Sustainability. Project Summary. Sustainability Initiatives SUSTAINABILITY LEED ND (V4) LEED CORE + SHELL

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Dominic Warner
5 years ago
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Sustainability Project Summary The Post on Georgia is a re-envisioning of an iconic, industrial building in downtown Vancouver.

The building will be repurposed into a multi-use destination incorporating a vibrant mix of retail, residential, office space, service, and amenity facilities.

Post on Georgia is targeting to become Vancouver s largest carbon neutral new development.

1 Sustainability Project Summary The Post on Georgia is a re-envisioning of an iconic, industrial building in downtown Vancouver. The project will be largest heritage revitalization in Vancouver s history. The building will be repurposed into a multi-use destination incorporating a vibrant mix of retail, residential, office space, service, and amenity facilities. The proposed project will be sustainably developed, incorporating environmental strategies at both the building and the neighbourhood scale with an overall goal of achieving Carbon Neutral operations. Post on Georgia is targeting to become Vancouver s largest carbon neutral new development. The entire development will be targeting Gold certification with the LEED for Neighborhood Development rating system. The office and retail portions will target Platinum certification with the LEED for Core and Shell rating system providing future tenants with world-class, energy-efficient, leasable space. The rental housing is considering Passive House standards. The entire site is subject to City of Vancouver s Large Site Rezoning Policy, and will incorporate necessary strategies to meet and exceed the requirements. Sustainability Initiatives LEED ND (V4) The LEED ND sustainable neighbourhood strategy is focused on providing exceptional site design, quality green space and outstanding building energy and water performance. The site design starts with creating vibrant, walkable streets within a compact and mixed-use neighbourhood. This objective will be addressed by paying special attention to the pedestrian experience on-site, through groundlevel engagement, indoor-outdoor visual connection and universal accessibility to the site. A series of rooftop gardens and green roofs will be planted solely with native vegetation, reducing heat island effect and offering occupant amenity space. Building energy and water performance will be optimized across the site, achieving an average of 22.5% energy cost-savings improvement over ASHRAE and an overall average of 40% water use reduction. LEED CORE + SHELL In order to further support the development s commitment to ongoing energy and GHG savings, the commercial spaces will implement a performance-based commissioning program for the life of the buildings that is expected to improve energy efficiency by 23% (based on energy cost savings). Other elements unique to the commercial space include the use of Life Cycle Impact assessments for both materials and systems selections, low VOC materials selection, and design that favours natural daylighting. 92 SUSTAINABILITY

2 PASSIVE HOUSE Bentall Kennedy is focused on not only environmental stewardship but also long-term energy savings and housing affordability. As a result, the market rental portion of the project is undergoing an assessment of whether it can economically be developed using the Passive House building design program. Under the Passive House design standard the rental portion of the project will target an annual thermal load of 15 kwh/m 2 achieved mostly through the application of a well-insulated, air tight, and thermally broken building envelope. By minimizing the energy loads as much as possible, the applicant can consider affordably using electricity for all heating and cooling requirements. Separate sustainability measures may need to be explored for the loft style units because they are located within the existing heritage podium which may not be able suitable for the implementation of passive house standards. CARBON NEUTRAL Finally, in recognition of this project s profile and importance within the Vancouver context, the proponents are seeking to make the entire project Carbon Neutral in its operations. Numerous strategies will support this objective. Energy savings measures include waste heat and energy sharing combined with a rational envelope that conserves energy. To offset any remaining emissions from building operations, there is a proposal to develop a program to implement building energy retrofit projects within Bentall Kennedy s own portfolio, where the annual savings will equal the emissions from operation of the Post Office buildings. Taken in LEGEND combination, this will allow the development to become 1 High Efficiency Elevators 5 Access to Transit 8 Green Roof 11 Bicycle Storage + Facilities Vancouver s largest carbon neutral new development and the first privately developed project. 2 Rainwater Harvesting 3 Heat Recovery Ventilation 4 Car Sharing 6 Low Flow Plumbing Fixtures 7 Eicient Floorplate 9 Triple Glazing 10 Integrated Solar Shading System 12 Retained Podium 13 Operable Windows 93

Site Use GREEN MOBILITY The project site is located in a dense downtown urban core, with optimum connectivity to pedestrian, bicycle and public transit options.

preferential parking and recharge stations for electric cars Secured bicycle parking and end of trip facilities for building occupants.

Green planters will be utilized over the majority of the roofscape at the podium and tower roof levels.

irrigation system of the project. Landscape GREEN ROOFS The roof gardens at the podium and roof levels of the Post will be a lush green retreat designed for tenant use and enjoyment.

