Corporate Green Building Standard. January 17, 2012 Council Workshop

Transcription

1 Corporate Green Building Standard January 17, 2012 Council Workshop

2 Workshop Topics Project Recap Progress to date Workshop Approach Summary and next steps

3 What? Project Recap Green Building Standard for all new Town facilities and major renovations as appropriate Why? - Reduce total costs and environmental impact of facilities - Reduce overall impact of built environment on human health and increase productivity

4 Why? Project Recap 2 - Assist Town in meeting strategic goals and objectives (Peel Climate Change Strategy; Corporate Energy Management Plan; Community Based Strategic Plan) - Builds on Green Development Program for private sector - Provides guidance to staff - Be a leader in our community

5 Progress to Date Retained Lighthouse Consulting Conducted staff interviews Completed municipal case study analysis October 18 Council Workshop Feedback Working session Cost difference between LEED Certification and made in Caledon Feasibility of Town staff to certify work Existing staff resources with education and credentials in Capital Projects and Project Management and Energy and Environment Wellington County Standard

6 Green Building Costs Difficult to address cost difference between a Leadership in Energy and Environmental Design (LEED) compliant standard and made in Caledon standard Greening Built World Study indicated average 2% premium over conventional buildings Town of Halton Hills Report estimated: LEED Certified: 2% or $5 per ft 2 LEED Silver: 4-5% or $10 per ft 2 LEED Gold: 9-12% or $27 per ft 2

7 Green Building Savings Greening Built World Study found: Cost benefits of green buildings are ten times the cost premium over a 20 year period On average green buildings use 35% less energy (Ajax LEED Fire Building estimated 35% energy savings)

8 Green Building Savings Greening Built World Study found: Staff productivity gain of 2-10% when moving from average building to green building (1% productivity increase=5 minutes per day) Green buildings are less risky. Traditional building risks: indoor air quality issues; use of finite resources and escalating costs; and average buildings are less attractive, more costly and may become obsolete

9 Discussion Topics Using primarily the LEED Checklist, we are seeking your input on credits and sustainable building elements that are of importance for the Town 6 Main Discussion Topics: 1. Sustainable Sites (30 mins) 2. Water Efficiency (15 mins) 3. Energy and Atmosphere (25 mins) 4. Materials and Resources (15 mins) 5. Indoor Environmental Quality (15 mins) 6. Innovation in Design/Regional Priority (15 mins)

10 LEED Certified Silver 50-59pts Gold 60-79pts Platinum 80+pts

11 LEED Checklist

12 30min Sustainable Sites Why is this important? Site selection and design impacts: Destructive to local ecology (erosion, loss of habitat, pollution, etc) Encroachment on productive agricultural land Reduces recreational open space Ambient temperatures (heat island) Stormwater impacts: Reduces water quality Disrupts aquatic life

13 Intent: Sustainable Sites Reduce impact of a new building on the selected site and surrounding area. LEED Prerequisite: Sediment and erosion control site plan

14 Sustainable Sites What would this include? Site Selection Maximize open space Density Alternative transportation Parking + preferred parking Stormwater management Heat island Light pollution Erosion & sedimentation control Design for passive solar orientation

15 Site Selection Parkland Avoid Agricultural Land Reserve Green Belt Floodplains Ecologically sensitive land Wetlands Requirements Land of equal or greater value can be accepted as trade-off public parkland Officially designated areas protecting agricultural land are not built on. Land that is protected as a habitat corridor. A lowland area, whether dyked, flood-proofed or unprotected which is at an elevation susceptible to flooding Land that includes rare or fragile ecosystems, places of significant and recognized biodiversity or habitat for rare and endangered species Area that is inundated or saturated by surface or ground water (swamps, marshes, bogs)

16 Stormwater Management LEED Credit Options Implement stormwater management plan that: prevents post development peak discharge rate/quantity from exceeding the pre-development rate and quantity for 1 and 2 year- 24 hour storms protects receiving waterways (rivers, streams) from excessive erosion treats stormwater runoff

17 Stormwater Management Methods to Reduce Run-Off Reduce impervious surfaces Pervious paving Underground parking Reduce building footprint Green roofs Storage and retention systems Constructed wetlands Grassy swales Bio-retention ponds Stormwater harvesting Cisterns/ Storage tanks Bioswale and water canal

18 Alternative Transportation

19 Sustainable Sites Have we captured all of your concerns? Stormwater management Site selection Sustainable transportation Is there anything we have not discussed? What is Caledon s priority?

