, design, engineering,
and social enterprise, forming a Green Enterprise
PROBLEM
Zone faces a number of preliminary challenges.
These include establishing leadership roles and
accountability structures, finding launching points
from which the project can gain traction, and engaging
the business community to help drive the transition
from a traditional industrial zone to an innovative
VEC QUICK-START ROADMAP
green enterprise zone.
This report addresses some of these challenges by
PURPOSE
outlining some immediate actions the Vancouver
Economic Commission (VEC) can take to seed and
support the transformation of the False Creek Flats
into the greenest place to work in the world.
The actions identified through this report were derived
through a series of interviews with business owners in
the False Creek Flats which targeted the most prevalent
industry types and business sectors. In conjunction
METHOD
with ongoing business engagement activities in
the area, these interviews acted as a pilot project to
uncover current economic drivers, challenges, and
opportunities in “the Flats”. The interviews were
focused on capturing perspectives from key business
clusters that could provide substantial insight into the
wider business community.
The feedback received throughout the interview
process revealed a number of opportunities for both
individual businesses and entire business clusters.
These included opportunities to expand and attract
upcycling-related businesses, to share resources
and information to reduce redundancies, and to use
collective marketing and communications to help
build capacity and awareness within a business sector.
Three key roles emerged for the VEC in its pursuit to
support and stimulate the transformation of the Flats
into the greenest place to work in the world.
Targeted Engagement – Advocate for and engage
businesses in the local area planning process, visioning
for the future of the Flats, and implementation of the
many programs and transformations that will take
the Flats from a traditional industrial zone to an
innovative, green workplace.
Demonstration & Business Development —
Leverage opportunities in the False Creek Flats to
showcase and demonstrate sustainable products/
services, cleantech innovations, and innovative green
business models, while building a strong support &
partnership network for green innovation.
Telling the Story — Activate the Flats through
spreading a cohesive message about green enterprise
opportunities in the area, innovative greening practices
that are already underway, and the vision for the future
of the Flats in order to attract the attention of the local
and international (green) business community.
The quick-start actions in each of these roles that are
identified in this report involve starting with what’s
available, sending a signal about the transformation of
the Flats, and planning for the future.
 CONTENTS

1.0 BACKGROUND
The False Creek Flats ............................. 02
Local Policy + Green Neighbourhoods ....... 05
The Green Economy ................................. 07

2.0 BUSINESS ENGAGEMENT

Information Gathering ........................ 09
Interview Overview ............................ 11

3.0 QUICK-START ROADMAP

Opportunities Overview ..................... 15
Targeted Engagement ....................... 16
Demonstration & Development .......... 18
Telling the Story ................................ 20
Summary: Quick-Start Action Plan ..... 22

4.0 CONCLUSION ............................................ 24

5.0 REFERENCES ............................................. 25

LIST OF ABBREVIATIONS

VEC — Vancouver Economic Commission

LAP — Local Area Plan
GCAP — Greenest City Action Plan
VEAS — Vancouver Economic Action Strategy
GEZ — Green Enterprise Zone
FCF — False Creek Flats

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 BACKGROUND
The False Creek Flats
The False Creek Flats are bounded by Main Street to
the west, Prior Street to the north, Clark Drive to the
east and Great Northern Way to the south (Figure 1).
Encompassing approximately 300 acres of land in
the center of the city, the Flats are inhabited almost
exclusively by businesses, non-profit organizations,
educational institutions, and public services. As the
industrial core of the city, the Flats are home to over
500 businesses and more than 8000 jobs, the majority
of which are in service, wholesale, and manufacturing
industries.1 Many of these industries are located in
the Flats to serve clients in the downtown and its
surrounding neighbourhoods.
Although these industrial lands need to be protected
under Metro Vancouver’s Regional Growth Strategy2,
the shape of industry in the False Creek Flats is rapidly
changing. While textile, food, and automobile -related
sectors remain strong, recent years have brought
signifcant growth in the digital media, education,
professional services, and arts & culture sectors. Several
factors are now contributing to the significant amount
of attention and energy being directed to the False Creek
Flats by both the City and the local business community:
• The introduction of several educational institutions,
art galleries, and studios to the Flats promises a
huge influx of students, as well as intellectual and
creative capital to the area.
• The City’s support for a number of hub facilities,
including a recycling hub, arts hub, and food hub in
the Flats demonstrates an openness to, and support
for, innovative forms of development & colocation.
• Rising land values, combined with diminishing
job lands, make the Flats one of the last remaining
industrial zones with significant redevelopment
potential in Vancouver.
1 Lighthouse Sustainable Building Centre. False Creek Flats
Business Sector Data Set, derived from bus. license data, 2013.
2 Metro Vancouver Regional Growth Strategy, pg 27.
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Despite these changes, the built environment of the
False Creek Flats still reflects its traditional industrial
zoning. It is dominated by warehouses, multi-story
office buildings, and significant rail and highway
infrastructure. While many of the City service facilities
and office structures in the area are relatively new
constructions, the overall impression the Flats gives off
is that of an aging industrial zone, plagued by poorly
maintained buildings, yards, and infrastructures, yet
ripe for creative new development.3
In recent years, a vision has been put forward for the
Flats to become the ‘greenest place to work in the world’.
As a formal tidal flat, the area was once an ecologically
significant gathering ground for several First Nations and
the terminus for a number of freshwater streams. Today,
the streams have been channeled underground, but the
Flats remain a water collection zone and continue to be
a food production space for urban farmers.
Since the Flats were originally filled to create additional
rail terminals, large swaths of rail cut through the
area in both the north-south and east-west directions.
Although active, these rails are no longer operating at
their intended capacities and have since been mirrored
by major arterial streets. This infrastructure limits the
connectivity between the Flats and its surrounding
neighbourhoods, but it also serves as an important
connection mechanism for those industries moving large
quantities of material into and out of the downtown core.
Filling the Flats not only enabled centralized industrial
development in Vancouver, it also left behind a legacy
of City-owned land.4 Today, these lands present an
incredible opportunity for the City to lead renewal in
the Flats through creative, sustainable, and replicable
redevelopment models.
3 Derived from “Words to Describe the False Creek Flats”
exercise at the Green Enterprise Initiative Business Workshop
held in the False Creek Flats on June 20, 2013.
4 Eastern Core Statement of Significance, pg 30
 BACKGROUND

False Creek Flats

Former Streams and shorelines

of Vancouver

Map from: Paul Lesack, UBC

False Creek Flats boundary

PRIOR STREET
industrial zoned land
MAIN STREET

CLARKE DRIVE

Figure 1: The False Creek Flats

within a Local & City-Wide
Context

Maps from:
Metro Vancouver 2010 Industrial
GREAT NORTHERN WAY Lands Inventory.

