Overview. 625 West Hastings. Rezoning Application. October Overview

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1 Overview A wide range of green building strategies have been pursued to meet the sustainable goals of this project. Uptown Property Group and the project team are committed to being accountable for their sustainable dedication and have registered the project under the LEED Green Building Rating system with the goal of achieving a LEED Gold minimum for the project. The two most significant elements are energy efficiency and occupant comfort. These aspects have formed the major thrust of our instigations including energy modeling and materials selection. Other green building aspects are discussed and solutions and strategies are noted. Overview 39

2 Site Design Site location, Neighborhood and Connections The initial step towards the sustainability strategy was to select a development site in a location that will encompass smart growth principles. The goals for are: intensifying the current area to encourage the development of spaces that will make use of existing infrastructure, promote a walkable development, location near services and focusing on energy and water conservation. The proposed development will make use of the transit system for connections to the rest of the city: east west direction along and north south along Granville Street. In addition to public transportation, will be part of a vast cycling network which includes the Seawall, Pender biking corridor and Burrard Street bike lanes. The site is located in the historical commercial area of the Vancouver downtown and is well connected to the rest of the city. This location promotes the walkability of communities and reduces the impact of vehicular commuting. The connectivity of the surrounding areas is reflected in the number of intersections within an 800m radius (10 minutes walking distance). The site s proximity to various public transit connections and bike routes allows for reduced vehicle congestion in the downtown core and provides potential employees with efficient transportation options to and from the work place. Site Design 40 Connectivity context.

3 Green mobility The development of the site will support and enhance a green mobility strategy by promoting sustainable alternative means of transportation and healthy style of living to reduce the carbon footprint of locomotion. The site of is located in a dense downtown urban core, with optimum connectivity to pedestrian, bicycle and public transit options. Within a 400m radius (approx. 5mins walk) there are 27 different bus lines, Waterfront Station with access to 3 Skytrain lines to Surrey, East Vancouver and Vancouver International Airport, SeaBus to North Vancouver and coast Express to Coquitlam. This affords the proposed development a distinct advantage for carless commuters and can contribute to a reduction in damaging vehicle emission resulting from local traffic. A vast cycling network surrounding the site and access to the Sea Wall bike path also allows for an enhanced biking Access to Nature The strength of is its ability to provide an environment of connectivity and recreation to the community and its occupants and promoting pedestrian and transit oriented access. The location of the site adjacent to Granville St, which is a main retail street, and within walking distance to Robson Street encourages pedestrian movement. To enhance and intensify this pedestrian experience the development will offer instant connectivity to natural environment. There are two small parks (Victory Square, Cathedral Square) within 400m walking distance (approx. 5 min) of the site along with access to a Waterfront Centre plaza offering an outdoor spot with an ocean view. Harbour Green Park is located within 800m walking distance and provides access to the Seawall and connects the site to Stanley Park, offering a rich link to the natural landscape not often available to urban office occupants. Waterfront Water Efficiency Water conservation will be achieved through the installation of low flow plumbing fixtures resulting in less demand on the City s water services. Also, because of this low flow, the electricity required to produce domestic hot water is reduced. Rainwater harvesting was reviewed however considering the small site footprint it was concluded that it would result in more energy to operate this system than it benefits. experience. To encourage the use of the network bicycle storage and end of trip facilities will be provided for the occupants and visitors to. The development will also provide access to an electric vehicle charging station to promote use of low emitting vehicles. Victory Square Harbour Green Park Low Flow Plumbing Fixtures Site Design Water Efficiency Portal Park Harbour Green Park 41