20 15min Water Efficiency Why is this important? Canadian s consume 450L/day Reduce clean water demands Reduce water treatment Reduce sewage treatment Save energy Infrastructure is expensive Peel water treatment plant

21 Intent: Water Efficiency Reduce potable water consumption. LEED Prerequisite: 20% reduction in potable water

22 Water Efficiency What would this include? Potable water reduction Water-efficient landscaping Treat wastewater on-site Increase local aquifer recharge Greywater reuse

23 Water Efficiency Have we captured all of your concerns? Is there anything we have not discussed? What is Caledon s priority?

24 25min Energy + Atmosphere Why is this important? Meet the energy conservation targets within the Green Energy and Green Economy Act. Reduce harmful emissions in atmosphere Reduce operating costs Ensures building is working as designed.

25 Energy + Atmosphere Intent: Reduce a buildings energy consumption and greenhouse gas emissions. LEED Prerequisites: -Specific energy reduction -Commissioning energy systems -No CFC s

26 Energy + Atmosphere What would this include? Energy efficiency On-site renewables Green power purchasing On going Measurement and Verification Commissioning Carbon emission reductions Phase out HCFC s

27 Energy Efficiency Site, sun, wind and light Consider heating, lighting, ventilation and energy performance Optimizing building performance is a highly sophisticated exercise in trade-offs computer modelling and simulations play an important role Optimize building envelope - increase insulation/reduce thermal bridging, keep window to wall ratio below 50% Integrated design charrette (IDP)

28 Energy Efficiency Points MNECB ASHRAE/IESNA prerequisite 23% 10% 1 25% 12% 2 27% 14% 3 28% 16% 18 54% 46% 19 56% 48% Or.. Energy Use Intensity kwh/m2/yr

29 On-site Renewable Energy Eligible systems: Photovoltaic (PV) Solar thermal Bio-fuel based energy Geothermal (heat and electricity generation) Low-impact hydro Wind turbines -PV projects in Caledon -FIT program opportunities -Solar ready (roof pitch, shaft, conduit, mechanical room)

30 Commissioning Ensure building elements and systems are designed, installed and calibrated to operate as intended. Commissioning maximizes energy efficiency - often increases by 5% - 10% Commissioning reduces costs associated with change orders and repairs Reference to LEED OPP building

31 Energy + Atmosphere Have we captured all of your concerns? Carbon Reduction Energy Efficiency Renewables Commissioning Long term energy savings Is there anything we have not discussed? What is Caledon s priority?

32 15min Materials + Resources Why is this important? Construction waste is the largest contributor to landfill Use local materials to reduce carbon emissions for transportation. Help local economy grow Reduce virgin material extraction Encourage reuse and recycling

33 Materials + Resources Intent: Use low impact materials, and reduce waste. LEED Prerequisite: -Space for collection, separation and recycling of materials

34 Materials + Resources What would this include? Local materials (purchasing by-law implications) Materials containing: recycled, reclaimed, rapidly renewable Certified wood Building reuse Construction waste diversion Storage and collection of waste,recycling

35 15min Indoor Environmental Quality Why is this important? Building materials contain many harmful chemicals. Improve health of staff, visitors, contractors. Increase productivity, reduce sick days.

36 Indoor Environmental Quality Intent: To provide healthy and comfortable working environments. LEED Prerequisites: -Meets standard for acceptable indoor air quality -No smoking in buildings

37 Indoor Environmental Quality What would this include? Indoor Air quality (IAQ) Thermal comfort Non-smoking buildings IAQ during construction IAQ before occupancy Low emitting materials (VOC) Daylighting and views Control chemical and pollutant source control

38 Indoor Environmental Quality Have we captured all of your concerns? Carbon Reduction Energy Efficiency Renewables Commissioning Long term energy savings Is there anything we have not discussed? What is Caledon s priority?

39 15min Innovation in Design + Regional Priorities Why is this important? Push the envelope Allow for thinking outside the box Align with geographic regional priorities

40 Innovation in Design + Regional Priorities Intent: Allow room for innovation, exemplary out of the box thinking, going above and beyond. Contribute to local concerns and issues.