Donald Luxton Eastern Core

Statement of Significance, 2013.

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 BACKGROUND
Local Policy + Green Neighbourhoods
Within Vancouver’s 2020 Greenest City Action Plan and
Economic Action Strategy one of the priority actions for
achieving the Green Economy Goal is to establish a Green
Enterprise Zone (GEZ) in the False Creek Flats industrial
area. This area would showcase green innovation,
feature green buildings and green infrastructure,
support sustainability-related industries, and evolve to
become the ‘greenest place to work in the world’.
As a first step, Vancouver City Council has put forward
a directive for the Planning Department and the
Vancouver Economic Commission (VEC) to partner in
the local area planning process for the False Creek Flats.1
This represents an opportunity to pioneer a new kind of
working relationship between economic development
and planning and to engage with a diverse business
community throughout the planning of its physical and
economic transformation.
Within this context, it is the VEC’s role to identify an
overarching economic strategy for the False Creek Flats.
Business consultation in the Flats along with outside
research will be strong drivers of this strategy; however,
several other significant city-wide plans and strategies
will also be considered throughout its development.
Chief among these are the Greenest City Action Plan,
the Vancouver Economic Action Strategy, and the Metro
Vancouver Regional Growth Strategy. (See figure 2 for
more detail on City of Vancouver strategic alignment).
Partnering with City Planning on a local area plan for
the Flats presents a number of opportunities for the VEC
to hold the business banner throughout the planning
process. These include helping form the story and
branding of the False Creek Flats; applying the lens of
attracting businesses, employees & investment to the
planning process; and influencing policy based on the
spatial and regulatory needs of existing businesses.
1 Brian Jackson, Report on Eastern Core Planning: June 25, 2013.
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There is currently no Business Improvement Association
or equivalent governance structure in place in the False
Creek Flats to represent the businesses in a unified
manner. Thus, the VEC has a role not only in holding the
business banner throughout the planning process, but
also in seeding and supporting the types of programs
and partnerships that will lead to the successful
implementation of a green enterprise zone.
Sometimes referred to as ‘Eco-Business Zones’, ‘Eco-
Industrial Parks’, or ‘Industrial Eco-Districts’, Green
Enterprise Zones are geographic areas in which a systems
approach is taken to planning and development. This
systems approach implies prioritizing the relationships
between various components of the neighbourhood
over individual cultural, ecological, industrial, or
transportation issues in pursuit of a more efficient and
effective use of resources. At its most basic, a Green
Enterprise Zone is a geographically-based initiative
involving the collaboration of businesses, governments,
and communities to decrease the waste of materials,
energy, land, and infrastructure, and to increase
ecological performance, human health, and social
capital.
Ideally, the result of partnering with City Planning
throughout the LAP process while simultaneously
working with the business community on green
enterprise focused initiatives will be the create the
following:
A high level
economic strategy
in support of
green enterprise
development
An Engaged
A Local Area Plan Business & Land
that supports Owner Community,
the aspirations ready to implement
of the economic change on the
strategy ground
 BACKGROUND

RELEVANT CITY EXAMPLE OBJECTIVES THAT

PLAN / STRATEGY LAND IN THE FLATS

GREENEST CITY Establish a Green Enterprise Zone; Develop a Zero Waste

ACTION PLAN Hub; Grow Green Jobs; Green Business Operations

ECONOMIC ACTION Promote Innovation Zones; Support Creative & Green

STRATEGY Economies; Support Talent & Workforce Development

REGIONAL GROWTH
Protect Industrial & Mixed Employment Lands
STRATEGY

FOOD STRATEGY Land a Centre of Excellence in Urban Food

Figure 2: Strategic
DIGITAL STRATEGY Support Digital + Smart City Infrastructure; Support a Alignment in the False
climate for growth in the digital sector Creek Flats

GOAL GREEN ECONOMY

Vision Vancouver Globally Reputed as a Mecca of Green Enterprise

TARGET TARGET 1: TARGET 2:

Measure Double Number of Green Jobs Double Companies Involved in
(from 2010 to 2020) Greening Operations

FOCUS NEW NEW INACTIVE ACTIVE

Objective ROLES: BUSINESSES: BUSINESSES: BUSINESSES:
Increase the Increase the Increase number Increase number
number of green number & size of businesses and scale
roles in traditional of businesses in engaged in of greening Figure 3: Breakdown of the
sectors green sectors greening activities GCAP Green Economy Goal

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 BACKGROUND

The Green Economy

Within Vancouver’s 2020 Greenest City Action Plan, two
targets were established under the green economy
goal of making Vancouver a globally reputed mecca of
green enterprise. The first is to double the number of
green jobs over 2010 levels, and the second is to double
the number of businesses involved in greening their
operations over 2010 levels. Figure 3 demonstrates
how these green economy targets can be broken down
further into four objectives.
The green economy component of establishing a Green
Enterprise Zone can also be broken down according
to these two targets. In doing so, two channels of
investigation emerge: The first is the retention,
expansion, and attraction of green sector businesses,
and the second is the engagement of traditional sector
businesses in greening their operations.
Figure 4 demonstrates how each of these channels
demands a different lens when investigating the Flats.