4 Energy + Atmosphere to provide additional top-up heat when needed. Ventilation will be accomplished with localized heat recov- High-Efficiency Elevators The building will be designed to provide a high level of performance while minimizing overall energy consumption. This will be achieved with a combination of a high performance building envelope, efficient lighting and localized HVAC equipment. ery ventilators (hrv). The exhaust from the washrooms will provide preheat to the incoming outdoor air as through flow over a plate heat exchanger. The outdoor air will then be ducted to each cassette to ensure the fresh air is supplied to all occupants. Further heat recovery savings will be explored during the Triple Plane Glazing Heat-Recovery Ventilation System (on every floor) A) Envelope The overall building envelope will have a 65% window to wall ratio. To reduce its impact on the mechanical energy consumption, a high performance triple glazing panel system will be installed. The entire envelope system will have a higher performance than ASHRAE resulting in a more energy efficient building. Further envelope treatments will be explored during the design phase such as tint, frit and shading. design phase. Advantages of this approach: 1. Localized floor by floor systems reduce the overall central mechanical plant therefore reducing overall pump and fan power consumption. The power consumption is more in line with true building demand. 2. A VRF mechanical system only uses electricity for building heat. Natural gas will not be supplied to External Shades Low-Flow Fixtures Efficient Floorplate B) Lighting Internal lighting will be designed to meet ASHRAE this building and therefore will reduce its overall impact on greenhouse gas emissions requirements including stepped daylight dimming at the perimeter spaces to take advantage of bright and High-Recycled Content sunny days. Within the interior zones, occupancy sensors will be installed. Both of these steps will reduce the overall energy consumption in the building and reduce load on the cooling system. Further reduction of lighting power density will be reviewed in the design phase. C) Mechanical Electric air conditionining casette. Instead of having one large central mechanical plant, each floor will have its own dedicated localized heating and cooling plants. A variable refrigerant flow (VRF) system with several ceiling mounted cassettes and variable fan Public Transportation flow will be installed throughout the floor. These cassettes will then be piped into one water cooled condenser on that floor where the heating or cooling will either be Bicycle Storage + Facilities Electric Vehicle Charging Station shared between the cassettes on each floor, based on load Energy + Atmosphere requirements, or rejected/absorbed through a common condenser water loop. This condenser water loop will be 42 the one common central building system routed to a fluid cooler on the roof. An electric boiler will also be installed Detail of triple-glazed, thermaly broken curtain wall. High-Efficiency Elevators

5 Energy Model ENERGY PERFORMANCE COMPARISON 102b SD Preliminary COV Re Zoning Feasibility New buildings applying for in the City of Vancouver are required to meet an energy efficiency target to ensure that they are more efficient than the typical building. There are a few industry standard methods of defining an energy efficient building, which one of them is the method described in the American Society of Heating Ventilation and Refrigeration Engineers standard 90.1 issued in 2010 (ASHARE ). The standard defines a method of measuring the energy consumption of a new proposed building with a specific standard building, which is referred to as the baseline. The baseline for this project is a building modeled with an envelope and lighting performance defined in ASHARE and the following mechanical system: one air handling unit per floor that Reference Case Appendix G Baseline Baseline Model Proposed Case SD Proposed Premilinary proposed design REFERENCE PROPOSED Energy End Use Category Total GJ Total $ Total EUI Total GJ Total $ Total EUI % Energy Savings % Energy Cost Savings Interior Lighting 1,275 $24, ,275 $25, % 1.6% Space and Ventilation Heating 2,143 $41, $16, % 61% Space and Ventilation Cooling 200 $3, $10, % 159% Pumps and Heat Rejection 201 $3, $2, % 36% Fans Interior 621 $12, $7, % 40% Domestic Hot Water Heating 186 $3, $1, % 56% Exterior Lighting 27 $ $ % 0% Elevators 446 $8, $8, % 1% Parkade Fans 209 $4, $4, % 3% Humidification 0 $ $0 0.0 Misc Use B 0 $ $0 0.0 Misc Use C 0 $ $0 0.0 Misc Use D 0 $ $0 0.0 Misc Use E 0 $ $0 0.0 General Plug and Process 1,390 $26, ,390 $27, % 2% Total 6,698 $129, ,259 $103, % 20% * Based on actual BC Hydro cost rate structure supplies tempered air to a number of variable air volume boxes with electric heating coils on each floor. The amount 8000 Annual Energy (GJ) $140,000 Annual Energy Cost ($) of energy consumed by this baseline is 0.042GJ/ft²/year. Our new proposed building, which includes improved envelope, lighting and mechanical systems described above, will consume 0.033GJ/ft2/year; an energy savings of 21% $120,000 Another method of proving energy efficiency is by comparing the baseline and the proposed design to a cost savings, which is the method specified in the COV Bylaw. This new building will have an energy cost of $103,100 per year in comparison to the baseline energy cost of $129,300; a savings of 20%. The design team is confident that we will meet or exceed the COV Bylaw requirement of 22% energy cost savings by implementing the following additional improvements: additional opportunities for heat recovery in the mechanical plant, reduced lighting power density, and external building shading. Energy Usage Intensity (EUI) comparison W Office Tower = 99 kwh/m2 745 Thurlow St Office Tower = 97.5 kwh/m2 Manulife Office Tower, 980 Howe St = kwh/m2 Typical Office tower in Vancouver = 160 kwh/m2 (based on a report from Natural Resources Canada) Appendix G Baseline GJ SD Proposed GJ $100,000 $80,000 $60,000 $40,000 $20,000 $ Appendix G Baseline $ SD Proposed $ Legend Interior Lighting Heating Cooling Pumps & Heat Rejection Fan Power Hot water Exterior Lighting Elevators Parkade Fan General Plug Load Energy Model 43