41 Innovation in Design + Regional Priorities What would this include? Exceed minimum LEED credit requirements Green Cleaning Policy Green Landscape Plan (no pesticides) Low Mercury Lighting Building Envelope Commissioning Ideas are welcome!! Durable Building Plan Landfill constraints Water infrastructure constraint Low impact development (LID)

42 Overview of Caledon Priorities Review identified priorities Any final thoughts?

43 Next Steps Based on feedback, staff and the consulting team will: Recommend and Develop Standard Estimate costs and benefits Procurement specifications and scope of work language (alignment with Green Procurement policy) Reporting protocol Implementation guidelines

44 Report DP To: From: Mayor and Members of Council Development Approval & Planning Policy Meeting: December 13, 2011 Subject: Corporate Green Building Standard-For Information RECOMMENDATION That Report DP regarding Corporate Green Building Standard be received for informational purposes. ORIGIN/BACKGROUND On October 18, 2011, Energy and Environment staff presented a Council Workshop on the development of a Corporate Green Building Standard. This Standard will apply to new municipal facilities and large renovation projects where appropriate. Given the amount of discussion and questions that were raised at the Workshop, staff has prepared this Report to provide further background information. As requested, a January 2012 Council Workshop has also been scheduled. DISCUSSION This Report will provide information on other green building standards (beyond Leadership in Energy and Environmental Design- LEED); LEED Certification costs and savings implications; and some further information on Wellington County s Green Legacy Building Guidelines, an example of a customized non-leed compliant Standard. Green Building Standards Although Leadership in Energy and Environmental Design (LEED) is a prevalent green building standard, there are various other standards which include Green Globes; Building Research Establishment Environmental Assessment Method (BREEAM) for New Construction; Minergie; Green Star; and, American Society of Heating, Refrigeration and Air-Conditioning Engineers (ASHRAE) a standard for the design of high performance green buildings. Currently, only LEED and Green Globes are available for Canadian building projects. The new ASHRAE standard is also technically available as a model code for the siting, design, construction and planning for the operation of high performance green buildings. Its future incorporation into the Building Code appears to be on the horizon. Schedule A provides a high level summary of ASHRAE and the other e Green Building standards. LEED Costs, Savings and Project Fees Sound data on the cost premium for Canadian LEED certified buildings, especially municipal buildings, is still emerging. Therefore a precise cost premium for LEED certified projects is difficult to obtain and often varies depending on the building type, the Report DP Page 1 of 6

45 Report DP building s LEED credits, and the LEED consultant s and other contractor and project management staff s level of experience with LEED buildings. Equally important is the life cycle savings that can be achieved with a LEED certified building. Although some indication of these savings and benefits is provided, there is considerably more information that is not included in this Report. Significant operating (energy and water) and maintenance cost savings are often realized with green buildings. For example, the Town of Ajax Council Report which is referenced below estimated a 35% energy savings over a standard fire hall for their LEED Gold project. Another study, The Costs and Financial Benefits of Green Buildings from 2003 referenced a 20 year present value savings of $5.70/ft 2 for energy savings, $0.51/ft 2 for water savings and, $0.03ft 2 for waste savings. More recently, Greening Our Built World: Costs, Benefits and Strategies from 2009 found that the cost benefits of a green building are ten times the cost premium over a 20 year period on a net present value basis and green buildings on average use 35% less energy. This emerged from an in-depth study of 170 U.S and international green buildings that were certified to LEED, targeting LEED or other similar Green Building Standard. There are also softer cost savings related to a healthier workplace. Given that staff salaries comprise a large portion of the municipalities expenses, productivity improvements stemming from a healthier workplace can result in savings that more than pay for the additional LEED cost premium. The 2003 Study noted above indicates it would be reasonable to assume a productivity gain of 2-10% when moving from an average building to a green building that incorporates high quality natural light, exceptional ventilation, and user controls (a 1% productivity increase equates to approximately 5 minutes of time per day). Greening Our Built World also noted that green buildings are considered less risky since three main risks are perceived with traditional buildings: 1) indoor environmental and air quality problems; 2) the use of finite resources (such as energy, water) and their escalating costs and; 3) the view that average buildings are becoming less attractive, more costly and may eventually become obsolete. To demonstrate both LEED costs and savings for municipal projects, two Ontario LEED projects from the Town of Halton Hills and Town of Ajax (that are targeting LEED Certification), and their associated Council Report documentation was assessed and the findings are presented in Schedule B. Since Caledon is currently working on a LEED project for the new Ontario Provincial Police facility, staff has also provided some cost premium estimates from this exercise. Based on an analysis of the Town of Halton Hills Council Report, an estimated percentage increase cost premium for LEED above a typical standard building is as follows: LEED Certified: 2% or $5 per ft 2 ; LEED Silver: 4-5% or $10 per ft 2 ; and, LEED Gold: 9-12% or $27 per ft 2. Report DP Page 2 of 6