GOAL GREEN ENTERPRISE ZONE

Vision False Creek Flats as ‘greenest place to work in the world’

ECONOMIC AGENDA GROW GREEN SECTORS: ENGAGE TRADITIONAL SECTORS:

Activity Focus Retain, Expand, and Attract businesses in Engage existing businesses in greening
green sectors their operations

ACTIVITIES: SECTORS: ACTIVITIES: SECTORS:

FOCUS AREAS Develop an - cleantech Locate common - food
Objectives environment - materials mgmt challenges & - textiles + fashion
conducive to green - sustainability opportunities for - arts & culture
innovation; services / edu greening operations; - production/mfging
Build green talent; - landscape & - digital media &
Attract new green remediation Develop appropriate software
investment & - green building & support mechanisms
capital construction for greening

STRATEGY OPPORTUNITIES ANALYSIS: GAP ANALYSIS:

Methodology SWOT assessment unmet needs assessment

Figure 4: Breakdown of
the Green Enterprise Zone
Economic Development Goal

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 BUSINESS ENGAGEMENT
Information Gathering
Several engagement and analysis activities have already
taken place in the False Creek Flats in attempt to better
understand the area and its business community. The
interview process that was used to craft most of the
suggestions in this report was shaped by these early
activities. They influenced who was interviewed, the
purpose of the interviews, and the topics that were
addressed. This section looks at how businesses in the
False Creek Flats have been engaged to date, answering:
• Who led the engagement activities and for what
purposes?
• How was the VEC involved?
• What were the key take-aways or lessons to further
guide the interview process?
LHSBC GREEN ENTERPRISE INITIATIVE WORKSHOPS
In June of 2013, Light House Sustainable Building Centre
help a Green Enterprise Initiative business workshop as
an open workshops for businesses and organizations
located in the False Creek Flats. The aim of this workshop
was to generate ideas about the future of the Flats and
build relationships among businesses. Approximately
35 businesses and 10 City of Vancouver and VEC staff
attended the workshop. VEC played the role of acting as
a point of contact for attendees, and helping facilitate
group breakout discussions.
Key Takeaways:
• Identification of keen businesses to with whom to
follow up
• Forming relationships with businesses as a first step
is often an easier & more effective way of identifying
synergistic opportunities than analyzing data
INDUSTRIAL PROFILING, FCF BASELINE ANALYSIS
Based on GIS data and business licensing records, Light
House Sustainable Building Centre conducted a baseline
analysis of businesses in the False Creek Flats. This
analysis identified the most prevalent industry types,
business sectors, and business sizes in the Flats. The VEC
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contributed time to investigating businesses, correcting
misclassifications, and assisting with data analysis.
Key Takeaways:
• Identification of industry types and business sectors
whose feedback is most scalable and, therefore, more
relevant to the wider Flats business community
• Identification of breadth of business sizes to ensure
the spectrum of business sizes is represented
BUSINESS RETENTION INTERVIEWS
The sector development team at the VEC conducts a
series of ongoing business retention interviews that
focus on specific sectors within Vancouver’s economy.
Although these interviews are conducted city-wide,
many relationships have been forged with businesses
in the False Creek Flats, specifically in the cleantech
and creative digital media sectors. These interviews are
designed to locate challenges to, and opportunities for,
business development. These interviews have led to
a great degree of in-house expertise in the VEC’s focus
sectors—cleantech, digital + interactive, and innovation.
Key Takeaways:
• VEC already has strong relationships with leaders
in the clean tech and digital media sectors who can
help drive participation and sector feedback
• Actions specific to these sectors are already being
investigated, so additional information collection
interviews should focus on other prevalent sectors
FALSE CREEK FLATS INDUSTRY SURVEY
The False Creek Flats Industry Survey was conducted in
2005 to establish basic information about businesses in
the Flats, including their key needs or concerns and their
primary reasons for locating in the Flats. This survey is
scheduled to be re-administed in the spring of 2014.
It is a City-led initiative aimed at establishing baseline
information for the planning process.Thus far, the role
of the VEC has been to provide input as to additional
information that should be collected through this survey
 BUSINESS ENGAGEMENT
in order to make it a more valuable resource for the VEC.
Key Takeaways:
• Information that can be compared to the 2005
survey results will be most useful for determining
business trends in the Flats over the past decade
BUSINESS INTERVIEWS
FIfteen business interviews were conducted over the
summer in 2013 to act as a micro-investigation into the
specific challenges and opportunities facing businesses
in the Flats. The businesses interviewed represent a
cross section of the False Creek Flats economy, taking
into account the variety of business sizes in the Flats, as
well as the most prevalent industry types and business
sectors. Interviews from a limited number of businesses
were therefore able to provide significant insight into the
various business clusters in the neighbourhood, making
the feedback received more scalable and relevant to the
wider business community.
Looking at the business make-up of the Flats, the three
most prevalent industry types are wholesale (18.6%),
manufacturing (17.7%), and arts & production (12.9%).
The three most prevalent business sectors are textiles/
fashion (23.9%), arts & culture (14.1%), and food
(12.3%). Of the 15 businesses interviewed for this
research, 7 are in wholesale, 6 are in manufacturing or
production, and 2 are in service provision. They spanned
the sectors of food (4), textiles (4), arts & culture (5),
resource management (1), and building supply (1).
Three of the businesses interviewed also cross into the
realm of social enterprise, bringing the lens of the wider
communities they serve into the discussion.
The interviews aimed to uncover answers to the
following broad questions:
• What are the current drivers of economic
development in the False Creek Flats?
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• What are the common challenges business face in
this area?
• What does ‘sustainable’ or ‘green’ mean to the
various businesses already operating in the
Flats? (What are they already doing to green their
operations?)
• And where do the key opportunities lie for
supporting and stimulating the growth of green
enterprise in the Flats?
The structure of the interviews was derived from four
separated sources: Two were eco-industrial networking
surveys used in other projects across the country1; one
was the False Creek Flats Industrial Survey2 (conducted
in 2005); and the final source was the BusinessWorks3