6 Heliostat As a part of sustainable design philosophy the design solutions include a heliostat to provide reflected sunlight into SUNLIGHT DIRECTION the light well between RBC and the proposed office tower. This will also help to optimize the amount of daylight available in the office space in order to reduce energy SUNLIGHT DIRECTION consumption. A number of small heliostats, plain mirrors, will be installed on the west elevation of the proposed tower. The mirrors make precise movements up/down and left/right to reflect HELIOSTAT MIRRORS ON ROOFTOP OF RIBC CANTILEVERED RELFECTOR PANELS CANTILEVERED HELIOSTAT MIRRORS TO REFLECT LIGHT DOWN BETWEEN THE BUILDINGS sunlight onto a fixed location into the light well. The heliostat adjusts its position according to the solar path to allow the location of reflected light to remain stationary on the target. Each heliostat is driven by small brushed DC motor connected to a central computer with internet access. This allows the entire system to be monitored, and if desired, controlled from a remote location. OPTION 1 OPTION 2 Heliostat 44 SOLAR PATH - VIEW SOLAR PATH - PLAN

7 Heliostat Precedents PTW Architects - One Central Park, Sydney, Australia WORK Architecture Company - Diane von Furstenberg HQ, NYC PTW Architects - One Central Park, Sydney, Australia PTW Architects - One Central Park, Sydney, Australia Solar Light Pipe, Washington DC Heliostat Precedents PTW Architects - One Central Park, Sydney, Australia Highbury Focus4 - Proposal for Residental Tower in Melbourne Heliostats on roof of The Verdesian relfect light down to NYC park Norman Foster - Reichstag Building, Berlin, Germany 45

8 Materials + Resources Certified Wood Although the use of wood within a project such as this is limited in scope, FSC Certified Wood will be utilized throughout the project, including formwork. Office Design The primary product of this development is office space. Strict adherence to the principles of office planning to provide optimal floor layouts is achieved by: Optimal core-to-wall dimensions Efficient column layout Efficient core design Access to natural light and reflected daylight Adherence to universally accepted office planning models Construction waste management will be an integral part of the building process, firstly targeting source minimization through smart product selection, packaging and transport. Furthermore waste generated on site during construction will be addressed through a comprehensive waste management plan, detailing recycling facilities and documenting the diversion of standard debris from landfill. Recycled content will be sought in the materials selection process reducing the impact of extracting of virgin resources. These materials retain their high value in the recycling chain and once the service life of the proposed building comes to an end, re-use and integration into new building materials is a viable option. Where possible, materials will be sourced locally to limit the energy involved with the transportation of building materials to and from the project site. In this way local economies will also be supported through the sourcing of regional materials. Durable Construction The nature of the floor plan for this project is highly adaptable and reusable. Structural elements are limited to columns and walls on the exterior for clear span from the core, provide flexibility and adaptability of the floor plates and increase the probability of building adaptability and reuse in the future. Materials + Resources Zero Waste Planning The operation of will tie in with the existing facilities and disposal avenues at the City of Vancouver for diverting waste and also plan for the additional waste streams aimed for diversion by 2020 (such as organics). A zero waste operations plan will be developed in partnership with the tenants to ensure a collaborative and well-grounded operational model. The value and treatment of waste will be an ongoing discussion, with comprehensive solutions anticipated to allow for a holistic approach. 46