3 Site Use GREEN MOBILITY The project site is located in a dense downtown urban core, with optimum connectivity to pedestrian, bicycle and public transit options. Alternative transportation strategies will be utilized at the Post on Georgia such as: Close proximity to various transit corridors SkyTrain, bus, and downtown bike routes Car sharing systems with preferential parking and recharge stations for electric cars Secured bicycle parking and end of trip facilities for building occupants. STORM WATER MANAGEMENT There will be a permeable approach to hard landscape features, ensuring lower maximum discharge levels and to purified water runoff. Green planters will be utilized over the majority of the roofscape at the podium and tower roof levels. A cistern (rainwater collection tank) will be considered to capture rainfall and discharge it to the city main storm system as per LEED guidelines, and also to store water for reuse within the irrigation system of the project. Landscape GREEN ROOFS The roof gardens at the podium and roof levels of the Post will be a lush green retreat designed for tenant use and enjoyment. They are also designed to be visual and environmental amenities to the surrounding neighbourhood. The planted zones have a positive environmental effect due to their soft, cool, absorptive nature. Plants and soil slow, absorb, and filter rainwater reducing both the velocity and quantity of runoff that enters the piped drain system. The planted areas aid in the project s environmental agenda through evapotranspiration and shading, and also replace more heat absorptive pavers that add to the urban heat island. Irrigation throughout the project is minimized by the use of native, adapted and drought tolerant plantings, as well as the use of drip irrigation wherever possible, water sensors, and PRS for spray heads (Built in pressure regulating stem) which saves water by maintaining optimum water pressure and cancelling misting from excessively high water pressure. Storm water may be collected in a cistern for irrigation reuse, thus minimizing the use of potable water for plant irrigation. Energy BUILDING ENVELOPE Design of a high performance building envelope can result in a reduction in the heating and cooling loads of a building, contributing the energy savings credits as part of meeting LEED targets. A high performance envelope like the one being investigated for the Post on Georgia can work in conjunction with the mechanical systems to provide significant comfort improvements. The main south facing component of the project that would be subject to the most solar heat gain is the office building along W Georgia St. The office will utilize triple glazing on the entire building- in addition to a strategy for solar heat gain mitigation on the south façade- to minimize the impact of solar heat gain on the inhabitants. Consideration is being given to a double skin façade system or energyefficient dynamic (electrochromic) glass on the W Georgia St office façade. Electrochromic glass can change its tint from clear to dark on demand, giving occupants and owners an unprecedented control over the amount of light and heat that enters a building. Additionally, because they also control glare, windows that use electrochromic glass do not need blinds, shades or window treatments, thus providing unobstructed views to the occupants. In a double skin façade system the building envelope is able to dynamically respond to ambient conditions, incorporating a range of integrated insulation, shading and ventilation devices. The air space between the layers of glass acts as insulation against temperature changes, wind and sound. 94 SUSTAINABILITY

HEATING AND COOLING As part of the integrated design process the following technologies are being integrated into the project: High Performance Building Envelope Rainwater harvesting Water efficient

lighting loads below ASHRAE 90.1 2010 levels. that are fully hydronic and will be compatible with City of Vancouver s DES connectivity guidelines if they should be enforced in future.

The retail is proposed to be served by a four pipe fan coil system, the office component a closed loop hydronic system to provide radiant heating and cooling, and the residential is proposed to

A heat recovery ventilation system will capture the heat energy from the exhaust air to pre-heat the outdoor air when the outside air requires heat.

1 including: LED fixtures LED signs A high level of lighting controls will be applied to the building, including: Daylight sensors in common areas Occupancy sensors in low occupancy areas Individual