46 Report DP It is unclear if the additional costs for energy modeling and commissioning were included. Typically, these costs are approximately 0.5% for energy modeling and 1.5% for a commissioning agent. These premiums are based on just one municipal Report and may be seen as higher than other estimated cost premiums. Through the Study results demonstrated in Greening Our Built World, the 170 green buildings that were analyzed cost on average only 2% more than conventional buildings. LEED Registration and Certification Fees Although the LEED registration and certification fees were accounted for in the Schedule B analysis and findings, the LEED Registration and Certification fees are itemized below in Table 1. These fees can be easily determined for a LEED project and only vary depending on the size of the building and if the owner is a Canada Green Building Council member. Registration fees are paid when the project is initialized which is early in the design process. Certification fees are paid when the project s LEED credits and related documentation is submitted. This usually coincides a few months after the building s completion. In addition there are LEED Consultant costs that are necessary to manage the LEED documentation, throughout the project design and construction phase (including post construction), through to the certification. These soft costs vary depending on the length of the project, the level of staff s LEED experience, the consultant and construction team experience, how well LEED credits have been documented throughout the project and the amount of auditing requested by the Canada Green Building Council. Fees can range $25,000 to $50,000 per building. It is also important to highlight those additional services such as energy modelling, daylight and view calculations, indoor air quality testing and commissioning costs that are project dependent and are additional to the above mentioned fees. For illustration purposes, staff has provided the LEED certification and registration fees for projected floor areas for two building types: a 50,000 ft 2 building (similar in size to Mayfield Recreation Centre) and a 10,000 ft 2 building (similar in size to a Fire Hall). Table 1: Canada Green Building Council (CaGBC) Registration and Certification Fees (assuming CaGBC member) Fire Hall (10,000 ft 2 ) Recreation Facility (55,000 ft 2 ) Certification Fees $4181 ( taxes) $6150 ( ) Registration Fees $565 ( taxes) $890 ( taxes) Total CaGBC registration and certification fees $4746 $7040 Table 2: Estimate LEED Silver Premium Increased cost premium for LEED above a typical standard building (includes CaGBC fees, consultant costs as well as additional technology costs above standard building) LEED Silver Cost premium $100,000 (assuming $10 per ft 2 ) $550,000 (assuming $10 per ft 2 ) Report DP Page 3 of 6

47 Report DP Assuming a $10 per ft 2 cost premium for LEED Silver, the actual Canada Green Building Council fees for LEED certification and registration account for a small portion of the overall LEED costs. Green building knowledge and resources exist within the Town s Capital Projects and Property Management and Energy and Environment Sections. Some staff has and are continuing to obtain LEED training through the LEED Green Associate or LEED Accredited Professional courses. Both sections are also promoting green buildings, some of which have been LEED Certification. The Town has also been a Canada Green Building Council member for a number of years. Wellington County Green Standards Council expressed interest in Wellington County s Green Legacy Building Guidelines at the Council Workshop which staff followed up on to obtain further information. As part of the County s Green Legacy program, Green Building Guidelines were developed in The Green Legacy Building Guidelines were designed to be userfriendly, easily administered and achievable. Two levels of achievement are possible: 1) Green and 2) Emerald which is the highest. The County chose to develop customized Guidelines due to the costs associated with LEED however it does align with LEED and other green building standards. For each achievement level, a number of green options are provided that are categorized as land use development; water efficiency; energy efficiency; resource management; air quality and efficiency; and architectural which has sub categories for structural; heating, ventilation and air conditioning (HVAC); plumbing; electrical; and landscaping. Although these standards apply to both private sector buildings and County owned and operated facilities, the information provided below relate to how these Standards apply to their municipal facilities. All new Wellington County buildings and renovations are built using the Emerald Standard. Approximately County owned facilities have been built to these Guidelines. These include libraries, office buildings, museum/archive facilities and police stations. The Green Building Guidelines are dictated in the Purchasing Documents and subsequent wording is included in the contract. It is then the responsibility of the architect/general contractor to design and build to the Green Guidelines. At project completion, a sign off sheet is provided to the Construction Manager which confirms the project has been completed as per the green requirements. A plaque acknowledging the Green Building is then placed in the facility. To date, there has not been any issue with ensuring the architect and/or contractor meets the Guidelines and third party certification is not required. Based on County staff feedback, it does not seem that administering these Guidelines for their own facilities take up a lot of staff time. This is because the onus is put on the General Contractor or Architect. Report DP Page 4 of 6