9 LEED Scorecard Hasting LEED Canada - CS 2009 Checklist CaGBC Registration #/date Project Totals (pre-certification estimates) 110 Possible Points Certified points Silver points Gold points Platinum 80 points and above Sustainable Sites 28 Points Materials & Resources 13 Points Prereq 1 Construction Activity Pollution Prevention Required 1 Credit 1 Site Selection 1 5 Credit 2 Development Density and Community Connectivity 3, 5 1 Credit 3 Brownfield Redevelopment 1 6 Credit 4.1 Alternative Transportation: Public Transportation Access 3, 6 2 Credit 4.2 Alternative Transportation: Bicycle Storage & Changing Rooms 2 3 Credit 4.3 Alternative Transportation: Low-Emitting & Fuel-Efficient Vehicles 3 2 Credit 4.4 Alternative Transportation: Parking Capacity 2 1 Credit 5.1 Site Development: Protect and Restore habitat 1 1 Credit 5.2 Site Development: Maximize Open Space 1 1 Credit 6.1 Stormwater Design: Quantity Control 1 1 Credit 6.2 Stormwater Design: Quality Control 1 1 Credit 7.1 Heat Island Effect: Non-Roof 1 1 Credit 7.2 Heat Island Effect: Roof 1 1 Credit 8 Light Pollution Reduction 1 1 Credit 9 Tenant Design and Construction Guidelines Water Efficiency 10 Points Prereq 1 Water Use Reduction Required 4 Credit 1 Water Efficient Landscaping 2, 4 2 Credit 2 Innovative Wastewater Technologies Credit 3 Water Use Reduction Energy & Atmosphere 37 Points Prereq 1 Fundamental Commissioning of Building Energy Systems Required Prereq 2 Minimum Energy Performance Required Prereq 3 Fundamental Refrigerant Management Required Credit 1 Optimize Energy Performance Credit 2 On-Site Renewable Energy 2, 4 2 Credit 3 Enhanced Commissioning 2 2 Credit 4 Enhanced Refrigerant Management 2 3 Credit 5.1 Measurement and Verification: Base Building 3 3 Credit 5.2 Measurement and Verification: Tenant Submetering 3 2 Credit 6 Green Power 2 Prereq 1 Storage and Collection of Recyclables Required 5 Credit 1 Building Reuse: Maintain Existing Walls, Floors, and Roof Credit 2 Construction Waste Management - >75% (95% targeted) Credit 3 Materials Reuse Credit 4 Recycled Content - 10% target (+15% targeted) Credit 5 Regional Materials - 30% target (+30% targeted) Credit 6 Certified Wood - 50% target (Status Pending with Trades) Indoor Environmental Quality 12 Points Prereq 1 Minimum Indoor Air Quality Performance Required Prereq 2 Environmental Tobacco Smoke (ETS) Control Required 1 Credit 1 Outdoor Air Delivery Monitoring 1 1 Credit 2 Increased Ventilation 1 1 Credit 3 Construction IAQ Management Plan: During Construction 1 1 Credit 4.1 Low-Emitting Materials: Adhesives and Sealants 1 1 Credit 4.2 Low-Emitting Materials: Paints and Coatings 1 1 Credit 4.3 Low-Emitting Materials: Flooring Systems 1 1 Credit 4.4 Low-Emitting Materials: Composite Wood and Agrifibre Products 1 1 Credit 5 Indoor Chemical and Pollutant Source Control 1 1 Credit 6 Controllability of System: Thermal Comfort 1 1 Credit 7 Thermal Comfort: Design 1 1 Credit 8.1 Daylight and Views: Daylight 1 1 Credit 8.2 Daylight and Views: Views Innovation in Design 6 Points 1 Credit 1.1 Innovation in Design - Green House Keeping / 'Heliostat' 1 1 Credit 1.2 Innovation in Design - Green Education 1 1 Credit 1.3 Innovation in Design - 95% FSC MRc.6' 1 1 Credit 1.4 Innovation in Design - '100% U/G Parking' 1 1 Credit 1.5 Innovation in Design - 'Lighting Fixture Mercury Reduction' 1 1 Credit 2 LEED Accredited Professional Regional Priority 4 Points 1 Credit 1 Durable Building 1 1 Credit 2.1 Regional Priority Credit - RPc.1: Durable Building 1 1 Credit 2.2 Regional Priority Credit - MRc.3: >75% Waste Diversion if 2 points 1 1 Credit 2.3 Regional Priority Credit - SSc.3: Development Density if 5 points 1 LEED Scorecard 47

10 Operations The developer of is part of the Uptown Property Group (UPG). UPG has been at the forefront of environmental sustainability in commercial buildings in the Vancouver area. For example, minster Centre South, a 4 storey office building that the company developed in 2008, was the very first LEED Gold market office building the Metro Vancouver area. This new office building was also the first large installation of the Mitsubishi VRF (Variable Refrigerant Flow) airconditioning system in ern Canada, which allows the recapture and reuse of energy in the building. The VRF technology is now becoming more common in new office buildings. Implementation of an enhanced recycling program, offering new waste streams including soft plastics, electronics and battery collection. Waste diversion is expected to exceed 95%. electronics and battery collection. Waste diver sion is expected to exceed 95%. Employ daytime cleaning were possible, to avoid the need to light the building s interior until late in the evenings. UPG s buildings are managed with its own staff (no third party property manager). Its staff members are in the buildings on a daily basis and take a keen interest in optimizing the building s performance. UPG is a pioneer in environmental sustainability initiatives in its commercial buildings. For example, in the mid 1990s, it was among the first building owners to construct dedicated bike rooms with end of trip facilities, long before these amenities became mandated in office buildings. It installed the first EV charging stations in its parking facilities as early as UPG also experimented with switching away from dumpsters for its waste collection (instead moving to daily collection of waste in totes), which dramatically increased recycling and reduced waste volumes. All of the above improvements and initiatives will be incorporated at. In addition, UPG plans to employ the following strategies to encourage environmental sustainability: Operations Measurement of utility consumption by meter ing every single tenant space, encouraging energy reduction by giving the end user the direct benefit of energy savings (instead of paying a proportionate share of the overall building consumption). 48