4 HEATING AND COOLING As part of the integrated design process the following technologies are being integrated into the project: High Performance Building Envelope Rainwater harvesting Water efficient Landscaping Low consumption plumbing fixtures Exhaust air heat recovery Heat recovery and energy sharing between interior and exterior zones High efficiency mechanical equipment Reduced internal lighting loads below ASHRAE levels. that are fully hydronic and will be compatible with City of Vancouver s DES connectivity guidelines if they should be enforced in future. In addition to a high efficiency envelope, the building will further reduce energy consumption through the following HVAC measures currently under investigation. The retail is proposed to be served by a four pipe fan coil system, the office component a closed loop hydronic system to provide radiant heating and cooling, and the residential is proposed to utilize a four pipe fan coil unit for heating and cooling. A heat recovery ventilation system will capture the heat energy from the exhaust air to pre-heat the outdoor air when the outside air requires heat. LIGHTING Sustainable lighting strategies will be employed within the building so that a minimum level of energy case for the building will be 15% to 20% less than ASHRAE 90.1 including: LED fixtures LED signs A high level of lighting controls will be applied to the building, including: Daylight sensors in common areas Occupancy sensors in low occupancy areas Individual control of specific lighting elements The heating, ventilation and air conditioning (HVAC) systems will be designed to provide comfort and indoor air quality for the building occupants. High performance energy efficient systems will be designed for the project Due to the diverse uses within the project there is a great opportunity for energy sharing utilizing a heat recovery chiller and heat pumps to recover heat energy from the building from rooms such as the electrical rooms, elevator machine rooms and interior commercial spaces that are constantly generating heat. Each system will be reviewed for benefits and impacts to achieve project energy targets and required indoor air quality. Though the exact systems of the building are yet to be determined, all considerations for both the envelope, mechanical, and electrical systems will be selected so as to minimize energy use and, by extension, carbon emissions LEGEND 1 Closed Loop Hydronic System 2 Possible Connection to District Energy 3 Heat Recovery from Podium 4 Heat Recovery Ventilation 95

ELEVATORS One of the key sustainability features comes from the reuse of the existing Post Office building, contributing Approximately 22,800 Tonnes of Carbon is saved from the reuse of existing

will be applied to the office component.

and travel times. In a traditional approach, all passengers wishing to ascend or descend enter the same lift and then request their destination.

such travel. PLUMBING The plumbing system will include low flow fixtures throughout to reduce water consumption.

Flow sensors will also be utilized on common area faucets to ensure efficient use of water.

5 ELEVATORS One of the key sustainability features comes from the reuse of the existing Post Office building, contributing Approximately 22,800 Tonnes of Carbon is saved from the reuse of existing concrete Approximately 2,050 Tonnes of Carbon is saved from the reuse of existing steel Destination Dispatch To improve efficiency and the need for additional elevators, a destination dispatch system will be applied to the office component. A destination dispatch system is an optimization technique used for multi-elevator installations, which groups passengers for the same destinations into the same elevators, thereby reducing waiting and travel times. In a traditional approach, all passengers wishing to ascend or descend enter the same lift and then request their destination. Ultimately, destination dispatch improves efficiency which reduces Approximately 42,982m 3 of waste is saved from not demolishing the former Post Office elevator travel and the energy required for such travel. PLUMBING The plumbing system will include low flow fixtures throughout to reduce water consumption. A rain water harvesting system will supply the resources to flush toilets and urinals with future consideration and requirements to accommodate a possible on-site irrigation system. Flow sensors will also be utilized on common area faucets to ensure efficient use of water. Materials + Resources ADAPTIVE RE-USE OF THE EXISTING STRUCTURE The project will incorporate many passive and active sustainability measures. The adaptive re-use of the full city block building is fundamentally sustainable in itself. significant savings in embodied energy. The energy that is saved is primarily embodied in the existing concrete and steel, additionally avoiding the energy costs and landfill implications of demolition. Approximately 24,800 Tonnes of Carbon will be saved by not demolishing and rebuilding the podium structure. Approximately 22,800 Tonnes of Carbon is saved from the existing concrete which is equivalent to taking 17,600 cars off the road for a year. Approximately 2,050 Tonnes of Carbon is saved from the existing steel which is roughly equivalent to carbon sequestered by 192,000 tree seedlings grown for 10 years Approximately 1,518,142.2ft 3 (42,989m 3 ) of waste is saved from not demolishing the Post Office, eliminating an estimated 7,027 round trips to the landfill. Overall the energy savings are generally equal to the amount needed to power all the proposed rental units in this project for 10 years. FLEXIBLE PLANNING The nature of the floor plan for this project in the commercial and office uses aims for highly adaptable and reusable floor plates. The office plate will be incorporate a??? rationalized structural elements for a clear span, which increases the flexibility and adaptability of the floor plates, and increases the probability of building adaptability and reuse in the future. LOW EMITTING MATERIALS Low emitting materials will be mandated on this project, including: Low VOC paints, adhesives and sealants Low VOC carpets and composite wood When in operation, the building will untilize green 96 SUSTAINABILITY cleaning and service products.

Operations Bentall Kennedy is one of Canada s largest real estate advisory and services organizations and is a recognized leader of Responsible Property Investment (RPI) practices.

To help improve building performance from both sustainable and economic perspectives, Bentall Kennedy actively participates in environmental, third-party building certification programs.

BEST certified buildings of all private sector owners / managers in Canada.

6 Operations Bentall Kennedy is one of Canada s largest real estate advisory and services organizations and is a recognized leader of Responsible Property Investment (RPI) practices. RPI incorporates environmental, social and governance considerations in a comprehensive approach to real estate investment management. To help improve building performance from both sustainable and economic perspectives, Bentall Kennedy actively participates in environmental, third-party building certification programs. Bentall Kennedy is the first major national real estate firm to formally support the BOMA BEST (formerly Go Green) certification initiative and pride themselves on having the largest number of BOMA BEST certified buildings of all private sector owners / managers in Canada. Bentall Kennedy advocates LEED standards for new development and redevelopment projects and is actively involved in the development of the LEED Canada for Existing Buildings: Operations and Maintenance (LEED Canada EB: O&M) certification program. Some of Bentall Kennedy s key property initiatives include: Green Specifications for cleaning, landscaping and snow removal A formal Responsible Contracting Policy Environmentally Preferable Purchasing (EPP) program Eco Tracker, Bentall Kennedy s online utility, waste and GHG emissions tracking tool. Bentall Kennedy s dedication to RPI extends beyond property portfolios to our commitment to Corporate Social Responsibility and Sustainability (CSRS). Their Caught Green Handed campaign encourages employees to reduce their environmental footprint through a series of measures, including energy management, paper reduction, employee commute and corporate travel. To be ranked among the top firms worldwide by the Global Real Estate Sustainability Benchmark (GRESB) for four years in a row is more than an honour; it is a testament to the drive and inspiration of our people and of the people we work with as clients, tenants, and partners. Our shared vision recognizes sustainability as a communal responsibility. As one of the core drivers of excellence in our real estate management practice, this vision helps us manage risks related to building obsolescence while reducing utility consumption and strengthening relationships with our tenants. In addition the GRESB award, the US Environmental Protection Agency (EPA) recognized Bental Kennedy with a 2016 ENERGY STAR Partner of the Year Sustained Excellence Award for its continued leadership in protecting our environment through superior energy efficiency achievements. 97

7 LEED Scorecards LEED v4 for Neighborhood Developments Plan CERTIFIED: points SILVER: points GOLD: points PLATINUM: 80+ points TARGETED POSSIBLE LOW POTENTIAL NO PROJECT TOTALS (Certification Estimate) SMART LOCATION & LINKAGE 28 PREREQ Smart Location PREREQ Imperiled Species and Ecological Communities PREREQ Wetland and Water Body Conservation PREREQ Agricultural Land Conservation PREREQ Floodplain Avoidance 10 Credit Preferred Locations 10 2 Credit Brownfield Remediation 2 7 Credit Access to Quality Transit 7 2 Credit Bicycle Facilities Credit Housing and Jobs Proximity 3 1 Credit Steep Slope Protection 1 1 Credit Site Design for Habitat or Wetland and Water Body Conservation 1 1 Credit Restoration of Habitat or Wetlands and Water Bodies 1 1 Credit Long-Term Conservation Management of Habitat or Wetlands and Water Bodies NEIGHBORHOOD PATTERN & DESIGN 41 PREREQ Walkable Streets PREREQ Compact Development PREREQ Connected and Open Community 5 4 Credit Walkable Streets 9 6 Credit Compact Development 6 4 Credit Mixed-Use Neighborhoods Credit Housing Types and Affordability 7 1 Credit Reduced Parking Footprint Credit Connected and Open Community 2 1 Credit Transit Facilities Credit Transportation Demand Management 2 1 Credit Access to Civic & Public Space 1 1 Credit Access to Recreation Facilities 1 1 Credit Visitability and Universal Design 1 2 Credit Community Outreach and Involvement 2 1 Credit Local Food Production Credit Tree-Lined and Shaded Streetscapes 2 1 Credit Neighborhood Schools 1 TARGETED POSSIBLE LOW POTENTIAL NO GREEN INFRASTRUCTURE & BUILDINGS 31 PREREQ Certified Green Building PREREQ Minimum Building Energy Performance PREREQ Indoor Water Use Reduction PREREQ Construction Activity Pollution Prevention 2 3 Credit Certified Green Buildings 5 2 Credit Optimize Building Energy Performance 2 1 Credit Indoor Water Use Reduction Credit Outdoor Water Use Reduction 2 1 Credit Building Reuse 1 1 Credit Historic Resource Preservation and Adaptive Reuse 2 1 Credit Minimized Site Disturbance Credit Rainwater Management 4 1 Credit Heat Island Reduction 1 1 Credit Solar Orientation Credit Renewable Energy Production 3 2 Credit District Heating and Cooling 2 1 Credit Infrastructure Energy Efficiency 1 2 Credit Wastewater Management 2 1 Credit Recycled and Reused Infrastructure 1 1 Credit Solid Waste Management 1 1 Credit Light Pollution Reduction INNOVATION & DESIGN PROCESS 6 1 Credit LEED Accredited Professional REGIONAL PRIORITY CREDITS 4 1 Credit Regional Priority Credit: Region Defined 1 1 Credit Regional Priority Credit: Region Defined 1 1 Credit Regional Priority Credit: Region Defined 1 1 Credit Regional Priority Credit: Region Defined 1 98 SUSTAINABILITY

8 LEED Canada - CS v4 (Office Building) TARGETED POSSIBLE LOW POTENTIAL NO PROJECT TOTALS (Certification Estimate) Credit 7 Smart Location LOCATION & TRANSPORTATION 20 Credit LEED for Neighborhood Development Location 20 2 Credit Sensitive Land Protection Credit High Priority Site 3 6 Credit Surrounding Density and Diverse Uses 6 6 Credit Access to Quality Transit 6 1 Credit Bicycle Facilities 1 1 Credit Reduced Parking Footprint 1 1 Credit Green Vehicles 1 NOLEED Canada-CS v4 (Office Building) TARGETED POSSIBLE LOW POTENTIAL ENERGY & ATMOSPHERE 33 P PREREQ Fundamental Commissioning and Verification P PREREQ Minimum Energy Performance P PREREQ Building-Level Energy Metering P PREREQ Fundamental Refrigerant Management 6 Credit Enhanced Commissioning Credit Optimize Energy Performance 18 1 Credit Advanced Energy Metering Credit Demand Response Credit Renewable Energy Production 3 1 Credit Enhanced Refrigerant Management 1 2 Credit Green Power and Carbon Offsets MATERIALS & RESEARCH 14 P PREREQ Storage and Collection of Recyclables P PREREQ Construction and Demolition Waste Management Planning 3 3 Credit Building Life-Cycle Impact Reduction Credit Building Product Disclosure and Optimization - Environmental Product Declaration Credit Building Product Disclosure and Optimization - Sourcing of Raw materials Credit Building Product Disclosure and Optimization - Material Ingredients 2 2 Credit Construction and Demolition Waste Management 2 CERTIFIED: points SILVER: points GOLD: points PLATINUM: 80+ points SUSTAINABLE SITES 11 P PREREQ Construction Activity Pollution Prevention 20 1 Credit Site Assessment 2 2 Credit Site Development - Protect or Restore Habitat 3 1 Credit Open Space 6 3 Credit Rainwater Management 6 2 Credit Heat Island Reduction 1 1 Credit Light Pollution Reduction 1 1 Credit Tenant Design and Construction Guidelines WATER & ATMOSPHERE 33 P PREREQ Outdoor Water Use Reduction P PREREQ Indoor Water Use Reduction P PREREQ Building-Level Water Metering 1 1 Credit Outdoor Water Use Reduction Credit Indoor Water Use Reduction Credit Cooling Tower Water Use 2 1 Credit Water Metering 1 NOTES: -Integrative Process will need to be documented in detail as per credit requirements (design charrettes) -40% Water use reduction in office might require specific fixture usage -23% Energy use reduction (energy modeller for details) -1% On site Renewables -Life Cycle Building Impact Assessment -Daylight and views modelling to confirm (risk) INDOOR ENVIRONMENTAL QUALITY 10 P PREREQ Minimum Indoor Air Quality Performance P PREREQ Environmental Tobacco Smoke Control 2 Credit Enhanced Indoor Air Quality Strategies 2 3 Credit Low-Emitting Materials 3 1 Credit Construction Indoor Air Quality Management Plan 1 3 Credit Daylight 3 1 Credit Quality Views INNOVATION IN DESIGN 6 1 Credit 1.1 Minimum Indoor Air Quality Performance 1 1 Credit 1.2 Environmental Tobacco Smoke Control 1 1 Credit 1.3 Enhanced Indoor Air Quality Strategies 1 1 Credit 1.4 Low-Emitting Materials 1 1 Credit 1.5 Construction Indoor Air Quality Management Plan 1 1 Credit 2 Daylight REGIONAL PRIORITY 4 1 Credit 1.1 Outdoor Water Use 1 1 Credit 1.2 Enhanced Commissioning 1 1 Credit 1.3 Optimized Energy Performance 1 1 Credit 1.4 Building Lifecycle Impact Reduction 1 99

Sustainable Design A DIVISION OF SHIVE-HATTERY

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