Rezoning Sustainability Report 1133 Melville...

Rezoning Sustainability Report 1133 Melville Street Prepared for: JKMC Architects 77 W 8th Ave #200 Vancouver, BC V5Y 1MB Oxford Properties 200 Bay Street, Suite 900 Royal Bank Plaza, North Tower

Toronto ON M5J 2J2

Developed by: Integral Group Suite 180 - 200 Granville Street Vancouver, BC V6C 1S4 October 4, 2017

Table of Contents

1. INTRODUCTION 3

2. GREEN BUILDING POLICY FOR REZONINGS 3

3. REZONING FOR SUSTAINABLE LARGER DEVELOPMENTS 7

4. GENERAL POLICY FOR HIGHER BUILDINGS 23

5. CLOSURE 25

Appendix A- City of Vancouver Applicable Policies Appendix B- LEED Scorecard Appendix C- Potential Farmer Market Configuration Appendix D- Integrated Rainwater Management Plan Appendix E- Waste Collection Area Appendix F- Oxford Waste Management Policy Sample Appendix G- City of Vancouver Energy Confirmations Appendix H- Energy Modelling Report

Integral Group Inc. October 4, 2017

Rezoning Sustainability Report 1133 Melville Street

Divisions 15, 16 Page 3 of 20

1. INTRODUCTION

The intent of this report is to describe the sustainability features for 1133 Melville Street project in downtown Vancouver. This includes written responses to Green Buildings Policy for Rezonings, Rezoning Policy for Sustainable Larger Developments, and General Policy for Higher Buildings polices applicable to the project. This document is provided for inclusion in the rezoning booklet and coordination within the JKMC Architects and the client, Oxford Properties. These designs will be further revised and refined prior to the DP submission. The proposed strategies and responses below represent an ongoing conversation with the City of Vancouver to ensure that 1133 Melville satisfies all applicable sustainability requirements while also serving as an example of high performance commercial office design in Vancouver. Where viable, the project team has aimed to satisfy and exceed all outlined criteria applicable to it, in coordination with the City of Vancouver to ensure the proposed solution satisfies the all applicable expectations. Where necessary, additional conversations have been had with the City of Vancouver Sustainability Department to continue a dialogue around the intent of the various rezoning policies, specifically the 45% reduction in energy, to ensure the City’s intent was satisfied in the proposed rezoning response below. Full text of all three applicable policies can be found under Appendix A.

2. GREEN BUILDING POLICY FOR REZONINGS

The applicant and design team are committed to incorporating green building principles into the design and long term operations of the proposed office / retail development at 1133 Melville Street. The project will be registered with the Canada Green Building Council’s (CaGBC) LEED v4 for Core and Shell buildings rating system and will target a certification level of LEED Platinum. The following list, along with a preliminary LEED Scorecard, as outlined in Appendix B, highlights prominent sustainable features which will achieve 83 points, including a minimum 22% cost savings over ASHRAE 90.1-2010, at least one (1) water use reduction credit (50% Irrigation Reduction), and one (1) Stormwater Management credit (Rainwater Management). Beyond these targets, several other strategies are potentially available and will be confirmed as the design is refined. The project will also aim to demonstrate a 45% reduction in energy use to comply with the City of Vancouver’s Rezoning Policy for Sustainable Larger Development and General Policy for Higher Buildings rezoning requirements. The building has also chosen to voluntarily participate in the CaGBC recently launched Zero Carbon Building Pilot Program.

This commercial office development will become a showcase project for energy performance and environmentally responsible building construction though the following:

2.1 Location and Transportation

The project is located on a previously developed infill site, avoiding sensitive habitats and taking advantage of existing infrastructure and surrounding amenities which promote a walkable community. The development’s design densifies the existing site to maximize land usage. The site is located within a short walking distance (300m) of both Thurlow and Burrard Streets as well as directly adjacent to Melville Street. This location provides optimum connectivity to pedestrian, bicycle and public transit options. The connection of Melville and Burrard offers immediate connection to over 17 different bus lines and Millennium skytrain lines within 400m of the site. By locating along these transit corridors combined with secured storage for bicycles and bicycle networks along Melville and West Pender Streets affords a distinct advantage for carless commuters.

2.2 Sustainable Sites

Vegetation will be limited to the ground levels and some roof spaces where available. This will be done to maximize the availability of rainwater collection surfaces for the project. The development’s hardscapes and green spaces will be considerate of urban heat island effect and support the project’s larger irrigation and water use reduction targets. Where feasible, planting will be selected to support local native ecology, including pollinators, by providing additional variety and access to vegetation within the dense urban downtown area.

An erosion and sedimentation control plan will be implemented to minimize erosion and sedimentation during demolition, site preparation and throughout construction. Best practices will be implemented during construction




to optimize air quality for site workers and the surrounding area, and provide a clean and healthy building for future residents.

2.3 Water Use Efficiency

The project will optimize water utilization through several means.

First, the project’s management of rainwater runoff will be done in such a fashion as to maximize the availability rainwater to be utilized as a source of non-potable water. This approach will support an innovative solution to reducing the whole building’s demand for municipally treated potable water while also significantly reducing the project’s runoff impact on City of Vancouver’s storm sewers.

Second, water will be conserved through low flow plumbing fixtures like dual flush water closets and sensing lavatories, the project will be targeting a 50% reduction in the use of potable water through selection of plumbing fixtures like the SwissEco mist lavatory faucet and waterless urinals. Where further reduction in potable water cannot be supported through fixture selection a non-potable water offset of between 650,000- 800,000 L/year will be utilized to assure the 50% reduction target is met. This is equivalent to an offset of 1.3-1.6 million bottles of water annually and would represent an overall water use reduction unique in the Vancouver commercial market.

Third, to support the intelligent design and selection of the project’s vegetation, project irrigation demand will be a major focus. The project will target using no potable water for the irrigation of the project’s landscaping. This will be done using a similarly planned rainwater capture and reuse system dedicated to establishing a means of maintaining vegetation without significantly increasing the project’s potable water demand.

Finally, the project will target increased cooling tower water efficiency as a means of reducing the potable water consumed in the cooling of the building. This will be done by selecting systems which maximize the number of cooling cycles achieved within every potable water make-up while also providing a source of non-potable water where feasible.

2.4 Energy Performance

The mandate to meet Rezoning Policy for Sustainable Large Developments (2014) (22% Energy Cost Savings over ASHRAE 90.1-2010) and the General Policy for Higher Buildings (2014) (45% EUI reductions) will drive mechanical, electrical and architectural systems selection. High performance systems will be considered throughout design to ensure the project’s energy performance is met. To support the project’s goal of LEED Platinum certification an additional energy target of 11 Optimized Energy Points has been identified.

The building has also been registered as a pilot project under the Canadian Green Building Council’s (CaGBC) Net Zero Energy Carbon study. As part of its participation the building will share building energy and emissions performance using a newly formed framework for zero emissions buildings. By participating, the 1133 Melville is demonstrating the path to low carbon building design and operation. As part of the integrated design process the following technologies are being explored: High Performance Building Envelope

All facades will utilize triple glazing with a targeted u-value of 0.25 and a shading co-efficient of 0.3. Exterior solar shading and passive design to minimize solar gains

Angling of the façade on the upper portion of the tower (with no shading from surrounding buildings) will help mitigate solar heat gain.

Consideration of extended vertical fins on the West and East exposures will provide additional solar shading.

Rainwater harvesting Water efficient Landscaping Low consumption plumbing fixtures Exhaust air heat recovery Demand control ventilation




Increased ventilation rates. Heat recovery and energy sharing between interior and exterior zones High efficiency mechanical equipment Reduced internal lighting loads below the ASHRAE 90.1 2010 levels

The heating, ventilation and air conditioning (HVAC) systems will be designed to provide comfort and indoor air quality for the building occupants. Although there will be no NEU rezoning conditions for this project, the design team is considering a high performance energy efficient hydronic system with the potential for accommodating a future NEU connection should a more efficient and feasible low carbon energy source be available to serve this project in future. The space heating and cooling on the office floors will be provided by 4 pipe fan coils with EC Motors connected to the hydronic heating hot and chilled water risers, with full controllability for building occupants thru individual thermostats (every 750-1000 Sq.ft). Central heating and cooling plant will consist of high efficiency magnetic bearing chillers with high efficiency air-source heat-pumps for space heating and auxiliary cooling and domestic hot water generation with back-up condensing boilers. By use of high efficiency magnetic bearing chillers, we will transfer energy from the exterior office zones (that are in heating mode in winter) to interior zones that are in cooling year round thus reducing the energy demand for the building. All lighting levels to be designed to comply with governing codes and Illuminating Engineering Society of North America (IESNA) recommendations. Sustainable lighting design strategies will be employed within the building so that up to 50% lighting power density reductions compared to ASHRAE 90.1-2010 will be achieved, and these target reductions will be articulated within Lease documents. All lighting will be high performance LED type luminaires that will strive to deliver an inspirational lighting design that requires a careful balance of various available illuminance and an understanding of their limitations, in order to achieve a unique design in both interior and exterior environments to achieve an enhanced energy performance.

A networked lighting control system will be provided as part of an integrated lighting control and energy management system to provide an environmentally responsible approach to the building lighting system. The facility network will host the lighting control system database and for all field devices.

In addition to high performance system design, the project’s mechanical, electrical, and envelope systems will be commissioned, ensuring the ongoing performance of the entire development through to building operations. Building level energy and water end use information will be provided to building operators through the use of advanced end use metering. This will ultimately result in continued energy savings and environmental benefit beyond the initial design of the project.

2.5 Building Materials

Through the use of a building lifecycle impact analysis and innovative material product disclosures the project will aim to demonstrate building lifecycle impact reductions in overall Co2 emissions, depletion of non-renewable energy resources, eutrophication and other global impact categories. Materials will be selected to provide industry regulated ingredient declarations, and identify the environmental impacts associated with each material. Where feasible, materials will be selected to have 3rd party verified certification like GreenScreen v1.2, Cradle to Cradle, or REACH.

Construction waste management will be an integral part of the building process, firstly through source minimization, smart product selection, packaging and transport. Recycled content and regionally sourced materials will be preferred through the selection process, focusing on steel, concrete and glass components, reducing the impact of extracting of virgin resources. These materials retain their high value in the recycling chain and so once the service life of the proposed building comes to an end, re-use and integration into new building materials is a viable option. 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.

2.6 Indoor Environment

Ventilation air will be delivered to each zone within the floor by means of Heat Recovery Ventilators. Outdoor air ventilation will be implemented and adhere to ASHRAE 62.1-2010 to reduce occupant exposure to indoor pollutants by ventilating with outdoor air. Indoor pollutants will be further managed by utilizing building entryway systems and MERV 13 filtration where feasible to minimize the introduction of exterior contaminates into the indoors space. Operable Windows will also be provided to allow for additional on demand ventilation. This will also allow for additional zone control of thermal comfort parameters.

Outdoor air will be provided thru a DOAS (Dedicated Heat Recovery Outdoor Air System) supplying air to the main shafts which will then be distributed to each space via horizontal branches on every floor. The system will be a variable volume demand control type with VAV control valves for different zones on each floor. These valves will be located in the core area and will be controlled by CO2 sensors installed in each zone. The design will also exhaust air from every floor washroom and general office floor exhaust (complete with VAV boxes) through a dedicated exhaust riser connected to air-to-water heat-pumps on the mechanical room to recover heat from the exhaust air and transfer it to the pre-heat coil in the DOA unit. This feature will substantially reduce the ventilation and cooling load because the pre-heated outdoor air will be distributed to every floor and to the back of fan coils which will have free cooling capability for the interior office zones.

To further improve the indoor air quality of the building, interior finishes and coatings will be specially selected to limit the quantities of harmful volatile organic compounds (VOCs) which would be off-gassed after installation. The selection of low emitting materials will also include the project’s insulation in addition of the traditional scope of paints, sealants, flooring and formaldehyde free woods.

Given the simple shape of the floorplate, the opportunities for daylight autonomy and views access will be maximized. To improve the indoor environment for occupants the project will study opportunities to maintain a spatial daylight autonomy for at least 90% of the floor space. The project will also model the floorplate to support reasonable visual access to the outdoors from over 75% of the regularly occupied floor space.

2.7 Innovation and Additional Opportunities

Other measures under consideration include the use of newer building technologies like electrochromic/dynamic glass or proven technologies like Solar PV. Both will be assessed in the context of their contribution to the building’s overall performance. The project team will also consider and investigate the potential use of electrochromic/dynamic glass on the South exposure for on-demand and automatic switching between clear and variable-tint states to further mitigate unwanted solar gains. Electrochromic glass can change its tint from clear to dark on demand and via automatic controls giving occupants and owners an unprecedented control over the amount of light and heat that enters a building. Depending on project design, this dynamic control has the potential to reduce HVAC energy consumption and peak power usage, which can result in significant reduction in operating costs. 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. Electrochromic glass utilizes low-voltage electrical current that is applied to the optically active layers in the electrochromic coating, which adjust the level of tint.

If the project chooses to meet the net zero emissions as set out by the COV then the project will need an offset of approximately 7% for the building’s annual electricity consumption to deal with BC Hydro gas electrical generation. This can be provided by Photovoltaics electrical generations. We are exploring this option with a typical PV module that can provide 160 W/m2 with 15.98 efficiency. This will change from module to module as well as over time as modules will improve their efficiencies resulting in less space for the same amount of photovoltaic energy. Assuming an estimated annual electricity consumption of




1,607,200 kWh/yr, the offset needed is 112,500 kWhrs/yr. The following are onsite generation options for the photovoltaic array located in Vancouver, Canada: PV modules mounted on the roof at 35 degree tilt angle require 1,520 m2 and 393 modules. PV modules mounted horizontally on the roof require 740 m2 and 461 modules. This does not include working

space around the modules, which would need another 30% of area. PV modules mounted vertically on the south façade require 955 m2 and 593 modules.

2.8 Conclusion

The above noted strategies support a holistic approach to addressing the requirements of the City of Vancouver’s Green Building Policy for Rezoning and LEED Platinum-level certification target. Implementing these strategies through design and construction will produce an intelligently designed project capable of delivering enhanced building performance while also improving indoor environmental quality for tenants. A Rezoning LEED scorecard is included with the application for review.

3. REZONING FOR SUSTAINABLE LARGER DEVELOPMENTS

3.1 Introduction

In June 2008, Council approved the EcoDensity/EcoCity Revised Charter and Initial Actions. Revised Action A-2 established policies to achieve higher sustainability standards as an essential component in the rezoning of large development sites.

The policy was revisited in 2013 to refine the definition of a large site to include large developments, and better articulate the requirements associated with this policy and their association with the Greenest City 2020 goals and targets. The policy is now known as the Rezoning Policy for Sustainable Large Developments.

For large developments, the City requires defined plans or studies on the following:

Sustainable Site Design Access to Nature Sustainable Food Systems Green Mobility Rainwater Management Zero Waste Planning Affordable Housing Low Carbon Energy Supply




3.2 Site Metrics and Location The project consists of the redevelopment of 1133 Melville Street in the heart of downtown Vancouver. The redevelopment will include a Class ‘AAA’ commercial office tower, featuring street-level retail, a mid-block passageway, and below grade parking. Once complete, the tower will be approximately 550 feet tall and will accommodate office floor plates. This 70,000m2 development will target a LEED Platinum Certification.

The project triggers the Rezoning Policy for Sustainable Large policy due to its proposed square footage. The project is a large mixed-use commercial development that while having significant density is limited to a single building on a compact site. The project makes maximum use of the advantages that the site provides and is proposing a level of sustainable design that goes beyond the LEED platinum certification it is also aiming to achieve. This report will articulate how the project will address all of the applicable sustainable large sites criteria.

3.3 Sustainable Site Design

1. Rezoning Policy Objective and Intent The City requires a Sustainable Site Design Plan that considers site layout and orientation approaches that reduce energy needs and facilitate passive design solutions and, where appropriate, provides a written strategy and plan to illustrate these approaches. The purpose of these documents is to ensure the site’s contribution to the Greenest City Green Buildings goal of ensuring all new construction is carbon neutral by 2020.

The goal of passive site design measures is to reduce energy needs by reducing a building’s reliance on mechanical systems for heating, cooling, and lighting, and making increased use of solar power, wind direction, and other climatic effects to fulfill building needs. By leveraging the natural environment, sites and buildings that incorporate passive design strategies and measures often reduce utility bills, improve the comfort of the interior environment, and reduce GHG emissions.

2. Siting, Orientation & Massing The development has carefully considered the approach to layout and orientation of the building being proposed. The site is constrained by the rectilinear arrangement of the downtown grid. However, the building has been pushed as far west on the site as possible to maximize the size of the public thoroughfare the site provides, thereby allowing additional open space and solar exposure for the provided pen space. A slimmer floorplate on upper floors helps to integrate the tower into its surrounding context and minimize incremental shadowing. The articulation of the floor-plates at the higher levels also provide opportunities to harvest sunlight and allow for natural daylighting. Though the primary orientation of the rectangular site is south-west, the proposed massing orients balconies and terraces to the north and west to maximize daylight on outdoor areas. The glazing on the north sides of the buildings will be used to provide indirect daylight into interior spaces, and special attention has been given to ensure that the public spaces also provide some solar access. Please refer to the section on Low Carbon Energy Supply for the results of the solar analysis performed for each façade of the building.




3. Solar Shading & Building Envelope

The design team is committed to establishing a unique solar shading treatment for each unique orientation of the building. This design intent is well supported by the proposed form where each “box” can be visually distinguished from the other and each orientation of that box further detailed to accommodate it unique solar conditions. The selection of this solar shading will be done using a comprehensive modelling process where solar gains can be mapped across the building as a means of highlighting the most intensive orientations. The design team choice to orient the building to the Western most area of the site has also allowed the project to benefit from the shading from the adjacent buildings. Buildings like the Loden Hotel, and 1199 Melville buildings provide shading from the West, while 1166 and 1138 Melville buildings provide additional shading from the direct south. This provides direct relief from solar heat gains at the lower levels, further supporting the need for a more adaptive shading strategy. See Section 3.10.3 Solar Shading Analysis for additional information. Wherever possible, glazing orientation and solar shading will be optimized to manage solar heat gains while retaining energy to maintain thermal comfort. Windows will use a minimum of triple glazing across most of the building, with a targeted U-value of 0.25 and a shading coefficient of 0.3 to optimize energy retention. A combination of measures are being explored for the provision of solar shading, including shadow boxes, increased wall areas in certain areas, operable vents for natural ventilation, vertical fins of varying depth, the use of frits on glazing, and different glass types. In particular, fins that will vary in shape, depth and angle are being explored as ways of minimizing solar gain based on the sun’s specific angle of intrusion into the building, both minimizing solar gain and creating a visual marker of the building’s sustainability goals. Operable windows are also under consideration in the lower box given their importance to both minimizing building energy use and improving building resilience by providing a means of building ventilation and cooling under conditions of power outage. Note that due to the stack effect on upper floors, operable windows are not being considered therein. The development is also contemplating the use of dynamic glass (‘Smart Glass’) to further optimize the impact of the sun on the interior spaces and mitigate the need for active cooling and daylighting. The design team will investigate the application of dynamic glass on the southwest and southeast facades of the building. Wall systems for the building will be specified to support the window assemblies in their performance and be well insulated to eliminate energy transfer between the interior and exterior spaces. SmartGlass is still in its infancy; Oxford is in the process of planning for mock-up of the glass in a commercial context in Toronto to determine the actual on-site impact, and whether it will be appropriate at-scale. A study was conducted to acknowledge the solar shading provided by adjacent buildings, in addition to identifying ideal locations for solar shading at higher elevations. Based on this and other analysis performed by the design team, the design team is working with the following assumptions on building envelope performance.

1. Roof R-value of 30 2. Wall R-value of 7 3. Glazing U value of 0.25 4. 60% WWR

In addition to a high efficiency envelope, the development will further reduce energy and carbon emissions through a high efficiency HVAC design. Mechanical systems under consideration include the use of a hydronic system with fan coils or radiant ceiling, or air source VRF to condition the interior environment. Each of the floorplates will be

Southwest Façade Heat Gain Map




zoned to adequately manage the anticipated solar gains. Though the final mechanical design approach is still in review, without any neighborhood energy utility the project will likely utilize air source heat pumps. Heat recovery chillers will also be among the proven energy saving equipment items under consideration for the project. These systems were selected specifically for their use of the province’s low carbon electricity to further reduce the project’s carbon footprint.

4. Landscape Plan & Tree Retention The 1133 Melville redevelopment will seek to introduce an increased area of green space onto the site wherever possible through the addition of street-lining trees along Melville St. At present, there are a total of 11 trees on the existing site; none of which satisfy the City of Vancouver by-law requirements for street lining trees. The project proposes to improve on this by providing no less than 8 street level trees with increased planting depths, sizable canopies, and a minimum starting caliper of 100 mm, in addition to a vegetated connection to the lane through the eastern side of the property. Street trees will be large deciduous trees that will provide occupants and visitors with a more enjoyable site experience, natural shading from sun and a connection with nature. Larger shade trees also provide a means of solar shading on lower levels of the building. Wherever possible, fruit-bearing tree species will be considered to help enhance the edible landscape. Indigenous maple species will likely be favored in order to provide local habitat, as well as a bamboo grove. Additional vegetation equal to approximately 4,500 sf (15% of the total site) is also proposed across the ground, L4, L11, L16, L18, L26 and Roof levels. Planting will be selected to be adaptive and drought tolerant to minimize water consumption. For further definition of the projects proposed landscaping refer to provided landscape plans.

3.4 Access to Nature

1. Rezoning Policy Objective The City requires an Access to Nature Plan to demonstrate how the project will contribute to improving overall access to nature in Vancouver. This section contributes to two Greenest City Access to Nature targets – to ensure that every person lives within a five-minute walk to a natural space by 2020, and to plant 150,000 additional trees between 2010 and 2020. The intent of improving access to nature in the city is to improve the health and wellbeing of the community, to provide habitat, to enhance ecosystem function and services, to create public open spaces for people to gather and socialize, and to create opportunities for people to directly experience nature in the city.

2. Strategy Existing Conditions & Site Interventions: The project is well-situated for compliance with the City’s Access to Nature requirements. The project is located within a 5 minute walk to Coal Harbour Park and the seawall. Building occupants will benefit from the adjacency to these green space amenities. In addition to these, the development proposes to provide high quality outdoor amenity space for the use of building occupants. The project will also plant new street trees in accordance with city requirements. There will be an overall net improvement in the amount of trees on site and in the density of plantings in general. See the site planting strategy noted below for more information on how the development will include more green space.

3. Access to Nature Plan The development will provide occupants and visitors with increased access to nature via the inclusion of open-air amenities and added green space on several levels of the building. As detailed in the provided landscape plans, this includes the addition of a minimum of 8 by-law compliant street trees, and 4,500sf of vegetation. Plantings will include an evergreen grove and moss species that provide calming green spaces throughout the year, as well as shrub masses. On upper levels, native edible species like the Japanese flowering Cherry and compact strawberry bush will be included wherever possible, as per the sustainable food systems requirement (see below). Floral components like the Dwarf Azalea, Saucer Magnolia, and Otto Luyken English Laurel will also be added wherever possible to attract and support bee and bird species.




A special feature of the development is the inclusion of a ground level pathway that connects the street and the laneway. The S-curved pathway will offer seating edges and a rainwater feature nestled into bamboo groves to provide occupants and visitors with a secluded, green experience. This provides an accessible and pleasant outdoor amenity space for city residents. Along the edge of the site, large deciduous street trees will be planted, in keeping with the existing context and spaced according to City of Vancouver design guidelines. Overall, site plantings will provide building occupants and visitors with a more enjoyable site experience, natural shading from the sun, and a connection with nature. The outdoor grove and public thoroughfare also connects directly to the city’s green park network. To further support the City of Vancouver in the development of accessible vegetated spaces within the city, the development will also be contributing $25,000 to eatlocal.org, to be used in the development of edible garden spaces off-site.

3.5 Sustainable Food Systems

1. Rezoning Policy Objective The City will require applicants to demonstrate the overall increase of food system assets. Food assets are defined as resources, facilities, services, or spaces that are available to residents of the city (either at the citywide or neighbourhood scale) and which are used to support the city’s food system. This will contribute to the Greenest City target of supporting Local Food – by 2020, to increase city and neighbourhood food assets by a minimum of 50% over 2010 levels. The intent of creating a sustainable food system is to improve the resilience of Vancouver’s food system in accordance with the vision, principles, and goals defined in the Vancouver Food Strategy (2013).

2. Strategy The 1133 Melville redevelopment will implement three primary sustainable food strategies throughout the development to satisfy the need for sustainable food systems.

1. Edible Landscapes Ornamental plants that also produce edible fruits will be planted throughout the site for harvesting by occupants on tenant terraces. The intention of the landscape design is to have a minimum of 25% of the proposed planting be edible and harvestable in line with the policy objective. Where such species are planted, signage will be included to provide education and alert passersby to the opportunity for food harvesting. Edible plants may include species such as Oregon grape, coastal strawberry, evergreen huckleberry, hazelnut, thimbleberry, salmon berry, and apple tree. A private herb garden is also under consideration for inclusion into the public thoroughfare and/or the rooftop. Community gardening workshops may be held in the plaza and park area.

Plants that provide food to local fauna may also be planted on site – examples of native plants that provide food to local fauna include: Flowering Currant Nectar – provides food for Rufous Hummingbirds Pacific Dogwood – berries provide food for Pileated Woodpeckers Western Red Cedar – seeds eaten by Pine Siskins Pacific Crab Apple – fruit eaten by Purple Finches Stinging Nettle – feeds caterpillars of Milbert’s Tortoiseshell, Red Admiral, and West Coast Lady

butterflies Mountain Ash – berries eaten by Cedar Waxwings

Oregon grape is a native species to BC and can easily be used in edible landscaping plans.




2. Community Food Market/Local Food Provision

To encourage the sale and purchase of local foods, food vendors located in the development’s retail spaces will be encouraged to source local food as part of their lease agreements. It should be noted that ensuring these operational requirements is challenging at this point in the permit process. However, every effort will be made to secure this commitment within the terms of the lease agreement. Public education on farm-to-table options can also be provided to tenants via semi-annual newsletters and farm-to-table workshops held in the lobby. To support a sheltered and secure space for future market space, the building will also consider the building lobby as a means of hosting a minimum of 10 market stands up to 3m2 in area. A proposed configuration of the space has been outlined in Appendix C.

3. On-Site Organics Management

The third food strategy implemented by the redevelopment of this site is the inclusion of ‘on-site organics management’, as part of the larger ‘Zero Waste Planning’ strategy. The project proponent is exploring an in-vessel bio-digester on site to deal with on-site organic waste primarily resulting from the preparation and consumption of food in the commercial retail units at the ground floor, as well as the individual tenants. The onsite organics collection system will be accessible to all tenants. The system will allow for tenants to easily identify and divert organic materials from the garbage waste stream. Materials will be collected by the base building janitorial staff and consolidated in the waste management area for collection and composting.

An example of a commercial in-building composting machine

3.6 Green Mobility

1. Rezoning Policy Objective The City requires a Green Mobility Plan outlining measures and strategies to prioritize more sustainable travel to and from the site. This will include the prioritization of walking, cycling, and public transit over automobile use, and support for low-carbon vehicles, such as electric vehicles. These strategies contribute to the Transportation 2040 and Greenest City targets of 1) increasing walking, cycling and public transit to form a minimum of 50% of all trips by 2020 and 66% of all trips by 2040; and 2) reducing motor-vehicle kilometres traveled per resident by 20% from 2007 levels. It will also contribute to the Greenest City target on Climate Leadership to reduce community-based greenhouse gas emissions by 33% from 2007 levels. The intent of encouraging sustainable transportation is:

To reduce reliance on travel that consumes excessive energy and contributes to GHG emissions and poor air quality;

To support a thriving economy, to improve the health of residents and the vibrancy of the city, and to enhance the natural environment; and

To meet mobility needs while minimizing environmental impacts and providing long-term health benefits.

2. Strategy

1. Vehicle Provisions Reduced Parking Supply The site will aim to reduce the amount of provided parking below the City of Vancouver parking by-law requirements. To ensure this is done successfully the project team has produced a Transportation Demand Management plan to focus on maximizing a reduced quantity of parking. The report is available as part of the provided rezoning submission. The project’s parking strategy has been prepared according




to the City of Vancouver’s parking bylaw off-street parking requirements for “Non-Residential Uses - Downtown”. The project must provide a minimum of one parking space for each 145 m2 of gross floor area, and maximum of one parking space per 115 m2 of gross floor area. The project will aim to deliver fewer single occupancy vehicles spaces by emphasizing the transit accessibility, pedestrian connections, and providing bicycle storage onsite.

2. Electric Vehicle Charging

To exceed both the requirements of the City of Vancouver the project intends on equipping 10% (26 spaces) of the total parking with a level II charging station. Oxford has proposed to add infrastructure for an additional 10% (26 spaces) for accommodation of future electric vehicles as demand requires it. To satisfy LEED, Oxford is also prepared to implement a parking program tailored toward incentivizing the use of electric or low emitting vehicles. This program will include the designation of 2% (7 spaces) of all available parking to be freely accessed by electric vehicles. To promote the use of high efficiency vehicles in addition to electric vehicles, an additional 5% (13) of the most preferable parking spaces will be made available to high efficiency vehicles only.

Applicable Standard Proposed High Efficiency Infrastructure City of Vancouver Minimum 26- Level 2 Charging Stations Proposed Building Design 26- Level 2 Charging Stations

26- Future Level 2 Charging Stations 6- Visitor accessible Level 2 Charging Stations 13- Preferable Parking Spaces Designated for High Efficiency Vehicle Use

1. Access to Transportation

The 1133 Melville Street site is in close proximity to both transit and cycle route networks, making it easily accessible from many locations around the city. The site is located within a short walking distance (300 m) of both Thurlow and Burrard Streets as well as directly adjacent to Melville Street. This location also provides optimum connectivity to pedestrian, bicycle and public transit options. The connection of Melville and Burrard offers immediate connection to over 17 different bus lines and Millennium skytrain lines within 400m of the site. Overall, the development will achieve the following scores on Walkscore:

Pedestrian Access: 98/100 Bicycle Access: 89/100 Transit Access: 100/100

2. Bicycle Storage and End of Trip Facilities

The project will also provide end-of-trip facilities, including showers and lockers for building occupants who cycle to the building. The project has the intention of celebrating its cycling infrastructure by placing its end-of-trip facilities at the surface to allow for optimized access from the lane. End-of-trip facilities will be well outfitted with space for both shower and change spaces, in addition to providing space for bicycle maintenance.




This will include the provision of 195 Class A bicycle parking spaces for occupants and 12 Class B bicycle parking spaces for visitors. The project is also situated within 240m of the Burrard Mobi bike share location and 260m from the West Georgia Mobi bike share location. This provides access to over 25 potential bike shares within a 3 minute walk of the building.

Applicable Standard Proposed High Efficiency Infrastructure

City of Vancouver Minimum 115- Class A Bicycle Spaces 12- Class A Bicycle Spaces

Proposed Building Design 195- Class A Bicycle Spaces 12- Class A Bicycle Spaces

3.7 Rainwater Management

1. Rezoning Policy Objective

The City will require a Rainwater Management Plan that recognizes rainwater as a resource to enhance the community and environment. This will contribute to our Clean Water Greenest City target – to reduce per-capita residential water consumption by 20% by 2020. It also supports several other Greenest City goals. The intent is to reduce stormwater discharge, reduce the generation of runoff, treat surface runoff to reduce contaminants, and where possible, conserve potable water use.

2. Strategy To satisfy the exact requirements of the Rezoning Policy for Sustainable Large Developments the project will focus on a combined effort to increase the amount of vegetation on site while also capturing and reusing rainwater within building for non-potable water uses. These solutions aim to go above and beyond both the requirements for reducing the volume of stormwater runoff while also providing opportunities for settling rainwater to remove sediments and further treating the water through mechanical filtration prior to exiting the site.




1. Existing Conditions The predevelopment conditions of the site are that of a highly urbanized site that has no site permeability. All rain water hitting the site is currently directed into a storm sewer. To respond and improve upon the existing site condition, the 1133 Melville project will aim to vegetate 15% of its site and allow for more opportunities to infiltrate water and improve site stormwater runoff volumes. This will be further supported through a rainwater capture and reuse strategy.

2. Proposed Strategy

1133 Melville Street has proposed a rainwater capture and reuse system to offset 100% of irrigation and support a 50% reduction in indoor potable water use. At present (for indoor potable water offset alone), we are exploring approximately 800,000 L/yr of capture and reuse (irrigation not included). Rainwater runoff will be managed to allow rainwater to be used as a source of non-potable water on-site, reducing building demand for municipally-treated potable water and significantly reducing the project’s contribution to City of Vancouver’s storm sewers. The rainwater capture and reuse system will also be used to irrigate any on-site landscaping. The overall stormwater quantity strategy for the site is to ensure the post-development runoff rate and volume equals the pre-development rate and volume for the 2-year 24-hour duration storm. The stormwater quality strategy is to ensure that 90% of the average runoff volume is treated to remove 85% of TSS, primarily achieved through a landscape-based treatment system, with mechanical filtration support. Storm water interceptors (i.e., Stormceptors) will be installed at all storm sewer connections, which will remove sediment, screen large debris and allow oil and grease to separate from storm water runoff for future collection and environmentally sound removal on site. This reduces the contaminants to the municipal storm sewer system, which often drains untreated into water ways, lakes, rivers, and streams, destroying the fish and wildlife habitat, and the fresh drinking water supply.

3. Design Performance Quantity The proposed site will contain vast areas of green roof that will contribute to decreased stormwater run-off volume and rate. Results of the report “Green Roofs for Stormwater Runoff Control” by the US EPA indicate that the green roofs are capable of removing 50% of the annual rainfall volume from a roof through retention and evapotranspiration and indicate the nutrient loadings from green roofs are less than asphalt roofing runoff.

Existing Condition Proposed Condition




To meet the requirements of City of Vancouver’s Rezoning Policy for Sustainable Large Developments, the run-off volume for a 2-year 24 hour storm event, the developer will use a combination of vegetation and storm water retention. The existing site consists of a full hardscape roof with no vegetated surfaces. Using the City of Vancouver IDF curve for a 2-year 24-hour stormwater event, the project civil consultant has confirmed the minimum amount of water retention for the project to be as follows:

Volume= Site Area (2830 sq.m)*24mm= 68 cu.m

Considering the project’s planned inclusion of vegetation for retaining rainwater the final retention volume target for the project is as follows:

Volume= (Site Area (2830 sq.m)- landscaped areas (500sq.m))*24mm= 56 cu.m

Quality To meet the 85% total suspended solids (TSS) removal efficiency, we propose that ‘Stormceptors’ will be installed at all storm water connection points to the city sewage system. Appropriate sizing of this pre-manufactured product will be achieved with the supplier’s sizing information and reviewed by a qualified professional within the design team. Where detailed studies are performed, and results in the need of a much higher performing stormwater quality management device to achieve the required TSS removal efficiency, a Jellyfish filtration system will be considered. Using the project site area, we have determined the required treatment rate which the building’s stormwater treatment system will be selected to accommodate. It is as follows:

Treatment Flow Rate= (Site Area (2830 sq.m) *48mm)/24hours= 1.6 L/s




For additional information please see the completed Integrated Rainwater Management Plan detailed under Appendix D.

3.8 Zero Waste Planning

1. Rezoning Policy Objective The City requires a Zero Waste Design and Operations Plan that considers deconstruction, infrastructure design, and post-construction operations to meet or exceed the City’s Greenest City 2020 goals with respect to waste reduction, increased opportunities for material re-use and recycling, and GHG emissions reductions. The intention is for this to contribute to the Greenest City target on Zero Waste – to reduce solid waste going to the landfill or incinerator by 50% from 2008 levels.

2. Intent The ultimate objective is to facilitate the reorientation of peoples’ habits and practices toward the City’s zero waste target. Therefore, the key objectives of a project’s Zero Waste Design and Operations Plan are to foster ongoing waste reduction and increased diversion of products and materials form the waste stream through re-use, composting and recycling. The Plan should also aim to reduce operations-related environmental emissions, notably GHG emissions, through strategies such as reduced service-vehicle trips.

3. Zero Waste Plan The project has ensured that there is sufficient space in the development to allow for adequate sorting and diverting of materials from land fill or incinerator. The project will support the regional and Greenest City target of achieving a minimum of 70% waste diversion on site.

1. Vision Statement This project will be a model for waste diversion in commercial developments, and re-orient attitudes at the outset of the development to be leaders in the City of Vancouver.

2. Description of Project and Diversion Objectives As part of this comprehensive strategy, Oxford has targeted an ongoing diversion rate of 85%. This will be done as part of Oxford’s established success with tenant operations and waste management in their other Vancouver properties. As per Oxford operational approach, the building will seek to incorporate the latest in




waste management best practices and innovative ways to dispose of paper and other commercial office waste, such as electronics.

3. Site Infrastructure Design 1. Space Allocation Expectations for Zero Waste Initiatives

Based on preliminary calculations, the project is expected to generate 87,306 L of waste per week. Based on a typical storage solution using 4 yard bins approximately 30 bins would need to be removed from the site on a weekly basis. Assuming bins are collected twice weekly, a minimum of 15 would ne needed at any one time to handle the building’s daily waste needs. When allowing for space to move the bins and their footprint, a minimum area required for a simplified two stream waste collection system would be 48.2 m2. The building intends on nearly doubling (98m2) this space as a means of facilitating the collection of different materials as a means of improving diversion. This additional storage space will also allow for waste to be collected at a lower frequency, which can also contribute to a reduction in the amount of energy expended moving waste to the landfill. As can be noted from the drawing in the provided landscape plans, the proposed waste and recycling collection area improves upon the space required for traditional two stream waste collection to allow for the separation and collection of organics and recyclables. The project’s proposed recycling and organics collection area is outlined under Appendix E. To aid in the ongoing diversion of recyclables and organics, the collection areas in the parkade, lobbies, and common spaces will be utilizing signage and color coding to visually distinguish each waste stream from the others. Signage will include visual cues of the appropriate items for each waste stream to aide in the identification and separation of materials by both staff and occupants. The structure of the waste management approach will be further iterated upon and enforced by the building’s larger Ongoing Zero Waste Operations Plan.

2. Space Allocation for Additional Residual Waste Storage The extra area provided for zero waste initiatives noted above can be used for residual waste storage.

4. Operations 1. Recycling, Organics, and Waste Collection Systems

To facilitate the effective management of recyclables at the tenant’s level, tents will be provided with adequate containers for collecting and organizing their waste for diversion. This will include the following:

A paper recycling container for each workstation A large paper recycling container for any major common area A large recycling container in all kitchen areas for bottles and cans An organic container for coffee grounds and food waste in kitchens

Toxic materials will be managed with tenants and facilitated through a special waste management program organized by Oxford. The program will focus on the collection and proper disposal of electronics including computers and monitors, laptops, keyboards, etc. While the purpose of resource recovery in the sustainable food systems section is to ensure that nutrients are being recycled, the motivation of this section is to ensure that the waste diverted from the site is maximized. See the On-site Organics Management section of the report for more detail. To manage organics will team will consider the use of onsite organics processing on site using a contained bio-digester system that processes the organic material into nutrient rich water and/or fertilizer. A document from the government of California, “Composting and Anaerobic Digestion” describes the process: “Organic material may also be processed via in-vessel digestion. Anaerobic digestion, the biological decomposition of organic material in the absence of oxygen or in an oxygen-starved environment, is the most common form of in-vessel digestion. Anaerobic digesters are fully enclosed structures, such as tanks or other sealed containers, in which the entire digestion process occurs. Anaerobic digestion produces biogas (consisting primarily of methane and carbon dioxide) and digestate. Digestate is the solid and/or liquid residual material remaining after organic material has been digested.”




5. Occupant Education and Outreach The waste management system will be implemented in line with Oxford portfolio-wide waste management curriculum. In this tenants and operators will be encouraged to develop green teams and challenge themselves and other building occupants to constantly strive for improved waste diversion. Oxford’s program has found success with over 150,000 tenants in the last 4 years since its implementation. 1133 Melville will benefit from this experience in establishing its own green teams and objectives. Facilities operators will be trained to ensure that waste management procedures are followed once building management has been confirmed. Oxfords Ongoing Zero Waste Operations Plan will ensure operators and managers are aware of all waste management facilities and their requirements, and provide tips and tools for supporting tenants to dispose of waste adequately. A sample of Oxfords Waste management policy has been provided in Appendix F.

3.9 Affordable Housing

1. Rezoning Policy Objective The City will require – for large developments (as defined in this bulleting) accommodating housing – an Affordable Housing Plan that considers a range of unit types and tenures, and demonstrates how the project will meet or exceed the requirements of the City’s Affordable Housing in New Neighbourhoods policy (the 20% policy). Providing affordable housing is a key focus for large development rezonings. Applicants are required to meet with City staff and the pre-application stage to discuss the appropriate mix of incomes, household types and tenures. The intent is to create options for more housing affordability, types and choices, including housing for individuals and families that fall under the Housing Income Limits published by BC Housing, and purpose-built rental housing for moderate income households. Applicants should refer to the City’s Affordable Housing in New Neighbourhoods policy (the 20% policy) for Council’s priorities on achieving affordable housing through large developments.

2. Strategy This strategy is not applicable for this project.

3.10 Low Carbon Energy Supply

1. Rezoning Policy Objective

The City will require a Low Carbon Energy Supply Feasibility Screening Study, performed by a qualified green energy consultant at the discretion of the City, to explore the viability of campus and/or district energy systems. If the business case is viable, a system will be required. This will contribute to our Greenest City target on Climate Leadership and target to reduce community-based greenhouse gas emissions by 33% from 2007 levels. It will also contribute to the Greenest City target for Green Buildings, to reduce energy use and greenhouse gas emissions in existing buildings by 20% over 2007 levels.

2. Strategy The project team and Oxford has participated in extensive consultation with the City of Vancouver and Creative Energy to affirm energy performance requirements and appropriate modelling methodologies for the project. As part of these conversations, we have confirmed the following criteria are applicable to the 1133 Melville project.

1. The City has confirmed that the the most appropriate pathway to low-carbon for 1133 Melville is through building-scale design. As such they have confirmed for the design team there will be no obligation to connect to the Neighborhood Energy Utility (NEU). For additional information see Appendix G.

2. By meeting the larger sites requirements 45% reduction the project will also earn 11 LEED points system proposed are identified in the attached memo. Site is not located within an NEU area making it a good candidate for all electric systems (ASHPs).

3. As an expression of the project’s goals, the building has also been registered as a pilot project under the Canadian Green Building Council’s (CaGBC) Net Zero Energy Carbon study. In this way the building will openly share building energy and emissions performance as a means of demonstrating the path to low carbon building design and operation.




For additional information please refer back to section 2.4.

3. Preliminary Energy Analysis For this project to meet the City of Vancouver’s energy mandates, it is required to meet three criteria: British Columbia Building Code (BCBC), rezoning requirement of the City of Vancouver (LEED v4 Gold for Core and Shell and 22% better in energy cost than ASHRAE 90.1-2010), and the 2014 General Policy for Higher Buildings (45% lower energy consumption than ASHRAE 90.1-2010). The results are summarized below for each option. The full details of inputs for each option is given in Appendix H.

Option 1

(FCU) Option 2 (Radiant)

Option 3 (Air source VRF)

BCBC Pass Pass Pass LEED v4 CS EAc1 points 11 11 11 % Energy Cost Better than ASHRAE-90.1-2010 26% 26% 25% % Energy Consumption Better than ASHRAE-90.1-2010

27% 26% 24%

As shown above, none of the three options meet the 2014 General Policy for Higher Buildings. This is mainly due to the high plug and process loads associated with office buildings, including but not limited to elevators, IT rooms, and general office equipment. To give some perspective, nearly half of the total energy use is from plug and process loads.

Following a detailed conversation with the City of Vancouver, it was agreed that the 45% target could be calculated without Plug Loads, and that the design would satisfy the policy’s intent if the below conditions were true:

1. The application proposes significant measures to reduce overall energy use, including the following: Triple Glazing throughout (UIP‐0.25 or better); Maximum Glazing % of 60%; Effective Wall Performance of RIP‐7.0 or better; Tenant Lease Agreement committing tenants to achieve 40% to 50% LPD Reduction from

ASHRAE 90.1‐2010; State of the art fan coil units with low fan power and variable flow control capabilities; High Efficiency Heat Recovery Chiller with Air Source Heat Pump for peak heating loads; Air to Air Heat Recovery with an effectiveness of 70%; Demand control ventilation via CO2 sensors in all office spaces.

2. The application is unable to achieve 45% total energy savings, primarily due to the high proportion of process loads in the building (servers, computers, etc.), which are difficult or impossible to reduce without affecting the building function.

3. The application is a pilot project under CaGBC’s Zero Carbon Buildings Framework and an all-electric building.

This conversation assumed the use of the option 1 (fan coil units) mechanical system. For additional information see Appendix H.

Option 1

(FCU) Option 2 (Radiant)


% Energy Consumption Better than ASHRAE-90.1-2010 without plug loads

45%

45%

37%

All options listed above consider the calculations and the parameters in Appendix H are followed by the design team.

Limiting Condition: The results presented in this section are based on a high-level analysis. The results may differ from the ones presented when a more detailed model is developed in later stages of the project.




4. Solar Analysis The client and project architect contracted Integral Group to perform a solar analysis on the exterior façade of the proposed tower at 1133 Melville Street, Vancouver, BC. The goal was to inform the design team on where the building may need exterior shading. This section gives the methodology and results of the shading analysis conducted. The energy analysis was conducted using the Integrated Environmental Solutions Virtual Environment 2017 (IES-VE 2017) software. The building geometry is based on the architectural “100% conceptual design set” of drawings dated March 22, 2017. The shading effects of surrounding buildings are taken into account since they have a huge impact on the results of the analysis. The results are broken down into each of the following façade: Northeast, Southeast, Southwest and Northwest. The time and date associated with each side is the moment when the peak solar energy (measured in W/m2 or kBtu/h/ft2) occurs. In other words, the images below depict the worst case scenario in terms of solar exposure on the building exterior.

Figure 1: Northeast façade (07:30 on June 4)




Figure 2: Southeast façade (11:30 on March 3)

Figure 3: Southwest façade (15:30 on March 3)




Figure 4: Northwest façade (18:30 on June 19)

As shown in Figure 1, there is significant solar energy (greater than 0.150 kBtu/h/ft2) from level 16 upwards. On the southeast façade, solar energy of more than 0.180 kBtu/h/ft2 is experienced from level 16 upwards. On the southwest façade, there is solar energy of more than 0.200 kBtu/h/ft2 on levels 11 and up; levels below that are shaded by adjacent buildings. On the northwest façade, solar energy is relatively consistent from levels 10 and up: levels below that is not exposed to solar energy.

Exterior shading should be considered on areas where solar energy is high. This can increase thermal comfort, reduce glare, reduce mechanical equipment and plant size and contribute to energy savings. While Solar Analysis is nothing new, the Proponent’s usage of such analysis to design variable, heterogeneous façade treatments by zone is innovative. Most office towers will apply a uniform finish up and down the tower, varying generally only on the East and South facades. Because of a proposed increasingly heterogeneous approach, capital spent on solar protection will be optimized for each unit of energy saved: a real-world model will be created to show that specificity will enable more to be done for the same budget, ultimately setting a new approach for consideration by developers.

4. GENERAL POLICY FOR HIGHER BUILDINGS

4.1 Introduction

Amongst the requirements outlined in the General Policy for Higher Buildings are additional requirements for energy performance and an expression of leadership and advances in sustainable building design. As specifically outlined in the policy: Higher buildings should demonstrate leadership and advances in sustainable design and energy

consumption and as a result must be subjected, not only to current review requirements, but also to review by a Council appointed panel including respected community leaders, notable local design experts, and leaders in sustainable design.

All Higher Buildings must significantly demonstrate and advance the city’s objective for carbon neutrality for new buildings with a stated objective to achieve a 45% reduction in energy consumption as compared to the 2014 Vancouver Building By-law. However, if the development is connecting to a neighbourhood energy system approved by the City that has a defined path to a low carbon outcome, in order to ensure consistency between minimum performance requirements for building envelopes in DE versus non-DE




areas, building designs must comply with the methodology described in the “City of Vancouver Neighbourhood Energy Interpretation Guide for Rezonings”.

As discussed in sections 2 and 3 above, the building design and ownership teams have made strong commitments to meeting the energy and leadership expectations in the higher buildings policy. Having reviewed the proposed design with the City of Vancouver Sustainability Group, they have also confirmed that the proposed design satisfies the intent of the general policy for Higher Buildings. Confirmation of this review is available under Appendix G.

4.2 Leadership in Building Design

Given the scale of the building and its prominence in the downtown core, the ownership and design team have sought to demonstrate leadership in design and operations through the following key features:

1. LEED Platinum Certification

The project will be registered with the Canada Green Building Council’s (CaGBC) LEED v4 for Core and Shell buildings rating system and will target a certification level of LEED Platinum. As part of an 83 point LEED Platinum strategy the building will be utilizing a number of innovative sustainable building strategies which impact both the immediate performance of the building as well as the long term performance of the building. These measure include but are not limited to the following: Rainwater capture and reuse to demonstrate a 100% offset of irrigation water and 50% reduction in indoor

potable water; A 45% reduction in energy use and 23% reduction in energy cost relative to and ASHRAE 90.1- 2010

baseline; Triple glazing with envelope commissioning; Increased support and promotion of high efficiency vehicle use; Advanced enduse metering and ongoing building performance verification; Lifecycle impact reductions in embodied and operational carbon; Use of advanced materials disclosure and application of lower impact materials. As a LEED v4 project, the project’s Platinum target seeks to be amongst the first buildings in Vancouver to demonstrate such a high level of performance at such a large building scale.

2. CaGBC Zero Carbon Building Pilot The ownership team is committed helping shape the industry by helping to form the metrics and approaches to becoming a zero carbon emissions building. As part of this, the building will participate as a pilot under the CaGBC Zero Carbon Building Standard. The Zero Carbon Building Standard outlines the specific requirements of the program and was developed through extensive consultation with representatives from over 50 industry organizations, utilities, governments, and companies across Canada. CaGBC is also working with 16 (1133 Melville included) of Canada’s most sustainable projects in the Zero Carbon Building Pilot Program, which will inform further development of the Standard and accompanying resources and education. This Standard was developed following the release of the Zero Carbon Framework in November 2016.

4.3 Energy Performance

From the outset of design a focus on building carbon emissions and energy efficiency have driven the articulation of the solar shading, the selection of higher performance envelope systems, and electrically focused building systems. Combined, these three key approaches deliver an all electric building with a thermal efficiency capable of significantly reducing the buildings energy consumption by 45% relative to and ASHRAE 90.1- 2010 baseline (not considering tenant loads).

The key components of the buildings success are as follows: Triple Glazing throughout (UIP‐0.25 or better); Maximum Glazing % of 60%; Effective Wall Performance of RIP‐7.0 or better;

https://www.cagbc.org/zerocarbonpilots

https://www.cagbc.org/CAGBC/Zero_Carbon/Zero_Carbon_Framework.aspx




Tenant Lease Agreement committing tenants to achieve 40% to 50% LPD Reduction from ASHRAE 90.1‐2010;

State of the art fan coil units with low fan power and variable flow control capabilities; High Efficiency Heat Recovery Chiller with Air Source Heat Pump for peak heating loads; Air to Air Heat Recovery with an effectiveness of 70%; Demand control ventilation via CO2 sensors in all office spaces.

Combined, these measures support the City of Vancouver’s definition of a “significant reduction” in energy use, and given the all-electric nature of building system will continue to contribute to a reduction in overall carbon emissions expected of a triple A office building in Vancouver.

5. CLOSURE

We trust that the foregoing provides the information required for rezoning submittals. Should you have any questions or require additional information, please do not hesitate to contact the undersigned.

INTEGRAL GROUP

Gary Rhode, LEED AP Jubin Jalili, P.Eng, LEED® AP BD + C Associate Principal Principal

Dave Ramslie, MSc, LEED AP Kevin Welsh, LEED AP O+M Principal Intermediate Sustainability Advisor

City of Vancouver Zoning and Development By-law Planning and Development Services, 453 W. 12th Ave Vancouver, BC V5Y 1V4 tel 604.873.7344 fax 604.873.7060 [email protected]

GREEN BUILDINGS POLICY FOR REZONINGS Adopted by City Council on July 22, 2010 Amended June 25, 2014 All rezoning applications received after June 25, 2014 for buildings that meet the minimum requirements to participate in the Leadership in Energy and Environmental Design (LEED®) for New Construction program will commit to achieving a minimum 63 points (LEED® Gold), with 1 water efficiency point and 1 storm water point and a 22% reduction in energy costs as compared to ASHRAE 90.1 2010. Buildings will be required to register in the LEED® program and demonstrate to the City at all three levels of permitting that the project is on track to achieve 63 points. Upon receiving occupancy permit, projects are further required to submit proof of application for LEED® certification and may be required to send a copy of all certification materials to the City, if requested. See Green Rezoning Process, By-law Administration Bulletin for further clarification on how compliance will be managed and this program is proposed to be implemented. Other Green Building Rating Systems Buildings that are either not eligible or extremely ill-suited to participate in the LEED® for New Construction program due to form of development shall achieve a minimum of Built Green Gold, or LEED® for Homes Gold, and a minimum score of EnerGuide 84. Applicants may also choose to use another green building rating system or approach if equivalent or greater performance and rigor can be demonstrated. The application of this policy shall favour approaches that use passive design practices to reduce energy demand before the application of green energy technologies, as outlined in the City of Vancouver Passive Design Toolkits. Programs that are widely proven, have broad credibility, and are third party verified are preferred. For example, Green Globes would not be viewed as equivalent in performance to LEED®. By comparison, systems such as Passiv Haus, BREEAM and Living Buildings would be considered as preferred alternatives. Connection to Neighbourhood Energy Systems If the development is connecting to a neighbourhood energy system that is legally obligated to convert to low carbon energy sources in the future based on clearly defined conditions, in order to ensure consistency between minimum performance requirements for building envelopes in DE versus non-DE areas, building designs must comply with the methodology described in the “City of Vancouver Neighbourhood Energy Interpretation Gide for Rezonings”. Heritage Buildings This change in policy does not apply to Heritage Revitalization Agreements (HRAs) where density is being increased. As with rezonings, HRAs often have both heritage aspects and new development aspects. For heritage components in either HRAs or rezonings, the increased LEED® requirement will not directly apply, however, reasonable design efforts shall be made to improve green performance where appropriate while respecting heritage aspirations and promoting heritage retention.

June 2014

LEED® Requirements for Rezonings

For applications received

LEED® level Minimum Points

Energy Points Water Points Register/ Certify *

between June 10, 2008 and Feb. 28, 2010

Silver equivalent

36 points

3 optimize energy performance

1 water efficiency 1 stormwater

no

between Mar. 1 and July 31, 2010

Silver equivalent

36 points



register

between Aug. 1 and Jan. 31, 2011

Gold equivalent

63 points



register

from Jan. 31, 2011

Gold certified 63 points



register and certify

*Registration and payment of the Registration Fee becomes a requirement of Development Permit issuance or of zoning enactment. Payment of the Certification Fee becomes a requirement of Occupancy Permit issuance.

City of Vancouver June 2014 Green Buildings Policy for Rezonings Page 2

City of Vancouver Planning - By-law Administration Bulletins Planning and Development Services, 453 W. 12th Ave Vancouver, BC V5Y 1V4 tel 604.873.7000 fax 604.873.7060 [email protected]

REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS (Formerly: EcoCity Policies for Rezoning of Sustainable Large Sites) Authority - Director of Planning Effective December 15, 2010 Amended May 16, 2013, August 1, 2013 and December 16, 2014 GENERAL INFORMATION In June 2008, Council approved the EcoDensity/EcoCity Revised Charter and Initial Actions. Revised Action A-2 established policies to achieve higher sustainability standards as an essential component in the rezoning of large development sites. The policy was revisited in 2013 to refine the definition of a large site to include large developments, and better articulate the requirements associated with this policy and their association with the Greenest City 2020 goals and targets. The policy is now known as the Rezoning Policy for Sustainable Large Developments, and can be found online at: vancouver.ca In essence, the policy states that development proposals put forward though rezoning applications that:

• involve a land parcel or parcels having a total site size of 8,000 m2 (1.98 acres) or more, or • contain 45,000 m2 (484,375 sq. ft.) or more of new development floor area

will be considered to be large developments. For large developments, the City requires defined plans or studies on the following:

1. Sustainable Site Design 2. Access to Nature 3. Sustainable Food Systems 4. Green Mobility 5. Rainwater Management 6. Zero Waste Planning 7. Affordable Housing 8. Low Carbon Energy Supply

Projects that are limited in scope may be excluded from the requirements of this policy, including:

• text amendments to the existing zoning for minor changes to large sites, or • projects that contain less than 4,700 m2 (50,590 sq. ft.) of new development

In such cases, a request for partial exemption from the policy requirements should be discussed with the rezoning planner prior to zoning application submission. Alternatives can be considered and, if warranted, some of the requirements may be waived by the General Manager of Planning and Development Services (under Director of Planning authority).

December 2014

http://vancouver.ca/

For rezoning sites of any size, there are minimum requirements for green buildings that must be met – for more information, please see EcoDensity/EcoCity Action A-1 and the “Green Rezoning Process” Planning By-law Administration Bulletin. In the following sections, this bulletin discusses the large development requirements, and options to consider toward meeting them. But first, it outlines the typical process involved in the rezoning of a sustainable large development. PROCESS In general, the following process should be followed, noting the applicant’s responsibilities: Rezoning Pre-Application

The applicant and rezoning planner will meet to discuss the Rezoning Policy for Sustainable Large Developments requirements, and the applicant and planner will together determine any further meetings to be scheduled with City staff regarding the policy. At the initial meeting, the applicant will be provided with Rezoning Policy for Sustainable Large Developments submission requirements. Rezoning Application

The applicant will submit the rezoning package, including the Rezoning Policy for Sustainable Large Developments requirement documents specified. The package should contain specific language on how the applicant is addressing the policy, and include any reports/appendices. City staff will review the application package to ensure that the intent of the Rezoning Policy for Sustainable Large Developments requirement has been met, and provide comments and conditions of approval. Development Permit Pre-Application

The applicant and City staff team will meet to review the Rezoning Policy for Sustainable Large Developments requirements. The applicant will provide preliminary drawings and other materials that demonstrate how they intend to meet the requirements of the policy. References to these conditions will be incorporated into the drawings submissions for the development permit. Development Permit Application

The applicant will submit the development permit application package, including any materials, drawings and documents related to the Rezoning Policy for Sustainable Large Developments that were unresolved from the rezoning and pre-app phases. The project facilitator will circulate the application to the appropriate City staff team members for review. Occupancy requirements will be identified by review staff and added to the file address. Building Permit Application

As per standard building permit submissions, the plans at this stage must be detailed and reflect the refinements made at the development permit stage. The project coordinator will circulate the application to the appropriate City staff team members for compliance. The applicant must fulfill any requirements to submit materials, drawings, and documents related to the Rezoning Policy for Sustainable Large Developments that remain unresolved from the rezoning and development permit stages. Occupancy Permit Application

The applicant must fulfill any requirements to submit materials, drawings, and documents related to the Rezoning Policy for Sustainable Large Developments that were identified at previous stages. Any Occupancy holds will be required to be addressed to the satisfaction of each jurisdiction prior to release of the Occupancy Permit. There will be periodic random review of projects for compliance post-occupancy.

City of Vancouver December 2014 Rezoning Policy For Sustainable Large Developments Page 2

1.0 SUSTAINABLE SITE DESIGN 1.1 Objective

The City will require a Sustainable Site Design Plan that considers approaches to layout and orientation that reduce energy needs and facilitate passive design solutions, and where appropriate provides a written strategy and plan illustrating the approaches. This will contribute to our Greenest City target on Green Buildings – to achieve carbon neutral new construction by 2020.

1.2 Intent

The intent of passive site design is to reduce energy needs by reducing reliance on mechanical systems for heating, cooling and lighting, and making increased use of solar power, wind direction and other climatic effects for building needs. By leveraging the natural environment, sites and buildings that incorporate passive design can reduce utility bills, improve the comfort of the interior environment, and reduce GHG emissions.

1.3 Primary Deliverables

The primary deliverable is a Sustainable Site Design, composed of a study, site plan, and design rationale (written and illustrated statement) evaluating the opportunities for optimized layout, and site structure and orientation. The Sustainable Site Design should also demonstrate how it supports the Access to Nature and Sustainable Food System Plans noted in sections 2.0 and 3.0. Applicants should be prepared to demonstrate how strategies for passive heating, cooling and ventilation have been applied to their proposal, and to identify the specific design elements employed in each development, including: siting and orientation, tree retention, landscape plan, building shape and massing, and solar shading. Sustainable site design should be used in conjunction with passive building design, including the use of buffer spaces, thermal mass, insulation and strategic window placement. Particular consideration should be given to building orientation and responding to the different conditions of each façade in the design. For example, the south façade can capture desirable solar gains during winter when the sun angle is low making it ideal for passive solar heating during winter, but it must be well shaded during summer. For more information, see the City of Vancouver’s two Passive Design Toolkits (2009). The influence and benefits of the urban tree canopy on the micro-climate of neighbourhoods must be considered when designing the landscape. Healthy trees must be retained wherever possible.

2.0 ACCESS TO NATURE 2.1 Objective

The City will require an Access to Nature Plan that demonstrates how the project will contribute to improving access to nature. This will contribute to our Access to Nature Greenest City targets – by 2020 ensure that every person lives within a five-minute walk to a natural space, and to plant 150,000 additional trees between 2010 and 2020.


2.2 Intent

The intent of improving access to nature in the city is to improve the health and wellbeing of the community, to provide habitat, to enhance ecosystem function and services, to create public open spaces for people to gather and socialize, and to create opportunities for people to directly experience nature in the city.

2.3 Primary Deliverable

The primary deliverable is a detailed Access to Nature Plan demonstrating how the project will contribute to improving access to nature. The Plan should seamlessly integrate with the Sustainable Site Design and Sustainable Food System Plans (see sections 1.0 and 3.0), aiming to optimize opportunities for nature and food production together. The Plan should illustrate how the applicant intends to contribute to the City’s Access to Nature goal and targets in the Greenest City 2020 Action Plan (2011)1. These include but are not limited to: trees planted on the project site, with particular attention to opportunities for growing

large trees, habitat created on the site, contributions toward planting trees in other public spaces (i.e. streets, parks), provision of public open space/park space on the project site, and contributions to new park space on other land (i.e. new park acquisition, conversion of

streets to parks), particularly how these contributions might increase the number of people living within a five-minute walk of a park2.

Note: Staff anticipate a metric will be added to this section when it is reviewed as part of the Urban Forest Strategy. Changes will be made by updating this administrative bulletin, as well as through information bulletins, related policy or reporting.

2.4 Plan Components

Components of the Access to Nature Plan may include: pre-development plan indicating existing trees, other planting, habitat, and public open

space; a landscape plan demonstrating plant locations and species; an ecological study demonstrating contribution of the project to habitat provision; detailed design of any public open space provided on the site; number of trees anticipated to be planted on the site; and details about the specific contributions to improving access to nature in areas outside of

the project site, including financial and other contributions to tree planting, street-to-park conversions, and park acquisition.

The Access to Nature Plan must demonstrate how opportunities to maximize access to nature on the project site have been realized, as well as how opportunities created through the development of this project will contribute to improving access to nature in the city of Vancouver. Because large development design can vary widely, both on- and off-site contributions to improving access to nature should be considered, and it is expected that there will be a reasonable balance between those two potential strategies.

1 Access to Nature long-term goal: Vancouver residents enjoy incomparable access to green spaces, including the world’s most spectacular urban forest. 2020 targets: 1) Every person lives within a five-minute walk of a park, beach, greenway or other natural space; 2) Plant 150,000 additional trees in the city. 2 Review map showing areas of the city not within a five-minute walk of a park, beach, or green space and the full Access to Nature plan starting on pg. 98 : http://issuu.com/greenestcity/docs/greenestcity2020actionplan/1 Request most up-to-date map at rezoning pre-application stage.


http://issuu.com/greenestcity/docs/greenestcity2020actionplan/1

3.0 SUSTAINABLE FOOD SYSTEMS 3.1 Objective

The City will require applicant to demonstrate the overall increase of food system assets. Food assets are defined as resources, facilities, services or spaces that are available to residents of the city (either at the citywide or neighbourhood scale) and which are used to support the city’s food system. This will contribute to our Greenest City target of supporting Local Food – by 2020, to increase city and neighbourhood food assets by a minimum of 50% over 2010 levels.

3.2 Intent

The intent of creating a sustainable food system is to improve the resilience of Vancouver’s food system in accordance with the vision, principles and goals defined in the Vancouver Food Strategy (2013).


The primary deliverable is the demonstration of the delivery of a minimum three food assets. The application should illustrate how the applicant intends to deliver a minimum of three food assets and meet the City’s food system vision, goals and principles as reflected in current City food policies, initiatives, and guidelines.

For reference, City of Vancouver food related policy and guidelines include Administration of Community Food Markets (2014) The Vancouver Food Strategy (2013) Farmers Market policy (2013) Greenest City Action Plan (GCAP) (2011) Urban Agriculture Design Guidelines for the Private Realm (2009) Operational Guidelines for Community Gardens on City Land Other than Parks (2009) Vancouver Food Charter (2007) Guidelines for Urban Beekeeping (2005)

3.4 Components

Food assets are defined as resources, facilities, services or spaces that are available to residents of the city (either at the citywide or neighbourhood scale) and which are used to support the city’s sustainable food system. In order to meet the requirements, applicants are required to provide a detailed description of how a minimum of three food system assets from the following list will be included and delivered in the development: Community gardens / community orchards Edible landscaping Community kitchen Community food market On-site organics management Facilities to support neighbourhood food networks

In lieu of three food assets, the City may also consider a contribution to a broader scope, citywide food processing/storage/distribution infrastructure/operation and would assess this on a case-by-case basis. The applicant must outline why the three on-site food assets cannot be delivered, and how the contribution will contribute to other citywide food assets. These guidelines define and describe the physical features and attributes of the six food assets. The success of a food asset is determined by effective programing and maintenance. The applicant is encouraged to work with City staff to identify potential users and caretakers well in advance. In many cases, non-profit organizations could assist in governing the food asset, and a community use agreement could be developed to clearly define roles and responsibilities of parties involved.


The following sections contain characteristics and design guidelines of each of the six food system assets to further assist applicants in incorporating sustainable food infrastructure.

3.4.1 Urban Agriculture, Community Gardens and Shared Garden Plots Urban Agriculture Urban agriculture is the growing of food crops in urban areas. Urban agriculture can occur at various scales and entail a variety of methods including raised garden plots, balcony pots, rooftops, vertical growing, or growing in soilless mediums. Urban agriculture can be integrated into many locations in new developments: Rooftops Balconies Around buildings Courtyards Boulevards Park areas Other open space

Community Gardens or Shared Garden Plots

Characteristics Community gardens or shared garden plots are managed by groups of individuals and residents to grow and harvest food and ornamental crops. The harvested food is typically used by those cultivating the land and their households, or can be used in the programs of non-profit organizations such as community centres, neighbourhood houses or neighbourhood food networks. Design Guidelines Community gardens and shared garden plots can be provided as part of consolidated common outdoor amenity space. The incorporation of garden plots should enhance the overall design of that common outdoor amenity and should be considered as one of the variety of programmed uses of those spaces. Where this is not generally provided, opportunities for gardening could be considered in private outdoor spaces: patios, balconies and roof decks. Siting and Access (a) Locate garden plots to maximize sunlight access; this may include locating garden plot

areas on rooftops, where possible. (b) Where garden plots are located on higher rooftops, provide windscreens subject to overall

design and location. (c) Provide easy access to and from the garden plots for hauling larger items, such as soil and

produce. Consider the need to use wheelbarrows for this purpose. (d) Some garden plots should incorporate enhanced accessibility features to accommodate

wheelchairs, strollers and senior gardeners who have mobility restrictions. (e) Locate garden plots as far away from vehicle traffic as possible.

Co-locating with Other Amenities Consider incorporating a covered outdoor space for shelter; an outdoor children’s play area; an indoor amenity room with kitchen, washroom and an eating area; and outdoor seating areas for rest and social interaction adjacent to, or near the gardening area.


Number and Size of Garden Plots (a) Garden plots should be provided for 30% of the residential units that do not have private

outdoor space of more than 100 square feet. (b) Garden plots should be a minimum of 24 square feet (ideally 3 feet by 8 feet), not

including plot dividers, for maximum growing potential. (c) Large, undivided planting areas equal in square footage to individually separated plots

may be provided in cases where individual plots are not desired or suitable.

Design of Garden Plots (a) There should be a maximum reach of 18 inches from the perimeter to the middle of the

plot. (b) The height of garden planters should be a maximum of 2 feet for easy reaching into

planter beds. Plots with enhanced universal accessibility features should have a height of 2.5 feet.

(c) Ensure a minimum soil depth should of 18 inches. (d) Garden plots should be integrated into the overall landscape design and may be

accommodated in flexible, non-rectilinear forms. (e) Ensure that toxins (heavy metals, salinity and hydrocarbons) are not present in soils being

used in garden plots and that toxic materials, such as pressure-treated wood, should not be used where they will come into contact with soils that are growing food.

(f) Protection of the roof membrane and soil drainage issues should be taken into consideration.

Support Facilities (a) Provide hose bibs within 20 feet of any garden plot. (b) Provide a storage room or shed for tools; consideration should be given to providing

smaller, personal storage for individual gardening tools. (c) A composting facility that is rodent-resistant, provides the ability to turn compost, and is

of sufficient size to match garden capacity should be provided. (d) A greenhouse, of minimum 9 x 12 feet, to extend growing season is encouraged. (e) Consider providing: a potting bench, an electrical outlet, and area lighting.

3.4.2 Edible Landscaping Characteristics Edible landscaping is the use of plants that produce food in place of more commonly used ornamental plants. Many of these plants provide ornamental quality while also producing edible leaves, flowers, nuts and berries. Edible landscaping is encouraged in areas that are easily accessible for harvesting, and that are protected from potential contamination. Edible landscaping can be incorporated as part of any landscaped areas.

Design Guidelines (a) Demonstrate comprehensive edible landscaping efforts that integrate with existing and

proposed landscape features. (b) Provide educational or interpretive signage adjacent to plantings where possible. (c) Locate edible landscaping that may drop fruits and berries adjacent to high pedestrian

traffic areas to encourage harvesting, but such that fruit dropped on sidewalks is minimized.

Please see http://vancouver.ca/files/cov/urban-agriculture-guidelines.pdf for a quick reference summary of recommended edible plants commonly used for edible landscaping.


http://vancouver.ca/files/cov/urban-agriculture-guidelines.pdf

3.4.3 Community Kitchens Characteristics Community kitchens are designed for food skills programing including teaching and demonstrating food preparation, healthy eating and preservation skills. A community kitchen is a purpose-designed and built publically accessible facility where people have the opportunity to come together to learn, and/or share the cost, planning and preparation of healthy meals. Community kitchens can be organized to serve specific populations groups or people with dietary interests and function as community gathering place where space, skills and resources are shared.

Design Guidelines Community kitchens function best when the following elements are present:

(a) Sufficient space to accommodate a minimum of 12 people in a teaching environment. (b) Energy efficient and accessible cold storage including freezer space. Consider walk-in

coolers. (c) Sufficient and secure (lockable) dry storage for dry goods and small equipment. Consider

walk-in dry storage. (d) Sufficient sink and washing station. (e) Durable quality 4- to 6-burner stove. (f) High quality ventilation systems adequate to allow for the widest possible range of

cooking activities. In a mixed-use building consider “exhaust scrubbing” technology to minimize potential conflicts over smell.

(g) Adjacent multi-purpose space or room for eating and congregating. (h) Incorporation of enhanced accessibility features to accommodate wheelchairs, mobility

devices and teaching and demonstration screens/aids. 3.4.4 Community Food Markets

Characteristics Community food markets are venues or sites that enable farmers or third party operators to sell healthy, fresh foods directly to the public. The emphasis for community food markets is on providing access to fresh, healthy and affordable foods to individuals and families but who may not be able to afford to shop at a farmers market or have the means to travel to one. In some cases, community food markets provide opportunities to promote healthy eating for employees in large organizations or offices. Combined with unique public realm elements, they can contribute to vibrant public space while offering a focal point for residents and/or employees to gather.

As per the Administration of Community Food Markets Bulletin, community food markets operate as an extension of, or ancillary use to, social service, cultural, recreational organizations or programs, or similar. As such, the applicant should consider design and siting of community food markets to operate in conjunction with one in the following list:

(a) Institutional Uses: Social Service Centres, Churches; (b) Service Uses: Neighbourhood Houses; (c) Culture and Recreation: Community Centres; (d) BC Housing Sites: listed at:

http://www.bchousing.org/Options/Subsidized_Housing/Listings; (e) Other uses which meet the intent of community food markets may be approved on a case-

by-case basis.

Design Guidelines (a) The space provided should be sufficient for a minimum of ten (10) stalls or booths, with a

minimum size of 3 m2 for each stall.


http://www.bchousing.org/Options/Subsidized_Housing/Listings

(b) Space can be provided indoor or outdoor, and if outdoor, a covered area would be encouraged.

(c) The design of the area or structure should encourage social interaction and be publically accessible.

(d) Consideration should be given to a design that is flexible for other uses. (e) Incorporate double receptacle outlets at a minimum of every 3 m, if stalls are 3 m wide. (f) Provide direct access to a class B loading bay without reliance on stairs.

For more information regarding community food markets, visit http://former.vancouver.ca/commsvcs/bylaws/BULLETIN/C005.pdf

3.4.5 On-Site Organics Management

Characteristics An on-site organics management system is used to process organic compostable materials (food scraps and yard trimmings) into products that can be beneficially used such as compost, mulches, and soil conditioners. The on-site system is intended for residents, restaurants or other commercial tenants to bring their food scraps to a communal system. Once decomposed, the compostable materials can be used as nutrient rich soil conditioners in local gardens. Installation and use of an on-site system should be considered as an alternative or an additional option to complement any food scraps collection program used to divert compostable materials away from being disposed as garbage. Design Guidelines The applicant is encouraged to provide innovative infrastructure solutions and technologies to increase compostable organics management, while maintaining the end product (e.g. compost) for on-site use. There are different on-site systems available depending on requirements of the building. For more detailed information and examples of various composting systems available, please see the On-site Composting Technology Study: http://www.metrovancouver.org/planning/development/AgricultureAndFood/Documents/MV-ON-SITECOMPOSTINGTECHNOLOGYREVIEWOct2012.pdf And the Metro Vancouver On-site Organics Management Options Review Report, 2014: http://www.metrovancouver.org/services/solidwaste/Resources/Pages/ReportsandStatistics.aspx Additionally, more information about on-site composting can be found here: http://vancouver.ca/home-property-development/on-site-organics-management-systems.aspx Recognizing each system will have different specifications and requirements, applicant should consider whether the following features will be required to accommodate the on-site system: (a) Accessible to all users (b) Located on a relatively flat surface (c) Access to power (d) Access to water and sewer connection (e) Concrete pad (f) Cover (g) Ventilated (h) Fire Proofing/sprinkler (i) Odour and pest control (j) Sufficient size to match local garden, residence and/or retailer capacity


http://former.vancouver.ca/commsvcs/bylaws/BULLETIN/C005.pdf

http://www.metrovancouver.org/planning/development/AgricultureAndFood/Documents/MV-ON-SITECOMPOSTINGTECHNOLOGYREVIEWOct2012.pdf

http://www.metrovancouver.org/planning/development/AgricultureAndFood/Documents/MV-ON-SITECOMPOSTINGTECHNOLOGYREVIEWOct2012.pdf

http://vancouver.ca/home-property-development/on-site-organics-management-systems.aspx

3.4.6 Facilities to Support Neighbourhood Food Network Activities Characteristics Neighbourhood Food Networks are coalitions of citizens, organizations and agencies that work collaboratively to address food system issues with the goal of improving access to healthy, affordable and nutritious food for all. Neighbourhood Food Networks manage and organize programs and projects on food system issues, which may include learning, sharing and celebration opportunities connected to food and connecting consumers and producers, food storing, processing, and distribution. The intent of the design guideline is to provide a multipurpose facility, office or space for neighbourhood food networks to conduct their activities. Design Guidelines (a) Provide a multipurpose facility, office or space for neighbourhood food networks or other

non-profit organization with food-related mandate to carry out their activities. (b) Emphasis should be given to co-locating the multi-purpose facility with food assets or

other non-profit organizations. (c) Consideration should be given to the design of the facility that is flexible for other uses

and users. 4.0 GREEN MOBILITY 4.1 Objective

The City will require a Green Mobility Plan that provides measures and strategies to prioritize more sustainable travel to and from the site. This will include prioritizing walking, cycling, and public transit over automobile use, and facilitating the incorporation of low-carbon vehicles, such as electric vehicles. This will contribute to the Transportation 2040 and Greenest City targets of having walking, cycling and public transit trips make up at least 50% of all trips by 2020 and 66% of all trips by 2040 and to reduce motor-vehicle kilometres traveled per resident by 20% from 2007 levels. It will also contribute to the Greenest City target on Climate Leadership – to reduce community-based greenhouse gas emissions by 33% from 2007 levels.

4.2 Intent

The intent of encouraging sustainable transportation is: to reduce reliance on travel that consumes excessive energy and contributes to GHG

emissions and poor air quality; to support a thriving economy, to improve the health of residents and the vibrancy of the

city, and to enhance the natural environment; and to meet mobility needs while minimizing environmental impacts and providing long-term

health benefits. 4.3 Primary Deliverable

The primary deliverable is a detailed Green Mobility Plan that assesses the site’s transportation infrastructure and programming. The Plan should illustrate how the applicant intends to meet the City’s transportation goals and principles from Transportation 2040 (2012) and other current City policies, including: Community Climate Change Action Plan (2005), and Greenest City 2020 Action Plan (2011). The City’s standard transportation requirements for new development can be found in the Parking By-law, the Vancouver Building By-law, the Zoning and Development By-law, and City design and study guidelines. The primary purpose of the Green Mobility Plan is to identify and evaluate opportunities to support sustainable transportation choices beyond these minimum requirements.


4.4 Plan Components

The Green Mobility Plan will include a detailed assessment of the potential for walking, cycling and transit trips to and from the site. Where deficiencies exist in these networks, or where opportunities exist to enhance the quality of infrastructure or programming, the Green Mobility Plan will evaluate the viability of incorporating these improvements into the project. Plan elements can range from small-scale changes, such as provision of additional bicycle racks, to larger scale improvements, such as the provision of safe and attractive cycling or pedestrian routes. While the specific emphasis will vary from site to site, priority should be given to providing walking, cycling, and transit infrastructure which is safe, accessible, and attractive for all ages and abilities. The Plan will also include an assessment of the site’s motor-vehicle facilities and programming. It will identify opportunities for projects to incorporate strategies to encourage use of low- and zero-carbon vehicles, as well as opportunities to support reduced vehicle ownership and use. Plan elements might include additional vehicle charging infrastructure, on-site car-sharing services, pricing policies, etc. The Plan should also look for opportunities to reduce the impact of goods movement on the community and environment, such as through better matching of delivery vehicles to delivery size. The Green Mobility Plan does not replace requirements for traffic impact analysis, travel demand management plans or other studies required to review and approve development or rezoning applications.

5.0 RAINWATER MANAGEMENT 5.1 Objective

The City will require a Rainwater Management Plan that recognizes rainwater as a resource to enhance the community and environment. This will contribute to our Clean Water Greenest City target – to reduce per-capita residential water consumption by 20% by 2020. It also supports several other Greenest City goals.

5.2 Intent

The intent is to reduce stormwater discharge, reduce the generation of runoff, treat surface runoff to reduce contaminants, and where possible, conserve potable water use.


The primary deliverable is a Rainwater Management Plan that addresses how the project will meet the following requirements (which are modelled on industry best practices): Quantity Goal: To limit interference with natural hydrology by maximizing pervious cover, increasing on-site infiltration opportunities, limiting runoff generation and reducing and/or eliminating pollution by not generating it. Deliverable: Create a Rainwater Management Plan that illustrates the measures that will be employed to meet the following target: post-development runoff rate and volume = pre-development* runoff rate and volume for the two-year 24-hour duration storm. (*pre-development means the site’s immediate preceding use.)


Quality Goal: Manage rainwater runoff quality. Deliverable: Create a Rainwater Management Plan that treats 90% of the average runoff

volume. The practices used to treat runoff must be capable of 85% TSS removal. Preference will be given to landscape-based treatment systems integrated within the site’s overall landscaping plan. However, mechanical filtration systems will be considered on a case-by-case basis. (TSS = total suspended solids)

5.4 Study Components

Applicants will be required to produce a Rainwater Management Plan that demonstrates how the project will meet the two above-noted requirements for quantity and quality. The Plan must include the following elements: Pre-development site plan showing orthophoto and existing drainage appurtenances, Developed site plan showing general arrangement of proposed rainwater management

works, Hydrologic and hydraulic analysis prepared by qualified professional in the area of

rainwater management showing how the site will meet the requirements, Supplementary documentation for any pre-manufactured products, and A letter from a registered professional stating that all proposed systems and

appurtenances required by the Plan meet the Vancouver Building By-law. As well, the following must be considered and addressed/incorporated:

Prioritize retaining existing healthy trees in the overall site design in consultation with an

ISA Certified Arborist, Use waterwise planting selections (see the City of Vancouver Waterwise Planting

Guidelines), Provide adequate planting medium depth for all plantings to be maintained on structures, Provide in-ground tree planting with sufficient planting medium area and connection to

the natural water table, Locate rain gardens to capture runoff from hard-surface areas and to recharge soft

landscape areas, and Utilize open space on rooftops for green roof plantings. The Plan must demonstrate how the above six measures are integrated into the project design. If one of these measures is not feasible on a particular site, the applicant must provide an explanatory rationale and propose an alternative. All measures must meet the Vancouver Building By-law.

6.0 ZERO WASTE PLANNING 6.1 Objective

The City will require a Zero Waste Design and Operations Plan, that considers deconstruction, infrastructure design and post-construction operations, and meets or exceeds the City’s GC2020 goals with respect to waste reduction, increased opportunities for material re-use and recycling, and reduced GHG emissions. This will contribute to our Greenest City target on Zero Waste – to reduce solid waste going to the landfill or incinerator by 50% from 2008 levels.


6.2 Intent

The ultimate objective is to facilitate the reorientation of peoples’ habits and practices toward the City’s zero waste target. Therefore, the key objectives of a project’s Zero Waste Design and Operations Plan are to foster ongoing waste reduction and increased diversion of products and materials from the waste stream through re-use, composting and recycling. The Plan should also aim to reduce operations-related environmental emissions, notably GHG emissions, through strategies such as reduced service-vehicle trips.


The primary deliverable is a Zero Waste Design and Operations Plan composed of a site/development infrastructure design component, and an ongoing operations/maintenance component. For both the infrastructure design and the operations components, the plan will thoroughly describe the proposed zero waste strategies and alternatives, and the residual waste management considerations. The plan should be consistent with current policies, programs, mandates, initiatives, guidelines, etc., that are supported and/or used by the City of Vancouver. For reference, these include: City of Vancouver Garbage and Recycling Storage Facility Design Supplement, Revised

September 2012 vancouver.ca/files/cov/Garbage_and_Recycling_Storage_Facility_Supplement.pdf

City of Vancouver Solid Waste By-law 8417

app.vancouver.ca/bylaw_net/ConsolidatedReport.aspx?bylawid=8417&txtSearch=solid+waste

City of Vancouver Greenest City Action Plan 2020 (Goal 5: Zero Waste)

vancouver.ca/files/cov/Greenest-city-action-plan.pdf City of Vancouver Demolition/Deconstruction Permit

vancouver.ca/home-property-development/demolition-permit.aspx City of Vancouver Green Building Strategy

vancouver.ca/home-property-development/green-building-and-renovating.aspx Metro Vancouver Banned and Prohibited Materials List (updated periodically)

metrovancouver.org/services/solidwaste/disposal/Pages/bannedmaterials.aspx Metro Vancouver‘s Zero Waste Challenge (February 2011)

metrovancouver.org/region/ZeroWasteConference/Documents/ZWCStrategy.pdf Current and future Metro Vancouver Solid Waste Management Plans

metrovancouver.org/about/publications/Pages/default.aspx Publication Category: Solid Waste, Recycling and Garbage Publication

Extended Producer Responsibility (EPR) Stewardship Programs

rcbc.ca/recycling-programs/epr 6.4 Plan Components

The Zero Waste Design and Operations Plan should illustrate how the applicant intends to meet the City’s requirements and how the plan will be implemented. The following are expectations and considerations for infrastructure design and ongoing, post-construction operations that must be addressed in the plan. The applicant is encouraged to put forward additional or alternative ideas that enhance the intent of this policy.


http://vancouver.ca/files/cov/Garbage_and_Recycling_Storage_Facility_Supplement.pdf

http://app.vancouver.ca/bylaw_net/ConsolidatedReport.aspx?bylawid=8417&txtSearch=solid+waste

http://app.vancouver.ca/bylaw_net/ConsolidatedReport.aspx?bylawid=8417&txtSearch=solid+waste

http://vancouver.ca/files/cov/Greenest-city-action-plan.pdf

http://vancouver.ca/home-property-development/demolition-permit.aspx

http://vancouver.ca/home-property-development/green-building-and-renovating.aspx

http://metrovancouver.org/services/solidwaste/disposal/Pages/bannedmaterials.aspx

http://metrovancouver.org/region/ZeroWasteConference/Documents/ZWCStrategy.pdf

http://metrovancouver.org/about/publications/Pages/default.aspx

http://rcbc.ca/recycling-programs/epr

1. Vision Statement The vision statement should reflect the intent of this policy – to facilitate achievement of the City of Vancouver’s zero waste target by fostering waste reduction, by increasing diversion through re-use, composting and recycling, and by reducing GHG emissions in the design and operation of the proposed development’s solid waste system.

2. Description of Project and Diversion Objectives

The Zero Waste Design and Operations Plan should provide:

Consideration of deconstruction opportunities and practices, to reduce landfilled

waste material and create opportunities for building material re-use and recycling; A summary of the types and number of units in the development (e.g. residential,

retail, food, etc.); The types and estimated quantities of waste generated by unit type, consistent with

City expectations for waste diversion in each type of unit; The types and estimated quantities of waste diverted, based on the proposed design

and operations plan. As of January 1, 2015, the City of Vancouver Solid Waste By-law requires all

properties to have a food scraps diversion plan. Some options on how to manage are: Sign up for food scraps collection with your current solid waste provider or

choose another provider from the following link. (vancouver.ca/home-property-development/list-of-food-scraps-haulers.aspx)

Consideration of an onsite organics management system to process organic compostable materials (food scraps and yard trimmings). Installation and use of an on-site system should be considered as an alternative or an additional option to complement any food scraps collection program. This alternative can help reduce the number of service collections needed for organics at this site and thus reduce the overall GHG emissions associated with each service trip. (See the information described earlier under Section 3.0 Sustainable Food Systems).

3. Site/Development Infrastructure Design

Space Allocation Expectations for Zero Waste Initiatives The site design should provide dedicated space to accommodate waste diversion initiatives (i.e., re-use, organics, recycling), in addition to residual waste collection. Ample space allocation should be provided in all domains of occupancy – in the individual unit, within each building, and in shared public spaces. Detailed considerations for each type of development are shown below. The plan should show how the applicant intends to meet these design expectations: For multifamily complexes, space should be allocated in:

(a) Each residential unit

(i) Provide ample space for organics and recycling bins, preferably in the kitchen area under the sink or in cabinetry. The space allocation should take into consideration the number of recycling bins needed by the resident to meet current product stewardship programs (e.g. beverage containers on deposit) and City material segregation requirements (e.g. newsprint, mixed paper, mixed containers).


http://vancouver.ca/home-property-development/list-of-food-scraps-haulers.aspx

http://vancouver.ca/home-property-development/list-of-food-scraps-haulers.aspx

(b) Common areas such as lobby and laundry room (i) Design so that recycling containers are always placed with garbage

containers in common areas (twinning).

(c) Re-use/recycling space in building (i) Design to accommodate a sufficient number of organics and recycling

carts/containers to meet the needs of the entire building (see City of Vancouver “Garbage and Recycling Storage Facility Design Supplement”).

(ii) Design for the installation of signage to instruct occupants on appropriate use of the organics and recycling containers.

(iii) Consideration should be given to the allocation of space in the recycling storage area for a re-use and materials exchange kiosk. Amenities such as shelving and a bulletin board should be supplied.

(d) On-site organics management space (i) Consideration of an onsite organics management system as an alternative or

an additional option to complement any food scraps collection program. For office and retail buildings, space should be allocated in:

(a) Individual retail/office units in retail/office complexes

(i) Design to accommodate recycling bin(s) in each working space. (ii) Depending on size of building complex and overall waste collection plan,

consider providing a common area space that can accommodate recycling carts (in accordance with product stewardship programs and City material segregation requirements).

(iii) Allocate space for organics bins/carts to attract/accommodate sustainability-oriented occupant demand.

(b) Common/public areas such as lobby and corridors

(i) Design so that recycling containers are always placed with garbage containers in common areas (twinning).

(ii) Allocate space for organics bins to foster organics diversion opportunities. (iii) Consider waste reduction strategies in design, such as hot-air hand-dryers

instead of paper towels in public washrooms.

(c) Recycling storage space in building (i) Design to accommodate a sufficient number of recycling carts/containers to

meet the needs of the entire building (see City of Vancouver “Garbage and Recycling Storage Facility Design Supplement”).

(ii) Design for the installation of signage to instruct occupants on appropriate use of the recycling containers.

(iii) Allocate space for organics bins/carts to foster organics diversion opportunities.

(iv) Consideration should be given to the allocation of space in the recycling storage area or in another common area for an interoffice materials exchange bulletin board and zero waste information kiosk.

For food services, space should be allocated in:

(a) Work spaces

(i) Design to accommodate convenient source segregation of organics, greases and recyclables in food handling and preparation work spaces.

(ii) Allocate space for organics and recycling containers in all other work spaces.


(b) Customer/public spaces for food consumption (i) Design to facilitate convenient customer/public source segregation of

organics, beverage containers, and other recyclables in clearly marked disposal containers (twinning).

(ii) Consider waste reduction strategies in design, such as hot-air hand-dryers instead of paper towels in public washrooms.

(c) Organics and recycling storage space in building/complex.

(i) Design to accommodate a sufficient number of organics, grease and recycling carts/containers to meet the needs of the entire building (see City of Vancouver “Garbage and Recycling Storage Facility Design Supplement”).

(ii) Design for the installation of signage to instruct occupants on appropriate use of the organics and recycling containers.

For large venues (greater than 2,000 visitors per day), space should be allocated in:

(a) Individual units in large venues

(i) Design to accommodate recycling bin(s) in each working space. (ii) Depending on size of building complex and overall waste collection plan,

consider providing a common-area space that can accommodate recycling carts (in accordance with product stewardship programs and City material segregation requirements).


(b) Common/public areas such as interior public/mall corridors, public washrooms,

green spaces. (i) Design so that recycling containers are always placed with garbage

containers in public areas. Facilitate convenient customer/public source segregation of beverage containers, and other recyclables in clearly marked disposal containers.

(ii) Allocate space for organics bins to foster organics diversion opportunities. (iii) Consider waste reduction strategies in design, such as hot-air hand-dryers

instead of paper towels in public washrooms. (iv) Consideration should be given to the allocation of space for a zero

waste/sustainability information kiosk for occupants and the public.

(c) Recycling storage space in building. (i) Design to accommodate a sufficient number of recycling carts/containers to

meet the needs of the entire building (see City of Vancouver “Garbage and Recycling Storage Facility Design Supplement”).

(ii) Design for the installation of signage to instruct occupants on appropriate use of the recycling containers.


Space Allocation for Residual Waste Storage Sufficient space must be allocated for residual waste storage. See the City of Vancouver “Garbage and Recycling Storage Facility Design Supplement” for guidance on estimating space requirements and related design considerations. In the assessment of space requirements, consider accommodating storage container systems and vehicles that will have the least environmental impacts during operation, particularly with respect to GHG emissions. For example, compactor systems can reduce trip frequency, which in turn can reduce GHG emissions.


4. Operations

The zero waste objective of this policy should be integrated into the design of the development’s ongoing, post-construction operating systems. Therefore an operations component is required in the Zero Waste Design and Operations Plan, that addresses each of the following:

Recycling, Organics, and Waste Collection Systems

Waste is generated at numerous points in a large development, such as in each multifamily unit, as well as in corridors, public washrooms and retail outlets that might be part of the complex. Therefore, the recycling, organics, and waste collection system should be designed holistically to incorporate and integrate the various sources and points of generation. It is expected that the system as a whole will be designed to facilitate zero waste (through waste reduction, re-use, composting and recycling), increase efficiency, and minimize GHG and other emissions. The plan should show how the applicant intends to meet this expectation through initiatives such as:

• Maintaining an on-site re-use/freeware/materials exchange facility or bulletin board

for occupants. • Providing an on-site communal composting facility or system. • Facilitating diversion of reusable and recyclable construction and renovation

materials generated in individual units and components of the development. • Facilitating establishment of on-site product stewardship take-back program or

take-back depot (for large venues with public access). • Facilitating installation of additional publicly accessible on-site diversion initiatives

via NGO programs for items such as clothing, textiles and used books. • Engaging a single hauler for all waste streams generated on site in order to reduce

trips. • Providing a service or billing model that offers occupants incentives to reduce, re-use

or recycle rather than to dispose waste.

Occupant/Public Education and Outreach

The provision of training and ongoing outreach to occupants of the development is a critical factor in the successful implementation of the Zero Waste Design and Operations Plan. Therefore the plan should consider:

• How new occupants will be educated in the implementation of the zero waste

initiatives and collection systems. It may be necessary to provide a hands-on training program for large-scale occupants such as anchor retailers.

• How, through signage and visual cues such as bin colour and shape, occupants and the public will be directed toward using the zero waste collection systems provided on site.

• Procedures and actions that provide occupants with continuous encouragement and support in implementing/participating in the Zero Waste Design and Operations Plan. Consideration could be given to: o Establishing a building-level zero waste/sustainability team to engender a

community culture around zero waste. o Providing regular newsletters that report on successes and identify issues and

challenges. o Maintaining a zero waste bulletin board in a prominent place for information and

collaboration. o Establishing a corporate zero waste leadership award program for businesses on

site and promoting it. o Providing or facilitating on-site consultations on ways individual businesses can

improve their performance.


Facility Operations Training and Support

The success of the Zero Waste Design and Operations Plan will depend on continuous oversight, education and enforcement on the part of the designated property manager. Therefore the plan should indicate: • How the property will be managed (i.e. directly by the applicant or by a property

management firm). • The responsibilities of the property manager. • The steps taken to ensure that the property manager is trained to implement and

oversee the plan. • The documents or standard procedures that are used to train staff on zero waste

initiatives.

Consideration should also be given to how the operations plan will be implemented with respect to the selection, training and oversight of janitorial services. Janitorial services in large complexes play a significant role in aspects of the collection system such as whether and how recyclables are segregated. Janitorial services can also be addressed in terms of the minimization of toxic cleaning products and reduction of cleaning related wastes, such as containers and paper toweling. Plan Implementation Report The applicant is expected to provide the City with a report on implementation of the Zero Waste Design and Operations Plan within 18 months of occupancy. The criteria for the implementation report shall include: • Types and quantities of waste diverted. • Quantity of waste disposed. • Names and locations of recycling processing facilities used. • Description of on-site re-use options, product stewardship facilities, NGO drop-off

bins, etc. • Description of annual education initiatives undertaken. • Summary of initiatives to reduce GHG emissions. • Summary of other initiatives undertaken to facilitate zero waste on-site.

Value Added

The applicant is encouraged to consider innovative ideas that will enhance the Zero Waste Design and Operations Plan, such as smart metering for waste diversion measurement and centralized vacuum systems. The final prepared Zero Waste Design and Operations Plan should be structured so as to replicate all of the numbered headings and their sub-headings in section 6.4 of this bulletin and should meaningfully address each of these headings.

7.0 AFFORDABLE HOUSING 7.1 Objective

The City will require – for large developments (as defined in this bulletin) accommodating housing – an Affordable Housing Plan that considers a range of unit types and tenures, and demonstrates how the project will meet or exceed the requirements of the City’s Affordable Housing in New Neighbourhoods policy (the 20% policy). Providing affordable housing is a key focus for large development rezonings. Applicants are required to meet with City staff at the pre-application stage to discuss the appropriate mix of incomes, household types and tenures.


7.2 Intent

The intent is to create options for more housing affordability, types and choices, including housing for individuals and families that fall under the Housing Income Limits published by BC Housing, and purpose-built rental housing for moderate income households. Applicants should refer to the City’s Affordable Housing in New Neighbourhoods policy (the 20% policy) for Council’s priorities on achieving affordable housing through large developments. For reference, there are a number of relevant housing policies, including: Mayor’s Task Force on Housing Affordability – Priority Action Plan (2012) which

contains a priority action to revise and clarify the City’s inclusionary housing policy (20% Policy) to enhance flexibility in the delivery of affordable housing in large developments.

Vancouver Housing and Homelessness Strategy 2012–2021, which contains strategic

directions to: (a) increase the supply of affordable housing, including market and non-market rental

housing; and (b) encourage a housing mix across all neighbourhoods.

Rate of Change Policies and Regulations (2007), which affect all RM, FM and CD zoned

properties, including those with Official Development Plans, and which are intended to protect the existing stock of affordable rental housing.


The primary deliverable is to achieve a project with a balanced housing mix that gives consideration to a wide range of household types and income groups. Affordable housing units achieved through this policy will be secured through a Housing Agreement and any other legal mechanism deemed necessary by the Director of Legal Services and the Managing Director of Social Development.

7.4 Plan Components and Review

In assessing an Affordable Housing Plan and giving feedback to applicants on developing a plan that is socially sustainable, staff will look to the priorities identified in Council’s inclusionary housing policies referenced above and will take into consideration the particulars of each site and the market conditions at that time. Affordable Housing Plans will be developed and assessed on a case-by-case basis, as rezonings occur.

8.0 LOW CARBON ENERGY SUPPLY 8.1 Objective

The City will require a Low Carbon Energy Supply Feasibility Screening Study, performed by a qualified green energy consultant at the discretion of the City, to explore the viability of campus and/or district energy systems. If the business case is viable, a system will be required. This will contribute to our Greenest City target on Climate Leadership and target to reduce community-based greenhouse gas emissions by 33% from 2007 levels. It will also contribute to the Greenest City target for Green Buildings, to reduce energy use and greenhouse gas emissions in existing buildings by 20% over 2007 levels.

8.2 Introduction and Purpose

The Terms of Reference for completing the required Low Carbon Energy Supply Feasibility Screening Study are outlined from this section (8.2) through to section 8.9. These Terms of Reference are to be followed for development projects requiring an evaluation of low-carbon


energy supply opportunities. Where the applicant is seeking BC Hydro co-funding for the study, BC Hydro’s Minimum Requirements for A Sustainable Communities District Energy Pre-Feasibility Study must also be met. Although less detailed in scope, these City of Vancouver Terms of Reference have been designed to be compatible with BC Hydro’s study requirements. The purpose of this document is to provide an outline of the requirements for completing a Low Carbon Energy Supply Feasibility Screening Study (also known as a Pre-Feasibility or Phase I Study) to the satisfaction of the General Manager of Engineering Services. A Feasibility Screening Study is a preliminary technical and business case analysis used to assess whether viable district- or development-scale low-carbon energy opportunities are present warranting further evaluation. The purpose of such a study is to support the advancement of affordable, low-carbon energy solutions throughout Vancouver. Modifications to these Terms of Reference may be warranted based on consideration of a specific project’s location. For example, an abbreviated scope of work that focuses on solely on campus-scale low-carbon energy opportunities may be approved for projects located outside of the three key target areas for district energy, namely downtown, Cambie Corridor and Central Broadway, as discussed in the Vancouver Neighborhood Energy Strategy approved by Council on October 3, 2012. Modifications to these Terms of Reference and the required study scope of work shall be at the discretion of the General Manager of Engineering Services. The Feasibility Screening Study must be completed by a qualified professional with proven expertise in the evaluation of low-carbon energy supply opportunities. Should the preliminarily results indicate that a district- or development-scale energy system may be viable and beneficial, a more detailed feasibility study may be required. In locations where rezoning applications are being proposed for several nearby sites, the City strongly encourages developers to undertake joint studies of potential district energy solutions. This approach generally results in a higher probability of finding a viable low-carbon energy option and also typically results in a lower feasibility study cost for developers.

8.3 Implementation Objectives

The City’s objectives with respect to the implementation of low-carbon energy supply technologies, including district systems, are reductions in GHG emissions, and the long-term flexibility to adapt to new and more sustainable technologies and fuels. The City also has an interest in improvements to energy efficiency and supporting the development of local green technologies and jobs. The Low Carbon Energy Supply Feasibility Screening Study aims to identify the potential impacts of low-carbon energy supply options, relative to a realistic reference case scenario, on: Long-term GHG emissions, Long-term life-cycle energy costs to energy end-users, Risks to energy end users, including financial and reliability considerations, Qualitative benefits to energy end-users (e.g. reliability, quality of service, etc.), Resource consumption (e.g. electricity, natural gas or recovered waste), and Other significant environmental impacts or benefits (e.g. local air quality, waste

management, water use, space requirements, etc.). The evaluation of low-carbon energy supply opportunities is a phased process which begins with the completion of the Feasibility Screening Study. In cases where the Study suggests there are district- or development-scale low-carbon energy opportunities offering environmental benefits with lifecycle energy costs comparable or lower than a reference case approach, taking into consideration uncertainties in the capital and operating cost estimates. In these cases a Detailed Feasibility Study (also known as a Phase II study or business case analysis) may be required. The purpose of the Detailed Feasibility Study is to further confirm costs and benefits of preferred short-listed option(s), and to address implementation issues such as ownership and


operations strategies. In some cases (i.e. for smaller systems), a full Feasibility Screening Study may not be necessary and the developer may choose to proceed directly with identification of a utility provider, site testing, and/or other supplemental technical or financial evaluations supporting the development of a low-carbon energy system .


The primary deliverable of the Low Carbon Energy Supply Feasibility Screening Study is a report identifying and ranking potential, technically viable, low-carbon energy supply solutions, both at a district and development scale, based on lifecycle energy costs and benefits. The study must focus on energy supply system options which reduce GHG emissions associated with space, ventilation, and domestic hot-water heating. Low-carbon energy supply options for cooling and power generation may be considered where there is a financial or GHG reduction benefit to doing so. Completion of the Low Carbon Energy Supply Feasibility Screening Study, to the satisfaction of the General Manager of Engineering Services, is required as part of the rezoning application package to satisfy the requirements of this policy. Additional deliverables may be required at later stages of project permitting, which may include a more detailed feasibility study or business case analysis of low-carbon energy opportunities, and/or other specific documentation related to detailed design of the development’s energy system.

8.5 Study Elements

The Low Carbon Energy Supply Feasibility Screening Study should include the following elements, at minimum: 1. Executive Summary

Development location, size, and use; Regional context (potentially connectable surrounding loads of interest); Site loads and connectable surrounding loads including percentage of annual

energy to be serviced through low-carbon technologies; Reference case energy supply scenario description with levelized reference case

energy supply costs, GHG emissions, natural gas and electricity consumption; Low-carbon energy supply options short-listed with associated levelized energy

supply costs and GHG emissions, natural gas and electricity consumption; Summary of risks associated with reference case and short-listed low-carbon

energy supply options; and Recommended next steps.

2. Site and Neighbourhood Overview

General description of the site and surrounding area including: Project location; Site constraints and amenities; Planned site density and use mix; Regional context (current and planned surrounding land use by archetype and

density); Proximity to other redevelopment sites and major infrastructure; Development timeframes; and Connectivity analysis to nearby buildings, future development sites and other

district energy systems within 500 m radius of the site. Note: Key connectable buildings must be identified which considers building size/load,

existing heating/cooling mechanical design, age of equipment, and distance from the site, where information is available or reasonably easy to acquire or infer.


3. Energy Profile and Load Analysis Base Case Loads: Using proposed floor areas and City-approved end-use energy use intensity factors (energy use per m2 of floor area), prepare an expected (base case) forecast of annual and peak end-use heating (space heating, domestic hot-water and ventilation air) and cooling demands for buildings within the development. Reflect the proposed phasing schedule in the demand forecasts. For larger sites, loads may be separated into subareas for the purposes of evaluating layout, siting, and phasing issues. (Note: Energy use intensity is a unit of measurement that describes a building’s energy use, specifically the energy consumed per m2 – or other area unit – of building floor space.) Annual heating load duration curves must be provided for full build-out of the development including any existing buildings that will remain on site. Annual cooling load duration curves must also be provided where annual cooling loads exceed 5% of annual heating loads. The proposed percentage of peak and annual energy requirements to be served through low-carbon sources must be stated. A target of 70% annual heating energy to be met through low-carbon sources is recommended, however it is at the discretion of the energy consultant to select an appropriate split between low-carbon and conventional energy sources. Approval must be granted from the City to consider low-carbon energy approaches that serve less than 70% of annual heating energy requirements. Energy use intensity assumptions are provided in section 8.8 – Supporting Information. Alternative demand scenarios may be prepared reflecting higher or lower energy demands based on higher end-use efficiency assumptions (beyond code requirements) or alternative development assumptions. Neighbourhood Loads: For the purpose of evaluating district energy opportunities, also identify and estimate existing or proposed loads within an approximate radius of 500 m of the site for the purpose of assessing district energy opportunities. For existing surrounding loads, only significant building energy loads that may be suitable for interconnection with a district energy system should be included. Potentially connectable loads are those which satisfy all of the following requirements: Heated floor space exceeding 2,000 m2 per building, Existing hydronic heating systems with minimal electric-resistance heating or gas-

fired roof-top ventilation air heaters (does not apply to proposed developments), and

Located within 500 m of the site. All nearby building loads satisfying these requirements should be summarized. Assumptions on connectability may be inferred based on building archetype and age, where building-specific mechanical information is not available. Considering both on-site and potentially connectable off-site loads prepare combined heating and cooling load duration curves at full build-out. Where no connectable loads have been identified, consider entire site loads only. The combined load forecast should consider the effects of diversification on central equipment requirements. Summarize the expected optimal sizing of any district energy solutions at full build-out, including the percentage of peak and annual energy to be serviced by low-carbon energy technologies and the percentage to be covered by conventional boilers, or alternative means, for peaking and back-up.


4. Reference case Reference case energy supply scenario refers to the preferred form of the mechanical heating and cooling system in the absence of a low-carbon energy system. A description of the reference case energy supply scenario should indicate the delivery method for each heating and cooling end-use (i.e. residential, non-residential and common area space heating and cooling, make-up and ventilation air, and domestic hot water). The reference case analysis should include the following: estimates of the levelized unit cost of energy ($/MWh/year) for the reference case

over a 25-year timeframe (including annual boiler/heating equipment capital, operating and maintenance costs), and

estimates of gas consumption, electricity consumption and GHG emissions over the analysis timeframe.

Estimates of costs, GHG emissions, and electrical and gas energy consumption should be Class D level estimates (estimate variance of -25%, +50%).

5. Screening of Low-Carbon Energy Sources Review of Opportunities: Identify potentially viable low-carbon energy sources for consideration, including, but not limited to, process/waste heat recovery, sewage heat recovery, geoexchange (open loop, closed loop, surface water exchange), air source heat pumps, bio-energy (biomass combustion, biogasification, anaerobic digestion), and other nearby district energy systems. Provide a high-level assessment of the technical and logistical viability of each potential opportunity considering study area loads, location and resource capacity. The opportunity to serve any existing buildings that will remain on site with low-carbon energy sources, as well as potential demand-side management strategies for existing buildings should be evaluated and summarized. Milestone: Sources under consideration must be approved by the City of Vancouver at the time of project kickoff. Analysis of Short-listed Opportunities: Create a short-list of low-carbon energy options deemed potentially technically viable at a development- and/or district-scale at full build-out for inclusion in a more detailed qualitative and quantitative analysis. Short-listed options may include scenarios which consider site loads only, but must also include scenarios which consider a district-scale approach incorporating surrounding proposed or existing connectable loads at full build-out, where present. Milestone: Short-listed options must be approved by the City of Vancouver prior to proceeding with further technical and financial analysis of short-listed opportunities. Analysis for each short-listed option must include at minimum the following: Description of the high-level concept design of the proposed low-carbon energy

system including equipment requirements, equipment sizing, system capacity, backup and peaking energy supply strategy, and distribution approach (i.e. distribution temperature, equipment centralization, etc.).

Estimates of capital, operating and maintenance costs associated with the energy centre, distribution piping, building connection, and any retrofits or upgrades required to connect buildings under consideration. Provide an itemized summary of major cost components, and supporting assumptions.

Estimates of levelized cost of energy ($/MWh/year) for each scenario over a 25-year time horizon. Compare results to reference case including percentage premium / saving over reference case.


Estimates of total natural gas consumption (GJ/year), electric energy consumption (MWhr/year), and GHG emissions (tonnes/year) under each low-carbon energy supply scenario at full build-out. Compare results to reference case including percentage increase/decrease over reference case.

Estimates of alternative fuel source consumption (i.e. biomass, biogas). High-level qualitative summary of relevant risks and benefits associated with each

supply scenario (i.e. fuel price and supply stability, long term flexibility to adapt to other heat source options, air quality, water quality, social impacts).

Details of applicable by-laws and/or other regulatory bodies that may need to be consulted prior to detailed design; as well as a description of the design implications of, and strategies for, achieving by-law compliance. A list of applicable by-laws can be found in the resources section. (This list is neither exhaustive nor prescriptive.)

Ranking of opportunities based on GHG reduction and levelized cost of energy. Concept design schematics for the preferred (highest ranking) low-carbon energy

option(s). Estimates of costs, GHG emissions, and electrical energy consumption should be Class D level estimates (estimate variance of -25%, +50%). Clearly indicate any exclusions in the cost estimates provided. Major assumptions used throughout the analysis should be clearly stated (refer to “Study Assumptions and Cost Estimates”).

6. Sensitivity Analysis The City will assess the need for inclusion of a sensitivity analysis, based on the draft study findings. Where few or no low-carbon opportunities show levelized costs competitive with reference case, a sensitivity analysis of select input parameters and assumptions may be warranted. Additionally, in the event that the lowest cost low-carbon energy supply alternative is more expensive than reference case, estimates of the size of grant, that would be required to make the low-carbon energy supply alternative equal cost to the reference case, must be provided.

7. Recommendations / Next Steps Provide recommendations and next steps related, but not limited, to the following: Further evaluating the technical and economic viability of the preferred low-carbon

energy supply option(s). Potential opportunities for improving the economic viability of the preferred low-

carbon energy system. Strategies for demand-side management for any existing buildings to remain on

site. Strategies for improving future flexibility for the development to connect to a hot

water district energy scheme and/or other energy source options. Risks and sensitivities warranting further analysis moving forward.

8.6 Study Assumptions and Cost Estimates

Developers are expected to use the energy use intensity factors supplied by the City (refer to “Supporting Information”) unless there is satisfactory evidence that alternative energy intensity factors are more accurate or relevant to the study. Energy price forecasts, GHG emission multipliers for gas and electricity, and other key assumptions (other than EUIs) should agree with the District Energy Assumptions provided by BC Hydro’s Sustainability Communities Program, or otherwise be approved by the City.


Key assumptions influencing load forecasts and levelized cost results should be clearly summarized, including but not limited to: energy use intensity, load diversification, annual average equipment efficiencies and coefficients of performance, low-carbon fuel prices, commodity prices (gas, electricity, carbon), GHG offset value, equipment selection and capacities (boilers, heat pumps, etc.), equipment capital costs for heat production and distribution, construction unit costs, where applicable, O&M costs, engineering, project management, and regulatory approval costs (can be estimated as a

percentage of direct costs), contingency, equipment replacement schedule, discount rate, interest on debt, return on equity. The developer must identify and discuss with the City where assumptions deviate from BC Hydro and City recommended assumptions, where present, and provide rationale for any discrepancy.

8.7 Milestones and Involvement of the City

To ensure that the work being undertaken meets the Terms of Reference specified herein for the Low Carbon Energy Supply Feasibility Screening Study and incorporates appropriate assumptions and site-specific considerations, regular involvement of City staff throughout the execution of the study is required. Developers are encouraged to consult City staff on current or expected nearby loads as well as potential energy sources, in particular sources associated with City infrastructure (e.g. sewer heat opportunities). The following milestones shall be incorporated into the Low Carbon Energy Supply Feasibility Screening Study schedule: (a) Study Kickoff Meeting – This meeting provides an opportunity for the applicant, energy

consultant, and City of Vancouver to discuss and define the scope of the study and appropriate assumptions surrounding low-carbon technologies and nearby building loads to consider. Studies for some larger sites may be eligible for BC Hydro co-funding. These opportunities should be investigated prior to study kickoff.

(b) Status Update Meeting – This meeting provides an opportunity for the energy consultant and applicant to share preliminary findings with the City of Vancouver, discuss and review assumptions and selected opportunities for short-listing, and work through any barriers or challenges encountered to date.

(c) Draft Report – The draft report should be issued prior to the draft results meeting. The City will provide a list of comments and questions within two weeks of receiving the draft report.

(d) Draft Results Meeting – This meeting provides an opportunity for the energy consultant and applicant to present findings summarized in the draft report and to discuss any sensitivity analysis which may be warranted.

(e) Final Report – The final report shall address all City comments and questions, and shall be issued to the City within one month of receiving City comments.

Sufficient time and budget should be allocated for addressing and responding to City comments and questions on the draft report, and integration of these comments into the final Low Carbon Energy Supply Feasibility Screening Study.


8.8 Supporting Information

Energy Use Intensity Factors

Table 5-1: EUIs for New Buildings

Units BCBC1 ASHRAE 90.1-20072

Low-rise Mid/High-rise Office Retail Peak Space Heat Demand W/m2 41 47 47 63 Annual Space Heat Loads kW.h/m2 67 84 70 32 Peak DHW Demand W/m2 4 4 1 0 Annual DHW Loads kW.h/m2 24 24 3 1 Peak Space Cooling W/m2 N/A 14 60 38 Annual Space Cooling kW.h/m2 N/A 14 26 17

Notes: 1 BC Building Code 2 Assumes double pane thermal break window. Overall U-0.55.

Table 5-2: EUIs for Existing Buildings

Units Low-rise1 Mid/High-rise2 Office3 Retail3

Peak Space Heat Demand W/m2 41 51 83 66 Annual Space Heat Loads kW.h/m2 77 86 82 65 Peak DHW Demand W/m2 12 11 2 1 Annual DHW Loads kW.h/m2 36 35 7 5

Notes: 1 EUIs based on City of North Vancouver MURB study. Assumes 1970s vintage. 2 EUIs based on City of North Vancouver MURB study. Assumes 1990s vintage. 3 EUIs based on BC Hydro 2007 Conservation Potential Review

EUIs for other building typologies (i.e. grocery stores, community and institutional buildings) should be assessed on a case-by-case basis.

8.9 Resources

Additional resources include: (a) Commodity Prices and Other Assumptions – Please contact the City of Vancouver or BC

Hydro for a copy of BC Hydro’s latest commodity price forecasts and district energy study assumptions for use in conducting feasibility screening studies and business case evaluations.

(b) VanMap – Orthophoto images, cadastral (parcel) data, and other relevant property information may be viewed at: http://vancouver.ca/vanmap/index.htm. Information can be downloaded for GIS use from: http://data.vancouver.ca/datacatalogue/index.htm.

(c) Land Use Policies – Land use policy information can be found on the Community Services page at: http://vancouver.ca/commsvcs/guidelines/pol&guide.htm.

(d) Boiler Database – Information on installed boiler capacity for specific street addresses can be obtained from the BC Safety Authority.

(e) Building Details – Information on building square footage, age, etc. can be obtained from the BC Assessment Authority.

(f) The following by-laws and/or regulatory bodies will need to be referenced or consulted during the design process. This list is neither exhaustive nor prescriptive. (i) Waterworks By-law (ii) Sewer and Watercourse By-law (iii) Subdivision By-law (iv) Vancouver Building By-law (v) Utilities Commission Act (BC) (vi) Vancouver Coastal Health


http://vancouver.ca/vanmap/index.htm

http://data.vancouver.ca/datacatalogue/index.htm

http://vancouver.ca/commsvcs/guidelines/pol&guide.htm

City of Vancouver Land Use and Development Policies and Guidelines Planning and Development Services, 453 W. 12th Ave Vancouver, BC V5Y 1V4 tel 604.873.7000 fax 604.873.7060 [email protected]

GENERAL POLICY FOR HIGHER BUILDINGS Adopted by City Council on May 6, 1997 Amended February 1, 2011, November 20, 2013 and June 25, 2014 Application and Intent These guidelines are to be used in conjunction with all applicable Official Development Plans for buildings seeking approval for significant additional height above current zoning and policy, or for those entering into the Queen Elizabeth View Corridor. The intent of these guidelines is to mark the prominence of the Central Business District in our downtown skyline, while also providing opportunities for strategically placed height at two prominent bridge “gateways” to mark the entry into downtown from the Burrard and Granville Bridges.

General Policy for Higher Buildings The following should be considered when reviewing proposals for Higher Buildings (i.e. those which significantly exceed current height limits and/or enter into the Queen Elizabeth View Corridor):

Higher Buildings will only be permitted within the areas identified below in Figure 1; The tallest buildings (i.e. ~ 550-700’) should be located within the Central Business District

with the tallest buildings (i.e. ~ 700’) located on one of Vancouver’s three primary streets: Georgia, Burrard and Granville;

Secondary heights may be considered for buildings at the Granville and Burrard Bridgeheads with a single prominent tower (~ 500’) in axial alignment with the Burrard Bridge, and two towers framing the Granville Bridge Gateway (~ 425’);

All other application for additional height at these two bridgehead locations should be analyzed to ensure that the experiential intent of these gateways is maintained;

All Higher Buildings must establish a significant and recognizable new benchmark for architectural creativity and excellence, while making a significant contribution to the beauty and visual power of the city’s skyline;

Higher buildings should demonstrate leadership and advances in sustainable design and energy consumption and as a result must be subjected, not only to current review requirements, but also to review by a Council appointed panel including respected community leaders, notable local design experts, and leaders in sustainable design;

All Higher Buildings must significantly demonstrate and advance the city’s objective for carbon neutrality for new buildings with a stated objective to achieve a 45% reduction in energy consumption as compared to the 2014 Vancouver Building By-law. However, if the development is connecting to a neighbourhood energy system approved by the City that has a defined path to a low carbon outcome, in order to ensure consistency between minimum performance requirements for building envelopes in DE versus non-DE areas, building designs must comply with the methodology described in the “City of Vancouver Neighbourhood Energy Interpretation Guide for Rezonings”;

An enhanced review for buildings with a proposed height of 550’ or more as well as for the Granville Bridge Gateway buildings (~ 425’) and the land mark building in axial alignment with the Burrard Bridge (~ 500’) will include two international design experts joining the panel in addition to the two local experts. There will be special public engagement, such as a public forum or guest lecture, should be held featuring the guest panel members and experts to expand public discussion and education around architectural excellence and green design in Vancouver.

June 2014

In addition, all Higher Buildings should be considered with careful effort to provide a lasting and meaningful public legacy to Vancouver and should include careful consideration of the following: The buildings should achieve community benefits (i.e. as a recipient site for density transfers;

retention of important heritage components; provision of significant cultural or social facilities; or provision of low cost housing);

The development should not involve the demolition of a Class ‘A’ heritage building; The building should include activities and uses of community significance such as public

observation decks or other public amenity; The development should provide on-site open space that represents a significant contribution to

the downtown network of green and plaza space; The building should not contribute to adverse microclimate effects; Careful consideration should be given to minimize adverse shadowing and view impacts on

public realm including key streets, parks and plazas, as well as neighbouring buildings; Signage on the buildings should not be located at a height which exceeds the building’s current

height limit.

Figure 1: Areas and sites where Higher Buildings are permitted.

City of Vancouver June 2014 General Policy for Higher Buildings Page 2

B

D

C

65 7

E

MEZZANINE ABOVE

7' - 4 5/8"

2.25 m

PLAZA

5.00%

5.00%

5.00%

5.0

0%

ELEV.

LOBBY

20' - 0"

6.10 m

11' - 0"

3.35 m

56' - 2 1/8"

17.12 m

CLASS B BIKES (6)

POTENTIAL 10x MARKET STANDS (3m2 EACH)

SCALE : 1 : 100

2017-1

0-0

2 2

:22:4

5 P

M

10/02/17

1133 MELVILLE STREET, VANCOUVER

POTENTIAL MARKET STANDS

INTEGRATED RAINWATER MANAGEMENT REPORT

Adamson Associates Architects

1133 Melville Street, Vancouver

September 6, 2017

Reviewed by: Russell Warren, P. Eng, LEED Green Associate

Senior Project Manager

Prepared by: Spencer Smythies, P. Eng,

Design Engineer

LANE

MELVILLE STREET

TH

UR

LO

W S

TR

EE

T

PLAZA

PATIO

PARKING

RAMP

PARKING PARKING

RAMP

PLAZA

PLAZA

PARKING

PARKING

RAMP

PLAZA

POSSIBLE PUBLIC

ART LOCATION

11' -

6"

3.51

m

11' -

6"

3.51

m

Copyright reserved. This plan and design is and at all times remains the exclusive property of

James K.M. Cheng Architects, Inc. and cannot be used without the architect's written consent.

project

checked

plotted

issue date

title

project number

scale

revision date

drawing number

drawnseal

Suite 200-77 West Eighth Avenue

Vancouver, B.C. Canada V5Y 1M8

T: 604.873.4333 [email protected]

James KM Cheng Architects Inc.

date revisions

notes

2017-08-14 2:54:40 PM

MAY 31, 2017

1 : 200

08/14/17


Checker

SITE PLAN

A0.2

Author

MAY 31, 2017 1 ISSUED FOR REZONING UDP SUBMISSION

R.F. Binnie & Associates Ltd.

Burnaby, BC V5G 4H7

Tel: 604-420-1721 Fax: 604-420-4743

CalculationsProject Name: Project #: 17-0574

Description: Date: 6-Sep-17

SRS

Impervious Surface 0.95 0.28300 1.0 37.6 0.02810

TOTAL 0.28300 0.02810

Average Runoff Coefficient = 0.95

NOTES:

1. Rain fall Intensities taken from:

2. Time of Concentration Tc = 5 min

3. Refer to Site Survey for project boundary, Lot Area is 2830 sqm

Landscaping 0.30 0.02500 1.0 37.6 0.00078

Green Roof 0.50 0.02000 1.0 37.6 0.00105

Impervious Surface 0.95 0.02720 1.0 37.6 0.00270

Building 0.95 0.21080 1.0 37.6 0.02093

TOTAL 0.28300 0.02546

Average Runoff Coefficient = 0.86

NOTES:

1. Rain fall Intensities taken from:

2. Time of Concentration Tc = 5 min

3. Flows based on Modified Rational Formula Q = RAIN x Soil Adjustment Factor

4. N = 0.00278 for flow in cubic meters per second.

1133 Melville Street

Runoff Coefficient Calculations

Flow, Q2

(m3/s)

Area TypeRunoff

Coefficient, R

Area, A

(Hectares)SAF

Rainfall

Intensity, I

(mm)

Flow, Q2 (m3/s)

Area Type

Runoff

Coefficient,

R

Area, A

(Hectares)SAF

Rainfall

Intensity, I

(mm)

Page 1 of 1

DN

DN

D

4 5

E

F

WASTE & RECYLING(Area = 98sm)

ORGANIC WASTE

78' - 0"(23.77m)

10' - 6"

3.20 m

4' -

11"

1.50

m

4' -

5 7

/8"

1.37

m

78' - 1"(23.79m)

10 YARD

COMPACTOR

4 YARD

CARDBOARD

4 YARD

CARDBOARD

4 YARD

CARDBOARD

300

GALLON

300

GALLON

300

GALLON

300

GALLON

MIX

ED

CO

NT

AIN

ER

64 G

ALL

ON

OR

GA

NIC

S (

8)

96 GALLON

MIXED PAPER (6)

300

GALLON

SOFT

PLASTIC

STYROFOAM

7' - 6"

2.28 m

22' - 4"

6.81 m

7' - 0 5/8"

2.15 m

25' -

2 5

/8"

7.69

m

36' -

3 1

/4"

11.0

6 m

41' -

6 1

/8"

12.6

5 m

SCALE : 1 : 100

2017

-09-

29 2

:16:

17 P

M

09/29/17


WASTE & RECYCLING ROOM

WASTE MANAGEMENT POLICY

GUINNESS TOWER

JUNE 2014 – VERSION 1.1

Contents

1. Objectives & Scope ......................................................................................1

2. Responsible Parties ......................................................................................1

3. Procedures and Strategies ...........................................................................2

4. Performance Management and Sustainability Goals .................................6

5. Monitoring & Quality Assurance ..................................................................7

6. Time Period ...................................................................................................8

MR Prerequisite 2 MR Credits

4, 6, 7 and 9

This Policy is intended to document best management practices & comply with the CaGBC’s LEED Canada for Existing Buildings: Operations & Maintenance 2009 Standard – MR Prerequisite 2 and Credits 4, 6, 7 and 9.

Materials & Resources

This Policy supports the Materials & Resources component of Oxford’s Sustainable Intelligence Program.

WASTE MANAGEMENT POLICY V1.1 GUINNESS TOWER

PAGE 1 OF 8

1. Objectives & Scope This Waste Management Policy aims to eliminate or minimize the potential negative environmental impacts associated with the following activities and: Activities Potential Negative Environmental Impacts

Base Building Operations Excessive waste to landfill (e.g. recyclable goods), contamination of water (e.g. fluorescent light tubes)

Tenant Operations Excessive waste to landfill (e.g. recyclable goods), contamination of water (e.g. batteries)

This Waste Management Policy applies to all tenant and base building activities at Guinness Tower (physical boundaries) and the applicable waste reduction, reuse and recycling processes at the building for ongoing consumables, durable goods, mercury containing light bulbs, batteries, other toxic waste), and waste materials from facility alterations and additions (programmatic boundaries). 2. Responsible Parties

Oxford Properties Group Responsibilities Telephone #

Steve Patrick - Manager, Operations Oversee Waste Management Policy Implementation

604-893-3206

All Building Operations Staff Contribute to effective implementation of the Waste Management Program

Various

Oxford’s Manager, Operations is responsible for overseeing the integration of the requirements of the Waste Management Policy into all activities / applicable contracts at Guinness Tower.

Service Provider(s) Responsibilities Telephone #

Smithrite Disposal Oversee Waste Collection 604-529-4030

Smithrite Disposal Oversee Cardboard, Paper and Mixed Containers Recycling

604-529-4030

Smithrite Disposal Oversee Organics Collection 604-529-4030

Happy Stan’s Recycling E-waste, Battery and Toner Cartridge Disposal

604-464-0242

C.D. Sonter – Michael Su Waste Audits 416-248-4881


PAGE 2 OF 8

Oxford’s Service Providers are responsible for implementing the components of this policy that apply to their work and submitting all applicable logs and records.

Tenants Responsibilities Telephone #

Tenant Environmental Ambassadors, All Building Occupants

Waste & Recycling Sorting Various

All tenants shall appoint at least one of their employees to be an Environmental Ambassador to help facilitate recycling activities within their space, in accordance with this Policy. 3. Procedures and Strategies a) Source Reduction Strategies

Reduce waste through environmental best practice purchasing choices

All Oxford staff, Tenants and Service Providers should work to minimize the amount of waste generated through their purchasing strategies and choices. Effective source reduction strategies can include:

• Purchase products in bulk (quantity) to minimize packaging waste,

• Assess options with your suppliers for reductions in packaging,

• Select suppliers who take back certain materials and/or equipment for recycling after they have exceeded their operational life-span,

• Purchase products on an as-needed basis (e.g. to minimize the amount of outdated letterhead that may be thrown out, to limit the amount of perishable supplies that exceed their use-by-date),

• Purchase supplies with recyclable packaging, and/or which contain re-used or recycled after-use content,

• Rent items that are not used very often versus purchasing them,

• Purchase reusable products (e.g. mugs, china, re-usable containers and cutlery) to replace disposable materials, and

• Have suppliers take back wood skids for reuse. See Oxford’s Sustainable Purchasing Policy for further details. b) Waste & Recycling Materials

Divert as much waste as possible from landfill

All Tenants, Staff and Contracted Service Providers should divert the following materials from landfill, where applicable: Ongoing Consumables • Paper

• Corrugated cardboard and boxboard

• Glass bottles and jars


PAGE 3 OF 8

• Aluminum cans and other metals

• Plastic bottles

• Batteries

• Food waste and packaging (including grease)

• Toner cartridges

Durable Goods • Electronic waste / office equipment (computers, monitors, copiers, printers, scanners and fax machines)

• Office furniture

• Appliances (refrigerators, dishwashers and water coolers)

• Televisions and other audiovisual equipment

Facility Alterations & Additions Waste

• Steel & other metal products

• Concrete blocks

• Drywall (unpainted)

• Wood (not including painted, treated, or laminated) • Windows & doors

• Carpet & other flooring materials

All materials deemed toxic waste or unsuitable for landfill by the City of Vancouver shall be disposed of as required. Examples include:

• batteries

• mercury containing lamps

• paints, stains, and solvents

• cleaners and detergents

• photographic chemicals

• medical and pharmaceutical products c) Waste & Recycling Infrastructure

Provide an infrastructure that supports effective recycling and waste management

Tenants Recycling Bins All Tenants shall have recycling bins for separating paper,

cardboard, cans, glass bottles, plastic bottles and jars from the garbage stream. Recycling & waste bins shall be placed: 1. Desk-side (paper only) 2. Tenant kitchenettes; and 3. Other designated locations (e.g. photocopier rooms,

boardroom, meeting rooms, and common areas). Oxford shall provide recycling bins for the building. Tenants


PAGE 4 OF 8

should contact 310-Maxx if they require additional bins.

Battery Collection Bins

Tenants shall have at least one battery collection bin per floor within their premises. Oxford shall provide battery collection bins for the building. Tenants should contact 310-Maxx if they require additional bins.

Grease Bins Grease-generating food court and restaurant Tenants shall deposit their grease for recycling in the Grease Bin, located in the waste and recycling depot in the loading dock.

Organics Bins

Tenants shall have at least one organics collection bin per floor within their premises – it is recommended to have at least one bin in each lunch room. These bins should be used for all food waste, including coffee grinds, tea bags, and paper towels. Oxford shall provide organics bins for the building. Tenants should contact 310-MAXX if they require additional bins.

Clear and effective signage shall be posted throughout Tenant spaces to support the waste management & recycling program. Base Building Oxford shall provide recycling bins within the lobby and at appropriate points throughout the food court. Oxford has designated a Waste and Recycling Depot within the building. It will ensure the effective separation, collection and storage of all designated materials for recycling or reuse. d) Waste & Recycling Collection

Divert as much material from landfill as possible

Ongoing Consumables Regular Recyclables All Tenants and Oxford staff shall use the appropriate recycling bins for separating paper, cardboard, cans, glass bottles, plastic bottles and jars from the regular waste stream.


PAGE 5 OF 8

Batteries All portable dry-cell batteries, including single use and/or rechargables used in radios, phones, cameras, computers, and other devices and equipment should be separately recycled.

All Tenants and Oxford staff should deposit their spent batteries into a designated battery collection bin within their space. Contracted Cleaning Staff will empty the battery collection bin into the battery collection drum, located in the Waste and Recycling Depot. Toner Cartridges All Tenants and Oxford staff should dispose of toner cartridges in accordance with their internal recycling program (e.g. supplier take back program). Tenants may also (i) contact 310-maxx to have toner cartridges collected, or (ii) bring toner cartridges to periodic e-waste collection drives in the building lobby. Food Waste If organics recycling is supported by the local municipality, all Tenants and Oxford staff shall use the appropriate organics bins for all food waste, including coffee grinds, tea bags, and paper towels. Durable Goods Oxford encourages Tenants to provide used and/or surplus office furniture, appliances, and electronic equipment (computers, A/V equipment, televisions, external power adapters), via internal programs, to company employees, local schools, libraries, and not-for-profit organizations. For Tenants that choose this option, it is their full responsibility to organize and coordinate the removal of the used and/or surplus goods. Tenants may also (i) contact 310-maxx to have durable goods collected, or (ii) bring used and/or surplus electronic equipment to periodic e-waste collection drives in the building lobby. Facility Alterations & Additions Waste Oxford and all tenants at Guinness Tower are to employ waste reduction / diversion measures for any building retrofit, renovation or modification offering at the property. Oxford will direct tenants to appropriate recycling service providers when tenants are undertaking facility alterations and additions activities. This applies to base building elements permanently or semi-permanently attached to the building itself that enters the waste stream during facility renovations, demolitions, retrofits and new construction additions. Facility alterations and additions waste materials include, but are not limited to, steel & other metal products, concrete blocks, drywall (unpainted), wood (not including painted, treated, or laminated), windows & doors, carpet & other flooring materials.


PAGE 6 OF 8

Mercury Containing Lamps and Other Toxic Wastes All toxic waste, including paints, pesticides, mechanical equipment oils, some cleaning products and mercury containing lamps, should be properly disposed of. Oxford Maintenance Staff are responsible for replacing all fluorescent tubes and compact fluorescent lamps (CFL’s) in the building. Used fluorescent tubes shall be brought to the loading dock for secure crushing and subsequent disposal, in accordance with Oxford’s safe work procedure for bulb crushing. Tenants shall not handle or dispose of any fluorescent light tubes. Collected mercury shall be disposed of at an appropriate hazardous materials facility. All Tenants and Oxford staff shall contact 310-maxx to have spent compact fluorescents (CFL’s) and any other toxic wastes collected. They shall be sent by Oxford to an appropriate service provider / recycling facility. NOTE: One four foot fluorescent light tube, approximately 23mg, contains enough mercury to contaminate 30,000 litres of water above recognized safe drinking water limits.

e) Tenant Engagement

Engage Tenants in a structured and thoughtful way to help increase diversion

Environmental Ambassador Oxford shall engage designated Tenant “Environmental Ambassador(s)” to help increase recycling and reuse and reduce waste generation. As the Environmental Ambassador s/he is the liaison between the Tenant and the Oxford’s Property Management team. Any questions or comments that a Tenant may have regarding the program should be communicated through the Environmental Ambassador to the Property Management team. Equally, all Guinness Tower program updates should be communicated to the Environmental Ambassador to share with the rest of the office. Education & Training Oxford should engage in periodic waste management education and training for all building occupants, as deemed necessary. These education and training efforts could promote increased awareness, achievements pertaining to Guinness Tower’s waste management program, or facilitate a dialogue on topical issues. 4. Performance Management and Sustainability Goals Oxford shall monitor implementation of this policy, through the following performance metrics:


PAGE 7 OF 8

Activities Performance Metric

Tenant Operations & Base Building Operations

• Ongoing Consumables Diversion Rate (recycled materials as a % of all waste materials, by weight)

• Durable Goods Capture Rate (as a % of weight)

• Fluorescent Tube Capture Rate (as a % by weight)

• Battery Capture Rate (as a % by weight)

Oxford’s goals at Guinness Tower include: MR GOAL #01 � Achieve an ongoing consumables waste diversion rate of at

least 70%

Total tonnes of recyclable material collected as a % of total tonnes of waste material

MR GOAL #02 � Collect and divert from landfill at least 75% of all durable

goods discarded from the building

MR GOAL #03 � Collect and appropriately dispose of at least 95% of all spent fluorescent lamps generated in the building, including CFL’s (compact fluorescent lamps)

MR GOAL #04 � Collect and properly dispose of at least 80% of all batteries discarded from the building

MR GOAL #05 � Divert at least 70% of waste (by volume) generated by facility alterations and additions from disposal to landfills and incineration facilities

5. Monitoring & Quality Assurance Oxford’s Service Providers shall submit a written statement outlining that they understand and will follow the sustainable practices outlined in this policy. Oxford’s Service Providers shall retain logs and appropriate records consistent with the LEED Canada EB:O&M standard, to document full compliance with the requirements applicable to their activities outlined in this policy. This shall include populating waste and diverted materials tracking forms, provided by the Service Provider, on a monthly basis. These shall be made available to Oxford upon request and forwarded to the Manager, Operations for review at least quarterly. Sample tracking forms can be provided to the Service Provider upon request. Oxford’s Manager, Operations shall review the logs and records at least quarterly to verify that the Service Provider is following their Operating Procedures and the requirements of this policy are being met, and take any necessary corrective actions. Tenants should track used and/or surplus durable goods in accordance with a template acceptable to Oxford (e.g. checklist or list of products they sign out of their system).


PAGE 8 OF 8

A Waste Audit and Waste Reduction Work Plan Report shall be conducted by Oxford’s designated Service Provider on an annual basis to verify annual waste and recycling numbers for Guinness Tower. 6. Time Period This policy will be implemented for one year, from June 27, 2014, after which, this policy will be reviewed and revised as required.

Authorization

Signature:

Name:

Title:

Name of Organization:

Oxford Properties Group

Date:

1

Kevin Welsh

From: Enright, Patrick <[email protected]>Sent: May-25-17 1:46 PMTo: Kevin LeungCc: Pander, Sean; Goran Ostojic; Jubin Jalili; Ali Nazari; Cheng, Paul; Black, SailenSubject: RE: 1133 Melville Street Energy Requirements Clarification

Hi Kevin, Thank you for the information provided below, and in our discussions yesterday. We have reviewed the information provided to date on this application as it relates to the requirements of the General Policy for Higher Buildings, and I can provide the following clarification:

1. The General Policy for Higher Buildings states “All Higher Buildings must significantly demonstrate and advance the city’s objective for carbon neutrality for new buildings with a stated objective to achieve a 45% reduction in energy consumption as compared to the 2014 Vancouver Building By‐law.”

a. We understand the application proposes significant measures to reduce overall energy use, including the following:

i. Triple Glazing throughout (UIP‐0.25 or better); ii. Maximum Glazing % of 60%; iii. Effective Wall Performance of RIP‐7.0 or better; iv. Tenant Lease Agreement committing tenants to achieve 40% to 50% LPD Reduction from

ASHRAE 90.1‐2010; v. State of the art fan coil units with low fan power and variable flow control capabilities; vi. High Efficiency Heat Recovery Chiller with Air Source Heat Pump for peak heating loads; vii. Air to Air Heat Recovery with an effectiveness of 70%; viii. Demand control ventilation via CO2 sensors in all office spaces.

b. We understand that despite these efficiency measures, the application is unable to achieve 45% total

energy savings, primarily due to the high proportion of process loads in the building (servers, computers, etc.), which are difficult or impossible to reduce without affecting the building function.

c. In addition to measures listed in (a), we understand that the application also proposes to be a:

i. Pilot Project under CaGBC’s Zero Carbon Buildings Framework; ii. All Electric Building.

We understand that these measures, together with those listed in (a), will exceed the carbon reductions that would be achieved by a 45% reduction in energy consumption, and that the proposal will achieve near‐zero emissions.

d. As a result of all of the above, we recognize that the proposal meets the intent of this requirement of

the policy.

2. The General Policy for Higher Buildings also states “Higher buildings should demonstrate leadership and advances in sustainable design and energy consumption.”

a. As noted above, we understand the application proposes the following: i. Pilot Project under CaGBC’s Zero Carbon Buildings Framework; ii. All Electric Building;

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iii. Triple Glazing throughout (UIP‐0.25 or better); iv. Maximum Glazing % of 60%; v. Effective Wall Performance of RIP‐7.0 or better; vi. Air to Air Heat Recovery with an effectiveness of 70%.

In addition, the application proposes:

vii. Targeting Platinum Level Certification under LEED v4 Core and Shell.

b. We recognize that the measures listed above demonstrate leadership in near‐zero emissions design, in efficient building envelopes and passive design, and in overall sustainability for new office buildings. Based on this, as well as the other proposed sustainability measures for this site and on the date of application, we recognize that the proposal meets the intent of this requirement of the policy.

Please note that the clarification provided above is based on the specifics of the 1133 Melville development, and it only applies to this development. Other developments will be assessed on a case‐by‐case basis. Please contact me if you have any questions about these clarification. Thank you and best regards, Patrick Enright, P.Eng, CPHC, LEED AP BD+C Green Building Engineer | Sustainability Group Planning, Urban Design & Sustainability | City of Vancouver City Hall, 7th Floor | 453 West 12th Ave | V5Y 1V4 T: 604.871.6158 From: Kevin Leung [mailto:[email protected]] Sent: Wednesday, May 24, 2017 4:34 PM To: Enright, Patrick Cc: Pander, Sean; Goran Ostojic; Jubin Jalili; Ali Nazari Subject: 1133 Melville Street Energy Requirements Clarification Hi Patrick, As discussed during our teleconference this afternoon, it is very challenging for the building to achieve 45% reduction in energy consumption as per the General Policy for Higher Buildings. This is because plug and process loads (including IT equipment and elevators) account for close to 40% of the total building energy use intensity. Assuming no savings in plug and process loads, we need to achieve over 70% reduction in energy consumption in all other building energy end uses such as (lighting, space heating, space cooling, fans and pumps, etc) to achieve the 45% reduction target. This is very difficult based on current technologies. We would like to ask for an exception for this requirement given the building is currently targeting the following sustainability features which in our opinion meets the intent of the policy:

1. Pilot Project under CaGBC’s Zero Carbon Buildings Framework 2. Targeting Platinum Level Certification under LEED v4 Core and Shell 3. All Electric Building 4. Triple Glazing throughout (UIP‐0.25 or better) 5. Maximum Glazing % of 60% 6. Effective Wall Performance of RIP‐7.0 or better 7. Tenant Lease Agreement committing tenants to achieve 40% to 50% LPD Reduction from ASHRAE 90.1‐2010 8. State of the art fan coil units with low fan power and variable flow control capabilities 9. High Efficiency Heat Recovery Chiller with Air Source Heat Pump for peak heating loads

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10. Air to Air Heat Recovery with an effectiveness of 70% 11. Demand control ventilation via CO2 sensors in all office spaces

With the above features, the building’s estimated EUI is 90 kWh/m2/year with a GHGI of 1.0 kg CO2/m2/year and a TEDI of 20 kWh/m2/year. Please note the aforementioned estimated EUI, GHGI and TEDI are not developed based on the energy modeling guidelines developed by the City of Vancouver. They are presented for reference purposes only and subject to change as the design progresses. They may also not be representative of actual performance after construction due to assumptions around schedule of operation, weather, etc. If you could get back to us with a confirmation before the end of the week, that would be much appreciated. Our client is quite anxious to hear back from us with regards to the design direction and it hinges on the outcome of this clarification. Let me know should you require any additional information. Thanks, Kevin

Kevin Leung | P.Eng., MEng, BEMP, CPHC, LEED AP BD+C | Project Manager

Integral Group | Suite 180 – 200 Granville Street | Vancouver BC V6C 1S4 T 604.687.1800 x 298 integralgroup.com | [email protected]

Trust | Nurture | Inspire Please consider the environment before printing this email.

This email may contain confidential and/or privileged information. If you are not the intended recipient or have received this email in error, please notify the sender immediately and destroy this email. Any unauthorized copying, disclosure or distribution of the information contained on this email is prohibited.

1

Kevin Welsh

From: St. Clair, Ashley <[email protected]>Sent: April-18-17 4:19 PMTo: Jubin JaliliCc: Charpentier, Alex; Enright, PatrickSubject: RE: 1133 Melville Street Office DevelopmentAttachments: neighbourhood-energy-design-guidelines_March2014.pdf

Hi Jubin, Thank you for the detailed information you’ve provided Alex on the proposed rezoning at 1133 Melville. We’ve had the opportunity to discuss this project internally with the NEU Branch Manager and the Sustainability group, and have concluded that the most appropriate pathway to low‐carbon for 1133 Melville is through building‐scale design. There will be no NEU connection requirements mandated through the rezoning process, as there is currently no secured pathway to low‐carbon through neighbourhood energy at this particular location. The rezoning at 1133 Melville is covered under the Rezoning Policy for Sustainable Large Developments (2014) and the General Policy for Higher Buildings (2014), and must meet all respective low carbon energy supply and energy consumption reduction requirements. There has been a demonstrated commitment to achieving low carbon through your proposed building scale solution options; please follow up with Patrick Enright, Green Building Engineer in the Sustainability Group (cc’d) for more detailed direction on your approach. As a final note, although there will be no NEU rezoning conditions, if the design includes a hydronic system, we would encourage you to consider incorporating a NEU connectible design. This may be in Oxford’s future interest, providing the flexibility to connect to a low‐carbon energy system, should one exist in the future. I have attached our Neighbourhood Energy Design Guidelines for your reference. Please follow up with Patrick as a next step, and let me know if you have any NEU‐related questions. Regards, Ashley St. Clair, MSc Renewable Energy Planner City of Vancouver: 320 ‐ 507 West Broadway, Vancouver, BC V5Z 0B4 ph: 604‐326‐4841 | [email protected] | http://vancouver.ca/neu From: Jubin Jalili [mailto:[email protected]] Sent: Tuesday, March 14, 2017 11:57 AM To: Charpentier, Alex Cc: St. Clair, Ashley Subject: RE: 1133 Melville Street Office Development Hi Alex: Thanks for your email. I’m also sending you a copy of the previous study that was done by MMM showing the same results with respect to GHG emissions as well as no requirements to connect to DES. Looking forward to getting the response from your team as soon as possible. Regards,

2

Jubin Jalili | PEng, LEED AP BD+C | Principal

Integral Group | Suite 180 – 200 Granville Street | Vancouver BC V6C 1S4 T 604.687.1800 x 270 | D 604.484.8584 | C 604.362.5501 integralgroup.com | [email protected]

Trust | Nurture | Inspire

Please consider the environment before printing this email.


From: Charpentier, Alex [mailto:[email protected]] Sent: Tuesday, March 14, 2017 10:35 AM To: Jubin Jalili <[email protected]> Cc: St. Clair, Ashley <[email protected]> Subject: RE: 1133 Melville Street Office Development Hi Jubin, Thank you for the additional information. I believe we have everything we need to review internally with the City’s Sustainability group and make a decision. Please note that the final decision has to come from Chris Baber, our Branch Manager, who is out of the office until Monday March 27th. I will update him as soon he gets back, and we should be able to either confirm or waive the NEU requirements later that week. Best regards, Alex From: Jubin Jalili [mailto:[email protected]] Sent: Friday, March 10, 2017 11:49 AM To: Charpentier, Alex Subject: RE: 1133 Melville Street Office Development Hi Alex: Please see my responses in red. Regards, Jubin Jalili | Integral Group | T 604.687.1800 x 270 | D 604.484.8584 | C 604.362.5501 integralgroup.com | [email protected] This email may contain confidential and/or privileged information. If you are not the intended recipient or have received this email in error, please notify the sender immediately and destroy this email. Any unauthorized copying, disclosure or distribution of the information contained on this email is prohibited. From: Charpentier, Alex [mailto:[email protected]] Sent: Thursday, March 09, 2017 12:01 PM To: Jubin Jalili <[email protected]> Cc: St. Clair, Ashley <[email protected]>; Saeed Khatibi <[email protected]> Subject: RE: 1133 Melville Street Office Development

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Hi Jubin, Thanks for the information you provided below. Could you please confirm what the external heat source and equipment would be if the building was not to connect to NEU? We are currently investigating two system options: 1‐Air Source VRF (As you know this system uses Electricity as the energy source and has the great benefit of heat recovery between the interior and the exterior zones) with no auxiliary/external heat source 2‐4 pipe fan coils with water cooled heat recovery chillers and auxiliary heat (gas‐fired or electric) In the 2015 Low Carbon Energy Study by MMM, the proposed scenario was Air Source Heat Pump. Is it still what you propose? We are not privy to the study that MMM did as the entire design team have been changed however as mentioned above, heat recovery VRF heat pumps is one of the most viable options considered here. I also noticed that the project statistics (floor area, loads, etc.) have changed since 2015. How does it impact the results of the 2015 study? As stated above we were not involved in preparation of that report however it makes sense that the results be adjusted on an square foot basis to reflect the current floor area. Could you please send revised annual GHG emissions results for your proposed design, compared to BAU (ASHRAE 90.1 2010)? We are not at that stage to have done a detailed energy modeling analysis to accurately calculate the C02 emissions however based on our preliminary energy modeling analysis we are confident that with Air Source VRF we can satisfy 1.7KG CO2e/sq.m‐yr which approximately translates into 4KG CO2e/sq.m‐yr reductions compared to BAU. For the second system (4 pipe Fan Coil with heat recovery chillers) this number will highly be dependent on the auxiliary heating source and at this stage we can say that for Electric Auxiliary Boilers it will be around 2.6KG CO2e/sq.m‐yr which approximately translates into 3.1KG CO2e/sq.m‐yr reductions compared to BAU or 4KG CO2e/sq.m‐yr which approximately translates into 1.7KG CO2e/sq.m‐yr reductions compared to BAU for Condensing Boilers. Thanks, Alex Alex Charpentier, Ph.D., P.Eng., PMP Senior Energy Engineer City of Vancouver: 320 ‐ 507 West Broadway, Vancouver, BC V5Z 0B4 ph: 604‐871‐6981 | c: 604‐377‐0168 | [email protected] | http://vancouver.ca/neu From: Jubin Jalili [mailto:[email protected]] Sent: Monday, March 06, 2017 5:11 PM To: Charpentier, Alex Cc: St. Clair, Ashley; Saeed Khatibi Subject: RE: 1133 Melville Street Office Development Hi Alex: Please see my responses in red. Regards, Jubin Jalili | Integral Group | T 604.687.1800 x 270 | D 604.484.8584 | C 604.362.5501 integralgroup.com | [email protected] This email may contain confidential and/or privileged information. If you are not the intended recipient or have received this email in error, please notify the sender immediately and destroy this email. Any unauthorized copying, disclosure or distribution of the information contained on this email is prohibited.

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From: Charpentier, Alex [mailto:[email protected]] Sent: Friday, March 03, 2017 2:39 PM To: Jubin Jalili <[email protected]>; Saeed Khatibi <[email protected]> Cc: St. Clair, Ashley <[email protected]> Subject: RE: 1133 Melville Street Office Development Hi Jubin, Thank you for your message. Could you please provide some basic information about the proposed development:

‐ Proposed floor area Approximately 580,000 Sq.ft of rentable office ‐ Breakdown between office and other usages, if any Predominantly office with potential for small CRUs at

ground (maximum 10,000 Sq.ft) ‐ Peak and annual heating and cooling loads Peak cooling load: 1480 Tons and peak heating 10,500 MBH ‐ Your proposed approach to low‐carbon carbon energy if the building does not connect to a low carbon NEU We

will use heat recovery technology (heat recovery chillers) to recover heat from the interior zones that will be dominantly in cooling mode and reuse it for perimeter zone heating as well as domestic hot water pre‐heat whenever possible. Also demand controlled central heat recovery ventilation will be used for the office floors. In addition to that, very good triple glazing assemblies as well as well insulated spandrel panels with use of LED lighting will be incorporated into the design to help reduce the demand.

Please CC Ashley Synclair, the NEU Planner on all communication. Thanks, Alex Charpentier, Ph.D., P.Eng., PMP Senior Energy Engineer City of Vancouver: 320 ‐ 507 West Broadway, Vancouver, BC V5Z 0B4 ph: 604‐871‐6981 | c: 604‐377‐0168 | [email protected] | http://vancouver.ca/neu From: Jubin Jalili [mailto:[email protected]] Sent: Friday, March 03, 2017 9:13 AM To: Charpentier, Alex; Saeed Khatibi Subject: 1133 Melville Street Office Development Hi Alex: It was a pleasure talking to you on the phone today. As discussed we were wondering if you could possibly confirm whether this new high‐rise office development owned by Oxford properties, that is going thru rezoning in City of Vancouver, will be required to connect to the DES system/be connectible to any future DES or not. As stated we think that given the office application and the fact that the building will be predominantly in cooling mode year round, there will be enough heat rejection on site to be recovered and used for perimeter heating in winter time hence this building, even if required to be connected to any DES, will not rely on DES much. Regards,

Jubin Jalili | PEng, LEED AP BD+C | Principal

Integral Group | Suite 180 – 200 Granville Street | Vancouver BC V6C 1S4

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T 604.687.1800 x 270 | D 604.484.8584 | C 604.362.5501 integralgroup.com | [email protected]

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1133 Melville Street Preliminary Energy Analysis

Integral Group | Suite 180 - 200 Granville Street, Vancouver, BC V6C 1S4

+1.604.687.1800 | Integralgroup.com

For this project to meet the City of Vancouver’s energy mandates, it is required to meet three criteria: British Columbia Building Code (BCBC), rezoning requirement of the City of Vancouver (LEED v4 Gold for Core and Shell and 22% better in energy cost than ASHRAE 90.1-2010), and the 2014 General Policy for Higher Buildings (45% lower energy consumption than ASHRAE 90.1-2010). The results are summarized below for each option. The full details of inputs for each option is given in Appendix H.

Option 1 (FCU)

Option 2 (Radiant)


BCBC Pass Pass Pass LEED v4 CS EAc1 points 11 11 11 % Energy Cost Better than ASHRAE-90.1-2010 26% 26% 25% % Energy Consumption Better than ASHRAE-90.1-2010

27% 26% 24%

As shown above, none of the three options meet the 2014 General Policy for Higher Buildings. This is mainly due to the high plug and process loads associated with office buildings, including but not limited to elevators, IT rooms and general office equipment. To give some perspective, nearly half of the total energy use is from plug and process loads. The next step is to find ways to meet the City of Vancouver requirement. We have contacted the City with regards to the 45% requirement and suggested that the plug and process loads be excluded from the calculation. We are still waiting for an official decision from the City at this time. If plug loads can be excluded, the results are as follows:

Option 1 (FCU)

Option 2 (Radiant)


% Energy Consumption Better than ASHRAE-90.1-2010 without plug loads

45%

45%

37%

Option 1 and Option 2 meets the 45% requirement if plug loads can be excluded from the calculations and the parameters in Appendix H are followed by the design team. Limiting Condition: The results presented in this section is based on a high-level analysis. The results may differ from the ones presented when a more detailed model is developed in later stages of the project.

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Appendix H - Input Summary Table The inputs for the proposed options are as follows:

Option 1 Option 2 Option 3 Envelope1 Roof: RIP-30

Wall: RIP-7 Glazing: UIP-0.25, SHGC-0.30

Window to Wall Ratio 60% Lighting Office LPD: 0.49 W/ft²

Parkade LPD: 0.10 W/ft² Daylighting sensors and occupancy sensors as per ASHRAE 90.1-2010

Plug Loads Office: 0.75 W/ft² IT loads: 3 kW/floor Elevator: 3 kW each

Mechanical Office: Four pipe fan coils with variable volume ECM motors (0.25 W/cfm)

Office: Radiant with perimeter Jaga units (0.10 W/cfm)

Office: Air source VRF (0.20 W/cfm)

Ventilation Ventilation by MUA with heat recovery (1.30 W/cfm, 70% sensible effectiveness) Ventilation rate as per ASHRAE 62.1-2010 and ASHRAE 62-2001 Demand controlled ventilation Perimeter: 1.00 cfm/ft2 (Supply air) Core: 0.75 cfm/ft2 (Supply air)

Central Plant Air source heat pump (seasonal heating COP: 3) with heat recovery chiller (seasonal cooling COP: 6)

Air source heat pump domestic hot water heater with condensing boiler backup

40% flow fixture flow reduction

VRF (seasonal heating COP: 3, seasonal cooling COP: 4)

Air source heat pump domestic hot water heater with condensing boiler backup

40% flow fixture flow reduction

Utility Rates Based on current BC Hydro rates Note1: Envelope performance are overall effective values

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