48 Report DP If Town staff pursues a customized Corporate Green Building Standard for new municipal facilities, it is recommended that the implementation procedures allow for the tracking of energy, water and other environmental (i.e. waste) savings and benefits. Consideration should also be given to having a consultant on retainer for third party certification. It is not expected that this would be a large expense given the number of anticipated new municipal facilities. Since the Town requires new industrial and commercial Green Development Program participants to seek third party LEED certification, to qualify for Development Charge discounts, third party certification for the Town s facilities is prudent. FINANCIAL IMPLICATIONS n/a LEGAL IMPLICATIONS n/a NEXT STEPS Staff will seek further input on a proposed Caledon Corporate Green Building Standard at a January 17, 2012 Council Workshop. Based on input received, a draft Standard will be developed along with appropriate implementation procedures. The final Standard will be presented to Council for endorsement. COMMUNITY BASED STRATEGIC PLAN The development of a Corporate Green Building Standard addresses various Community Based Strategic Goals. Specifically, they include Goal 1: objective 1Bprotect and enhance air quality and reduce impacts of climate change; objective 1Csupport green energy and energy reduction; objective 1D- promote green living and building community capacity and Goal 6: objective 6A- provide high quality public services. POLICIES/LEGISLATION n/a CONSULTATIONS LightHouse Consulting Wellington County Capital Projects and Property Management Glenn Middlebrook, Chief Building Official ATTACHMENTS Schedule A: Summary of Green Building Standards Schedule B: Additional Cost of LEED: Summary of Findings Report DP Page 5 of 6

49

50 Schedule 'A' to Development Approval & Planning Policy Report DP Page 1 of 3 Schedule A: Summary of Green Building Rating Systems Green Building Rating System Purpose Scope Benefits Shortcomings Leadership in Energy and Environmental Design (LEED) Available in Canada Promotes whole building approach to sustainability by recognizing performance in five key areas of human and environmental health. Categories assessed: sustainable sites (28%); water efficiency (10%); energy and atmosphere (37%); materials and resources (13%); indoor environmental quality (12%); innovation in design (6%); regional priority (4%) Internationally accepted benchmark that is well known; four certification levels; Canada wide use; encourages innovation in design and acknowledges importance of local conditions Extensive documentation work; can be perceived as costly including certification, registration and consulting fees Green Globes Available in Canada Evaluate energy and environmental performance of buildings Categories assessed: integrated design (5%); site (11.5%); energy (38%); water (8.5%); resources (10%); emissions (7%); indoor environment (20%) Easy to use questionnaire based; Flexible; Life cycle assessment incorporated into program; Fixed registration fee; Lower registration costs Doesn t address greenhouse gas emissions; not as well known; questionnaire based without sufficient proofs for credits