retention interview outline used by the VEC. Through
combining these interview structures and analyzing
them for necessary additions of my own, seven essential
categories of information emerged:
• Location Factors
• Logistics Challenges
• Utility Use
• Workforce & Company Culture
• Revenues & Markets
• Greening & government programs
• Areas of greatest challenge/concern, and
opportunity.
1 Casavant, Tracy. Business Survey: Greater Sudbury Eco-
Industrial Networking Strategy. August, 2013.
Casavant, Tracy. Business Survey: Ross Eco-Industrial Park.
2007.
2 Mustel Group Market Research. False Creek Flats Industry
Survey. City of Vancouver: 2005.
3 Vancouver Economic Commission. BusinessWorks Interview.
Salesforce.com Database: 2013.
 BUSINESS ENGAGEMENT
Interview Overview
In order to see some of the trends that emerged from the
interviews, I have broken down the feedback according
to the seven essential categories of information that
were identified in the information gathering stage.
Where relevant, feedback has also been categorized by
sector.
LOCATION
Of the fifteen businesses interviewed, ten expressed
concern over space, implying either a different location
or additional space would be needed, but only two of
these businesses implied these changes/upgrades would
need to be made urgently. Four of these businesses
suggested they would probably relocate only parts of
their business such as additional storage space or office
space; three are already undergoing renovations at their
current locations; and three discussed the possibility of
completely changing locations (two of which wanted to
remain in the Flats).
Three key drivers emerged as important factors for
choosing to locate in the Flats:
1) PROXIMITY to customers, competitors and
suppliers was of paramount importance to almost all
sectors. Food and textile wholesale businesses needed
to be particularly close to their competitors in order
to capitalze on customer traffic, and arts, production,
and textile manufacturing businesses needed to be
within an arms reach of complementary equipment,
material, and expertise suppliers.
2) ACCESS TO TRANSPORTATION INFRASTRUCTURE
was also key to many of the business sectors who rely
on the highways surrounding the Flats to reach their
suppliers on the edge of town and their customers in
the downtown area.
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3) INDUSTRIAL FACILITIES with outdoor yards,
loading bays, large floorplates, and internal cranes are
a rarity within the city, so these were a huge draw for
many of the businesses. The arts and culture sector
also relies heavily on sharing space in old warehouse
facilities as a means of keeping costs down.
LOGISTICS
In examining the waste streams, storage, and
transportation needs of businesses in the Flats, a few
trends arose:
1) DIFFICULT WASTES such as toxic inks, paint liquid
wastes, and plastics used for packaging meat were
some of the only outputs that could not be accounted
for in extensive recycling or reuse systems.
2) STORAGE was a limiting factor for most businesses
on a seasonal basis. For produce businesses, storage
needs are higher in the winter, whereas for other
sectors, seasonal storage needs are more inconsistent.
3) TRANSPORTATION FLEETS are predominantly
owned, not leased. For many of the smaller businesses
with shipment needs, personal trucks and courrier
services are the norm. Biofuels have not been
investigated by most businesses.
UTILITIES
Utility use is extremely high among the warehousing
businesses, especially those on produce row who require
extensive cold storage. Costs range between $60,000
annually and $130,000 annually.
Water use is fairly negligible in most of the sectors
examined except in businesses making paints or using
dyes. Here, water use for cleaning is extremely high.
 BUSINESS ENGAGEMENT
PEOPLE & CULTURE
All of the businesses interviewed claimed they almost
exclusively use personal networks, business networks,
and word of mouth to find employees. Generally,
employee retention rates are high, so looking for new
employees is a rare occurence. The only recruitment
concern voiced was that of being able to find suitable
sewing and production labour in the fashion and textiles
sector.
REVENUES & MARKETS
In reviewing the growth strategies and markets being
explored by businesses in the False Creek Flats, a
couple of key points were made by some of the younger
businesses:
• Although some of their most lucrative projects are
ones in which they play a facilitation role between
larger businesses, many of the small to mid -size
businesses in the False Creek Flats are looking to
eliminate parts of their business that falls outside
their core competencies and grow projects within
their core areas of expertise.
• There is a desire among some of the arts & culture
businesses to grow their reputations internationally.
A need was identified to do this collectively
through better marketing and communications of
Vancouver’s maker economy.
• Many of the smaller production businesses rely on
their bigger neighbours to source materials. Thus, it
is important to maintain a variety of business sizes
in close proximity.
GREENING BUSINESS PRACTICES
All of the businesses interviewed claimed to have some
type of greening practices in place. Recycling programs
are the most common. Of the fifteen businesses
interviewed, four provide a green product or service,
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three are actively engaged in greening their business
practices, and another three are just starting the
investigation phase for green retrofits.
Several launching points for supporting businesses in
greening their operations were also mentioned. For
many businesses in the Flats, ‘green’ already means the
following:
GREEN RETROFITS — Many of the wholesale and
manufacturing businesses in the Flats are undergoing
lighting assessments, truck idling assessments, and
other efficiency assessments.
UPCYCLING — While some businesses are
approaching this from the angle of extended producer
responsibility, others are approaching upcycling as a
means of acquiring unique/inexpensive raw materials
to which they can add value through processing.
CLUSTERING — Locating in close proximity to
customers, suppliers, and competitors allows for the
easy sharing of equipment, resources, and expertise
between businesses in the same sector.
CHALLENGES & OPPORTUNITIES
The challenges and opportunities faced by businesses in
the False Creek Flats were fairly unique to the individual
sectors interviewed.
ARTS & CULTURE — These businesses expressed
two major needs: the need for better marketing and
communication of Vancouver’s arts & culture economy,
and the need for help building the capacity to take on
larger scale projects. Businesses self-identified the
opportunity to collectively market the arts, culture, and
design offerings of Vancouver, as well as the opportunity
for the City to provide space for multiple design and
production businesses to come together and work on
larger scale projects, building their capacity to take on
work at different scales.
 BUSINESS ENGAGEMENT

TEXTILES / FASHION — The challenges faced by this

sector included dealing more effectively with textile
wastes and establishing relationships with textile/
clothing manufacturers to source consistent material
byproducts. The inherent opportunities this sector
pointed about attracting or growing a business dedicated
to the collection and redistribution of textiles.

FOOD — Two major challenges or roadblocks were

pointed out by businesses in the food sector. The first
was being able to see tangible results from greening
operations in order to justify making facility upgrades.
The inherent opportunity here is to use one of the
businesses as a demonstration for the other and to share
information and success stories between businesses
that are approaching upgrades from different angles.

The second challenge is finding a shared facility for

processing near end-of-life food, as well as engaging
the community in cooking classes, food education,
and industrial-scale composting. With several social
enterprises dedicated to food in the area, there is an
opportunity to explore food hub options under a similar
model to the recycling hub which is underway on
Industrial Ave.

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 QUICK-START ROADMAP
Opportunities Overview
The feedback received throughout the interview process
revealed three types of opportunities for supporting and
stimulating green enterprise in the False Creek Flats:
• Opportunities to help grow or green individual
businesses through forging connections with
potential new partners
• Opportunities to improve the productivity or growth
of a business cluster through programs, marketing
assistance, or regulation changes
• Opportunities to improve the physical or social
working environment
The opportunities that businesses identified
with regards to improving their own operations
predominantly revolved around building and site
retrofits and focusing on core competencies (thereby
eliminating redundancies with neighbouring businesses
in a cluster). Opportunities identified with regards
to improving the performance of clusters revolved
around resource sharing, collective marketing and
communications initiatives, the sharing of expertise,
collective capacity building, and the facilitation of
a stronger upcycle economy. And the opportunities
identified with regards to improving the social and
physical environment of the flats revolved around
making infrastructure improvements and seeding the
growth of more social amenities such as places to eat,
drink, and gather.
Changes to the working environment will largely be
addressed in the local area plan and economic strategy
for the Flats, but there are a number of activities the
VEC can undertake in the short term to benefit both
individual businesses and business clusters. These
immediate actions are what the quick-start roadmap
aims to uncover.
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The interview process identified several roles for the
VEC in supporting and stimulating the growth of a green
enterprise zone in the False Creek Flats:
Targeted Engagement – Advocating for and engaging
businesses in the local area planning process, visioning
for the future of the Flats, and implementation of the
many programs and transformations that will take the
Flats from a traditional industrial zone to an innovative,
green workplace.
Demonstration & Business Development —
Leverageing opportunities in the False Creek Flats
to showcase and demonstrate sustainable products/
services, cleantech innovations, and innovative green
business models, while building a strong support &
partnership network for green innovation.
Telling the Story — Activating the Flats through
spreading a cohesive message about green enterprise
opportunities in the area, innovative greening practices
that are already underway, and the vision for the future
of the Flats in order to attract the attention of the local
and international (green) business community.
Given limited human and financial resources in this
first phase of establishing a green enterprise zone, the
quick-start actions the VEC can take in each of these
roles involve starting with what’s available, sending
a signal about the transformation of the Flats, and
planning for the future. The following sections outline
a number of these initial actions, focusing on those that
can be taken by the VEC over the coming year to seed
and support the establishment of a green enterprise
zone in the False Creek Flats.
 QUICK-START ROADMAP
Targeted Engagement
Targeted Engagement is about:
CAPITALIZING ON LOCAL BUSINESS
EXPERTISE and knowledge to help guide
planning, land use, and zoning policies as well
as economic development initatives to create
a climate for green economic growth and
innovation in the False Creek Flats.
SHARING INFORMATION & STEALING
IDEAS both among local groups and cities
worldwide to ensure we are considering
the best possible tools for green economic
development and putting the information
collected from businesses to the best possible
use.
CONNECTING EXPERTISE WITH
OPPORTUNITY AND RESOURCES in order to
more quickly and efficiently ground some of the
big ideas that evolve out of the Local Area Plan
and Green Enterprise Zone strategy.
The sharing of information and resources between
City Planning, the VEC, the False Creek Flats business
community, and various technical experts will be
of utmost importance to the realization of a green
enterprise zone in the False Creek Flats. Targeted
engagement is about connecting planning processes
and economic development processes with those
businesses, investors, and developers that can help
lend expertise to achieving the goals of the green
enterprise zone.
Connecting planning more closely with business and
economic development expertise can help unlock the
economic development potential of the False Creek Flats
through:
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• Updating zoning and land use policies to reflect the
changing needs of businesses
• Directing ways in which new technologies or
innovative practices might contribute to the
development of the Flats
• Providing insight to the City as to what
intermediary steps are needed for plans to gain on-
the-ground traction
• Creating more efficient and grounded plans in
which possible partners for implementation of the
plan are built in to the process from the start
DEVELOPING BUSINESS ADVISORY CAPACITIES
The False Creek Flats planning process is unique in
that the strong majority of stakeholders in the area are
businesses. Utilizing the strength of knowledge that
businesses have about their own businesses as well as the
challenges and opportunities faced by their competitors
can make for plans that more effectively account for
local business capacities, emerging technologies, and
implementation challenges.
ACTION: Identify possible members of a Business Advisory
Group and other key stakeholder consultation groups for
the local area planning process in order to solicit feeback
on business-specific topics throughout the development of
a False Creek Flats economic strategy.
Possible members can be identified by their demonstrated
interest in the planning process and influence within key
sectors of the False Creek Flats economy. The advisory
may include business leaders that have already shown
up to participate in business workshops or met for an
interview regarding green enterprise initiatives. It will
be essential to establish the advisory capacity of the
Business Advisory group up front, including a set time
commitment and list of topics to weigh in on throughout
the two year planning process.
 QUICK-START ROADMAP
FACILITATING THE EXCHANGE OF INFORMATION
The City planning department, the VEC, and the business
community have diverse networks and expertise. Given
the primarily residential and commercial nature of
typical local area plans in Vancouver, the VEC will play
an integral role in sharing its expertise on engaging with
the business community.
ACTION: Provide input to planning on business engagement
activities and information-soliciting mechanisms in order
to maximize business turnout and the value of information
collected throughout the planning process.
This entails holding the business banner throughout
planning and community engagement processes in
order to ensure that businesses are engaged in a
manner that is effective and relevant, as well as making
recommendations as to what types of information needs
to be solicited from the business community to help
guide economic development. For instance, the False
Creek Flats Industry Survey which is implemented by
planning can also be utilized by the VEC to identify green
enterprise growth opportunities.
ACTION: Assess information being collected by outside
organizations for the identification of (green) economic
development opportunities.
This involves combing through the results of engagement
activities by outside parties to locate possible business
synergies, opportunities for greening business practices,
and possible draws for new green enterprise start-
ups. For example, the results of the False Creek Flats
Industrial Survey which is implemented by planning,
should also be assesed for economic development and
greening opportunities.
ENGAGING IN CITY-WIDE GREEN ECONOMY
PROGRAMS
Vancouver has a number of green business programs
in the works that have the potential to be piloted or
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showcased in the False Creek Flats, including the
Cleantech Demonstration Program, the Greening
Businesses Program, and the National Industrial
Symbiosis program.
ACTION: Utilize engagement with the False Creek Flats
business community to educate businesses on city-wide
green economy programs and encourage involvement.
Since we will already be engaging extensively with the
Flats business community for the local area plan, this is a
prime opportunity to introduce businesses to other city-
wide green economy programs. The Flats is home to a
number of City-owned buildings, properties, and other
assets, as well as a deeply engaged and environmentally
aware business community which makes it an opportune
location to engage with businesses around the other
green economy programs that are just starting to launch
in Vancouver.
CONDUCTING BEST PRACTICE RESEARCH
In order to move forward with the ambitious goal of
transforming a heavily contaminated industrial zone
into the greenest place to work in the world, we need to
solicit ideas and expertise from not only the local business
community, but from other cities with experience in
neighbourhood remediation and revitalization.
ACTION: Conduct precedent & best practice research
based on existing conditions in the Flats and economic
development needs or opportunities as an investigation
into the value of various economic development tools for
the Flats.
While the existing conditions component of this research
can come from interviews with local business & land
owners, the opportunity identification and best practice
research will need to come from a number of sources
including professional development conferences,
literature reviews, and precedent studies from projects
around the world.
 QUICK-START ROADMAP
Demonstration & Business Development
Demonstration & Business Development is about:
LEVERAGING THE PLANNING PROCESS
and VEC’s connections with local innovators to
showcase local innovations, give local innovators
a chance to show proof of concept, and build
support for clean technology and green
innovations.
DEMONSTRATING INNOVATION in greening
business practices, the use of clean technology,
and retrofitting buildings and sites in the False
Creek Flats.
ENGAGING BUSINESSES to participate in
shaping and kickstarting the transformation of
the False Creek Flats.
Creating a Green Enterprise Zone is not only a new
and innovative approach to development for the City
of Vancouver, it demands new and innovative ways
of thinking from businesses as well — an approach
to business in which individual businesses are seen
as part of a bigger system or community. In order to
foster a green enterprise community, the City and VEC
can start by demonstrating support for local (green)
innovators through giving them a chance to show
test their ideas and demonstrate their solutions.
Through communicating the types of opportunities
that exist within the False Creek Flats and promoting
businesses that have innovative ways of approaching
those opportunities, not only will the City demonstrate
support for green enterprise development, but in the
process, it will help businesses grow and gain traction in
the local and global economy.
Demonstrating and developing local green business
assets and innovations throughout the planning and
development process can have a number of benefits for
businesses, the community, and the city at large.
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Benefits to businesses include:
• Attracting investment, customers, and awareness;
• Acquiring space to protoype new technologies or
innovations;
• Experimenting in the public realm as a means
of starting a conversation and changing cultural
stories
Benefits to the community include:
• Improvements to facility performance, landscape
performance, and the public realm;
• New energy, intrigue, interest and buzz brought to
the neighbourhood
Benefits to the City include:
• Acquiring expertise, ideas, and services from
businesses to help reach public goals;
• Building a reputation as a city that strongly
supports and helps grow green enterprise;
• Attracting additional green enterprises to the city
and the False Creek Flats
• Growing green jobs through addressing a critical
period in cleantech company growth
IDENTIFYING DEMONSTRATION SITES
Demonstration sites are about using both public and
private land for green innovation experiments. These
public showcases can help companies build their
capacity for larger projects, build awareness around
what they are doing, and act as a critical marketing tool.
Identifying opportunities for these activities not ony
involves locating potential sites, but also evaluating the
characteristics of the site, the types of demonstration it
might be suitable for, and the length of time for which it
can be utilized.
ACTION: Identify public and private sites that might
serve as demonstration sites for green products, services,
technologies, or innovations on a temporary or more
permanent basis.
 QUICK-START ROADMAP
This will involve Connecting with the City of Vancouver
Facilities Department to identify underutilized publicly
owned sites that might serve as demonstration sites,
as well as soliciting offers from private land owners
to dedicate a site or part of a space for showcasing
or demonstration opportunities. It will also involve
identifying green retrofit needs and available City
assets that can be utilized to showcase innovative green
technologies.
POPULATING DEMONSTRATION SITES
Populating demonstration sites involves forming
partnerships between site owners and businesses for a
given length of time. While some of these partnerships
may be made on their own through the demo site
inventory, any public sites will need to be populated
through a more formal public process. A City-wide
demonstration platform is currently being investigated
to facilitate this matchmaking process called the
Cleantech Demonstration & Digital Proof of Concept
Program.
ACTION: Develop an online demonstration platform
through which businesses, organizations, or individuals
can submit requests for demonstration space or projects.
An online platform could take a number of forms,
including something similar to Spacelist, Craigslist,
or Kijiji. As a matchmaking platform, it doesn’t need
to be overly technical, but rather serve as a means of
introducing solution providers and asset owners.
ACTION: Seek opportunities in the False Creek Flats to
pilot the city-wide Cleantech Demonstration Program,
and assist start-ups with pilot project implementation.
The Arts Hub, Recycling Hub, and (possibly upcoming
Food Hub) are all located in City buildings and undergoing
significant renovations over the coming years. As City-
supported endeavours, these projects present excellent
opportunities to pilot the Cleantech Demonstration
- 19 -
Program. Light House Sustainable Building Centre also
has intentions to work with businesses on a green
building retrofit program, which could also provide
synergistic demonstration opportunities.
SHOWCASING THROUGH EVENTS & PROGRAMS
Showcasing through events is about leveraging event
organization and attendance as a passive marketing
and communications opportunity for businesses.
Through their highlighted participation in an event or
contribution to an event, businesses are able to build
brand awareness among larger, more diverse markets
than they might otherwise.
ACTION: Leverage FCF planning events, as well as other
Flats-based events to showcase local green products,
services, clean technologies, and green innovations.
Throughout the planning process, there are a number
of public events that will need to take place including
a launch event and a series of open houses. Local
green businesses can be highlighted at these events as
vendors/suppliers, in mapping exercises, and through
speaking notes/visuals. The Eastside Culture Crawl and
Centre for Digital Media June Showcase are a couple
other examples of events that could be leveraged to
showcase green enterprise development in the Flats.
ACTION: Identify outside events & programs with
relevance for key business sectors in the False Creek Flats
and seek partnership opportunities for showcasing.
Of particular relevance to the Flats are events and
programs furthering green economy topics, such as
the GLOBE conference on business and sustainability,
the international LLGA program for procuring green
solutions, or site tours for incoming business delegations
with green economy interests. On a more local scale,
educational programs such as the CDM Master in Digital
Media or CityStudio can be leveraged to help showcase
green economy stories in the Flats.
 QUICK-START ROADMAP

Telling the Story

GENERATING CONTENT
Telling the story is about:
In order to tell the story of green enterprise in the False
Creek Flats, we need to first define what is meant by
BRANDING THE FALSE CREEK FLATS as
green enterprise, form a baseline of the green enterprise
a hub of green enterprise — a place where
activities that already exist in the False Creek Flats, and
supporting green innovation and improving
identify the types of green enterprise activities the City
the economic, environmental, and social
and the community foresee locating here. While we
performance of businesses are of top priority.
already have some of this information, these actions are
designed to help fill the information gaps.
ATTRACTING GREEN BUSINESS &
INVESTMENT to the area by highlighting
ACTION: Collect individual business stories and business
business opportunities throughout the
aspirations highlighting innovative attitudes, practices,
transformation of the False Creek Flats,
products, and services for making Vancouver’s economy
the presence of a strong, innovative green
more sustainable.
community, and support for green job growth.

These stories should highlight or profile a single aspect

SPREADING IDEAS AMONG NEIGHBOURS
of a business or organization that is innovative, green,
about innovative greening practices, clean
and memorable. They can be collected through a number
technologies, and green building or landscape
of means including:
retrofit options.
• Interviews with business owners
• Solicitation of stories through the website
• Conversations with individuals at events, and
• Researching individual businesses online
Although part of the planning process will entail
communicating the story of the False Creek Flats (past,
Once these stories have been identified, they can
present, & future), it is the VEC’s role to tell the story
be formatted to read as a cohesive set of business
through a business lens. This is an important thread
profiles or anecdotes which demonstrate the breadth of
for the VEC to weave throughout the planning process
sustainability thinking throughout the Flats.
because it has many potential impacts not only for the
future business community in the False Creek Flats but
ACTION: Crowd source green assets to populate a public
for its existing businesses and the community at large.
green asset map for the False Creek Flats featuring
innovative greening practices, cleantech providers &
In the Greenest City Action Plan, formulating a Green
users, businesses that provide a green product/service,
Enterprise Zone is spoken about in terms of building
and environmental assets.
an “international reputation as being the greenest place
to work in the world”. Building this reputation and
Assets should be collected, categorized, and mapped
communicating this vision is essential to:
according to type (aka one colour on a map indicates green
• Attracting new green enterprise to the area
business, another indicates environmental asset, etc.)
• Building a community of keen green enterprise
for the purpose of tracking green enterprise progress.
investors, developers, and talent
In order to make the map as complete as possible,
• Contributing to a sense of identity and civic pride
among the existing business community

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 QUICK-START ROADMAP
these assets should be crowdsourced, meaning they
should be contributed through a number of channels
including:
• Through members of the VEC, City Planning Dept,
and grassroots organizations
• Through on-site contributions to a large-scale map
at events and/or on site in the Flats
• Through on-line contributions solicited directly
from the community
Mapping these assets will not only allow the City to
establish a green enterprise baseline and track progress
in the Flats, it will also give businesses the opportunity
to literally ‘put themselves on the map.’
CRAFTING THE MESSAGE
Once content has been generated to fill the information
gaps in the False Creek Flats story, the VEC needs to take
an active role in shaping the messaging and branding
of the Flats so that it appeals to a broad audience of
businesses, investors, and developers.
ACTION: Form key messages around the vision for the
Flats as well as the innovative attitudes and approaches
to sustainable business already in place in the Flats.
Using some of the stories, green assets & aspirations
acquired from businesses, as well as the parts of the
economic development agendas in the Greenest City
Action Plan and the Economic Action Strategy that land
in the False Creek Flats, begin to answer the questions:
• What does ‘green’ mean in the False Creek Flats?
• What would a Green Enterprise Zone look like here?
• What are the components that make up ‘the greenest
place to work in the world?’
DISSEMINATING THE STORY
Spreading the story of green enterprise in the False
Creek Flats will be integral to:
• Attracting business & investment attention to the
Flats
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• Engaging the community in helping develop an
economic development vision for the Flats, and
• Encouraging those businesses in the Flats that are
not already engaged in greening their operations
or making sustainable business choices to start
In order to serve this wide array of audiences and
purposes, the False Creek Flats story needs to be spread
through a number of diverse channels.
ACTION: Populate the City and the VEC communication
channels with green economy stories from the False Creek
Flats.
Both the City and the VEC websites are one channel
that can be utilized. Website content might include
infographics that highlight existing business activities in
the Flats, the ongoing asset map, local area plan updates,
and ‘vision’ materials about the transformation of the
False Creek Flats through an economic development lens.
The Flats can also be highlighted in the neighbourhood
section of Vancouver’s investment guide, and throughout
the presentations the VEC makes both locally and
internationally business delegations.
ACTION: Explore other unconventional or fun means of
directing attention towards the Flats and engaging the
public to learn about the innovative green practices &
technologies that are being employed behind closed doors.
On-site signage, event posters, walking tours, or short
videos to shine light on some of the innovative green
practices and technologies that are in play in the Flats
are just a few options for spreading the green enterprise
story to a more diverse audience. Again, this might be
aided by capitalizing on some of the activities that the
Centre for Digital Media, Emily Carr, and CityStudio are
engaged in.
 SUMMARY: QUICK-START ACTION PLAN
NUMBER
ACTION

ACTION MILESTONE /
GOAL

TARGETED ENGAGEMENT

Identify possible members of a Business Advisory Group and other key stakeholder [ongoing];
1.1 consultation groups for the local area planning process in order to solicit feeback on business- Launch Public Consultation
specific topics throughout the development of a False Creek Flats economic strategy. Jan. 2015
Provide input to planning on business engagement activities and information-soliciting [ongoing];
1.2 mechanisms in order to maximize business turnout and the value of information collected Start with website & business
throughout the planning process. survey
[ongoing];
Assess information being collected by outside organizations for the identification of (green)
1.3 Business Survey Assessed by
economic development opportunities.
Aug. 2014
Utilize engagement with the False Creek Flats business community to educate businesses on 300 businesses engaged by
1.4
city-wide green economy programs and encourage involvement. June. 2015

Conduct precedent & best practice research based on existing conditions in the Flats and
Report Complete by
1.5 economic development needs or opportunities as an investigation into the value of various
Oct. 2014
economic development tools for the Flats.

DEMONSTRATION & BUSINESS DEVELOPMENT

Identify public and private sites that might serve as demonstration sites for green products,
[ongoing];
2.1
services, technologies, or innovations on a temporary or more permanent basis. Greenest City Scholar
Summer 2014

2.2
Develop an online demonstration platform through which businesses, organizations, or Greenest City Scholar
individuals can submit requests for demonstration space or projects. Summer 2014

Seek opportunities in the False Creek Flats to pilot the city-wide Cleantech Demonstration [ongoing];
2.3 3 Pilots Implemented
Program, and assist start-ups with pilot project implementation.
by Dec. 2014

Leverage FCF planning events, as well as other Flats-based events to showcase local green [ongoing];
2.4
products, services, clean technologies, and green innovations. Flats Made launch event

2.5 Identify outside events & programs with relevance for key business sectors in the False Creek [ongoing];
Flats and seek partnership opportunities for showcasing. CityStudio leveraged 2014

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 SUMMARY: QUICK-START ACTION PLAN
NUMBER
ACTION

ACTION MILESTONE

TELLING THE STORY

Collect individual business stories and business aspirations highlighting innovative attitudes,
[ongoing];
3.1
practices, products, and services for making Vancouver’s economy more sustainable.
Minimum 2 Stories per
sector by Aug. 2014
Crowd source green assets to populate a public green asset map for the False Creek Flats [ongoing];
3.2 featuring innovative greening practices, cleantech providers & users, businesses that provide Base map constructed by
a green product/service, and environmental assets. Aug. 2014
[ongoing];
Form key messages around the vision for the Flats as well as the innovative attitudes and
3.3 1st Round on Website by
approaches to sustainable business already in place in the Flats.
spring 2014

Populate the City and the VEC communication channels with green economy stories from the [ongoing]
3.4
False Creek Flats.

Explore other unconventional or fun means of directing attention towards the Flats and [ongoing];
3.5 engaging the public to learn about the innovative green practices & technologies that are 1 Event & 1 Tour in 2014
being employed behind closed doors.

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 CONCLUSIONS
Stimulating Systemic Change
Forming a Green Enterprise Zone in the False Creek Flats
will no doubt be a long and difficult task. When the
conversation shifts from “how do we green business
practices in the Flats?” to “how do we form the greenest
place to work in the world?”, it is no longer just a question
of tactics, but one of social or systemic change.
Dr. Vanessa Timmer of One Earth (a non-profit
organization dedicated to transforming unsustainable
production and consumption patterns) points to three
major components needed for systemic change: social
entrepreneurship, institutional entrepreneurship,
and scaling out. These stages are often addressed by
different groups of people operating in varied regulatory
environments; however, through forming strong
relationships with planning, educational institutions,
social enterprise organizations, and the business
community in the False Creek Flats, the VEC has the
ability to contribute to each of these stages.
SOCIAL ENTREPRENEURSHIP
Social Entrepreneurship is about changing our cultural
stories—the way we think about living in the world.
Changing our cultural stories is often taken on by non-
profit organizations, the media, educational institutions,
and advocacy groups. Through the “Telling the Story”
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actions pointed out in this report, the VEC can start
to contribute to the vision of what it means to be the
greenest place to work, changing our cultural stories
about the role of industrial land in the city.
INSTITUTIONAL ENTREPRENEURSHIP
Institutional Entrepreneurship is about changing “the
rules” to accomodate new stories. Through a strong
partnership with planning, the VEC can more effectively
influence planning bylaws and policy to reflect the
needs of an emerging green economy. Using the tools of
“Targeted Engagement”, the VEC can facilitate bringing
the needs of green enterprise development to the table in
conversations surrounding the regulatory environment
of the False Creek Flats.
SCALING OUT
Scaling out is about taking the momentum behind
a vision and building off it with real, on-the-ground
actions. Through pursuing the “Demonstration &
Business Development” actions outlined in this report,
the VEC can help build momentum for green enterprise
development by showcasing real life examples of green
innovation, and providing opportunities for new green
innovations to gain traction.
 REFERENCES

2020 Greenest City Action Plan. City of Vancouver: 2011.
BusinessWorks Interview. Vancouver Economic
Commission: Salesforce.com Database: 2013.
Casavant, Tracy. Business Survey: Greater Sudbury
Eco-Industrial Networking Strategy. August,
2013.
Casavant, Tracy. Business Survey: Ross Eco-Industrial
Park. 2007.
Eastern Core Statement of Significance. Donald Luxton &
Associates: 2013.
Restakis, John. Humanizing the economy: co-operatives in
the age of capital. Gabriola, B.C.: New Society
Publishers, 2010.
Shea, Andrew. Designing for social change: strategies for
community-based graphic design. New York:
Princeton Architectural Press, 2012.
Timmer, Vanessa. Where does Change Happen?. Panel
Discussion, Spur Festival: June 17, 2013
Vancouver Economic Action Strategy (VEAS). Vancouver
Economic Commission: 2011.
Vancouver Food Strategy. City of Vancouver: 2013.

Light House Sustainable Building Centre. False Creek

Warsi, Juvarya. Vancouver’s Green Economy: Working Paper.
Flats Business Sector Database. August, 2013.
Vancouver Economic Commission: March 2011.
Metro Vancouver 2010 Industrial Lands Inventory, Metro
Vancouver, 2010. ** NOTE: Businesses interviewed are not included in
references for privacy purposes.
Metro Vancouver Regional Growth Strategy. Metro
Vancouver: July 2010.

Mustel Group Market Research. False Creek Flats Industry

Survey. City of Vancouver: 2005.

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