Iqaluit (Sep 27/04) - There may not be any grass in Nunavut, but it's not stopping the City of Iqaluit from proposing to build a green subdivision.

The $14.2 million Plateau project, to be located behind the hospital, is composed of a three-phase upper and two-phase lower level.

The mix of residential and commercial space will eventually provide the city with 350 units of housing in the form of apartments, row housing and single family detached homes.

Assuming the plans are approved, phase one of the plan -- expected to cost $3.6 million -- could be completed as early as next fall.

Homes are to face south to help increase solar exposure and lessen heating expenses. Every unit will have access to walkways, which will weave throughout the development.

Because of the sloping landscape, the second floor of each unit is expected to have a view of Frobisher Bay, said Michelle Armstrong of Fotenn Consultants in Ottawa, who has been working on the project since it began in May.

Instead of remaking the landscape, the plan is to build with it.

Areas identified for berry picking and a waterway running just north of the development will be preserved.

"The majority of the land is going to be retained as open space," Armstrong said.

Even the roads have been designed with the wind's path in mind, to ensure minimal shovelling.

A group of consultants is developing a standard -- expected to be ready within a month -- that should help determine how energy efficient the buildings are going to be, Armstrong said.

Lots for single family homes are priced at $50,000 and will be distributed through a ballot draw, with priority given to first-time home owners.

The high density units are expected to be purchased by developers, said Michele Bertol, director of planning and lands with the City of Iqaluit.

During a presentation on Sept. 20, some councillors offered suggestions on the project.

The city should look into doing a full environmental assessment prior to selling the lots to individuals, said Coun. Stu Kennedy, making reference to those who had unknowingly bought land with environmental problems in the past.

The planning department will include environmental certification on a list of recommendations to council, Bertol answered.

Others worried about the costs of building something different.

"Anytime you make something better or different or new and improved, the costs increase," said Coun. Chris Wilson.

He called a 10, 15 or 20 per cent increase in building costs "absolutely unacceptable."

If costs increase, Coun. Nancy Gillis worries the city might be developing "an area that's for the elite."

An open house held Sept. 20 designed to gain feedback from the public was not well attended, but the idea will be voted on by city council in late October.

To view the project plans, visit www.fotenn.com, and click on Iqaluit.