51 Schedule 'A' to Development Approval & Planning Policy Report DP Page 2 of 3 Green Building Rating System High Performance Building Standard (ASHRAE) Standard American Society of Heating Refrigeration and Air Conditioning Engineers Inc Available in Canada BREEAM New Construction (UK Based) *Currently applicable to new non domestic UK buildings Minergie (Switzerland based) *Doesn t currently accept out of country projects though has franchising concept to Purpose Scope Benefits Shortcomings Model code to provide minimum requirements for siting, design, construction and plan for operation of high performance green buildings Topic areas include: sustainable sties; water use efficiency; energy efficiency; indoor environmental quality; building s impact on atmosphere, materials and resources; construction and operations plans More energy efficient than previous 2007 standard; designed to be enforceable in building code and by laws by authorities having jurisdiction Still in development; questionable support and enforcement; not a rating system or certification system Assesses environmental life cycle impacts of new nondomestic buildings at the design and construction stages Categories assessed: management (12%); health and wellbeing (15%); energy (19%); transport (8%); water (6%); materials (12.5%); waste (7.5%); land use and ecology (10%); pollution (10%); innovation (10%) Certified over 200,000 buildings since 1990 launch; Assesses building impacts from design to post construction; Encourages ghg emission reduction and use of low and zero carbon technologies Canada specific scheme is not developed, extensive documentation work Promotes comfort of users living/working in building through high grade building envelope with continuous renewal of air. Reduce buildings carbon emissions. Four certification levels that vary depending on energy efficiency, use of renewable energy and generating on site energy Focus on energy performance; Easy certification procedures. Caps on the maximum allowable additional costs. Strict energy efficiency requirements; not currently available in other countries

52 Schedule 'A' to Development Approval & Planning Policy Report DP Page 3 of 3 Green Building Rating System develop standards for other countries. Currently in review for Vancouver. Green Star (Australian based) *Doesn t currently accept out of country projects Purpose Scope Benefits Shortcomings To define green buildings by establishing common language and standard of measurement to promote integrated building design; to define building life cycle impacts and to recognize/reward environmental leadership Categories assessed: management (14.7%); indoor environmental quality (16.7%); energy (14.1%); transport (8.3%); water (7.1%); materials (20.5%); land use and ecology (5.1%); emissions (10.2%); innovation (3.2%) Focus on materials selection and design for disassembly to encourage reduction of environmental impacts Not currently available in other countries

53 Report for Town of Caledon November 10, 2011 Schedule 'B' to Development Approval & Planning Policy Report DP Page 1 of 1 The Additional Cost of LEED: Summary of findings While there are numerous studies documenting the relatively low incremental capital costs for green buildings they typically do not breakout details for municipally-owned green buildings. For this summary we have extracted costing information published by the Town of Halton Hills 1 regarding two fire halls that were targeting LEED Silver certification. Green buildings may have a higher upfront cost but they in turn can have long-term annual savings and benefits that last the life of the building. Green buildings have been shown to contribute to higher employee productivity, increased staff retention, reduced sick days, and a reduction in annual energy costs. Anticipated long-term savings, although not included in Town of Halton Hills report, an Ajax fire hall project estimated a 35% energy savings over a standard fire hall for their LEED Gold project. 2 Through the construction of a new Caledon OPP station that intends to be LEED Silver certified, Town of Caledon staff are estimating a 5-8% premium to cover the LEED registration and certification costs, and other additional construction costs to incorporate the necessary LEED credits. This is inline with the Halton Hills study presented in Their findings are summarized as follows. Phase Consultant 3 LEED project management Construction Description Design to include LEED green building requirements Include LEED in specification Complete and sign LEED Documentation LEED registration costs Collection and submission of documentation Coordination of LEED throughout project Additional technologies not otherwise considered in standard construction cost, LEED documentation and collection by contractor for contractor related credits Projected % increased cost for LEED above standard Certified Silver Gold Notes 0% 1% 1% 1% 1% 1% 1% 3% 7-11% Total overall Overall % additional cost 2% 4-5% 9-12% Cost/sqft Overall additional costs $5.00/sqft $10.00/sqft $27.00/sqft An experienced Consultant who has worked on a LEED project will not have significant additional costs for designing and completing LEED documentation (sign letter templates, provided back-up documentation). Typically there is not a significant difference in the LEED consultant costs if project targeting different LEED levels. A higher the level of certification may include a increased efficient HVAC system, lighting system and controls, may include measurement and verification, renewable energy technologies, commissioning, green power purchasing. 1 Halton Hills report FIRE , LEED recommendation for the Joint Fire/EMS Facility at 53 Maple Avenue and the Fire Facility at the Eighth Line and 10 Side Road. October 9, Town of Ajax. Report to General Government Committee, by Dave Meredith, Acting Director of Operations and Environmental Services. June 22, It is not clear in report if the additional costs for energy modelling and commissioning were included. Typically we see costs for the energy modeler +(0.5%) and commissioning agent +(1.5%). Light House Sustainable Building Centre 2060 Pine Street, Vancouver, BC Canada V6J 4P8 T: F: W: