Sustainability Design Strategies and Preliminary Analyses

Sustainability Design Strategies and Preliminary Analyses

888 W. BROADWAY, VANCOUVER, BC, CANADA Dingye Property Group Ltd.

CONFIDENTIAL

Revision: 1.1 - REVIEW Issued: 14 March 2018

Table of Contents

888 W. Broadway, Vancouver, BC, Canada | Sustainability Design Strategies and Preliminary Analyses Report i FINAL | 1.0 | 2-Mar-18 | W:\V085xx\V08553\001\G -\Reports\8553.001-G-02-Sustainability Design Strategies and Preliminary Analyses.docx

1 INTRODUCTION 1

1.1 Purpose 1

1.2 Project Overview 1

1.3 Revision History 1

1.4 References 1

2 SUSTAINABLE DESIGN STRATEGIES 2

2.1 Green Building Label – LEED 2

2.2 Performance Limits (Energy Modelling) 3

2.3 Airtightness Testing 5

2.4 Enhanced Fundamental Commissioning 5

2.5 Energy System Sub-Metering and Reporting 5

2.6 Refrigerant Emissions and Embodied Emissions 5

2.7 HVAC Ventilation Distribution 6

2.8 Low-Emitting Materials Specification 6

2.9 Indoor Air Quality Testing 6

2.10 Integrated Rainwater Management and Green Infrastructure 6

2.11 Resilient Drinking Water Access (RDWA) 6

3 ADDITIONAL SUSTAINABILITY DESIGN STRATEGIES 7

3.1 Green Building Label – WELL 7

4 APPENDIX - LEED 8

4.1 LEED Scorecard 8

5 APPENDIX - ENERGY MODELLING DETAILS 9

5.1 Simulation Software 9

5.2 Building Design Description 9

6 APPENDIX - LIFE-CYCLE ASSESSMENT (LCA) 13

6.1 Project Details 13

6.2 Initial LCA Process 13

6.3 LCA Objective 13

6.4 Modelling Scenarios 13

6.5 Comparative LCA Results 13

6.6 Actual Design LCA Hotspots, Scenario 3 14

6.7 Detailed scenarios and assumptions 15

6.8 Data excluded from the model 15

6.9 Main LCA assumptions 15

6.10 Reduction Initiatives 16

7 LIMITATIONS 17

888 W. Broadway | Sustainability Design Strategies and Preliminary Analyses Report 1 of 17 FINAL | 1.0 | 2-Mar-18 | W:\V085xx\V08553\001\G -\Reports\8553.001-G-02-Sustainability Design Strategies and Preliminary Analyses.docx

1 INTRODUCTION

1.1 Purpose

This report has been produced for Dingye Property Group Ltd. (DPG) to document the sustainability design strategies which it will consider for the development at 888 W. Broadway, Vancouver, BC (Project). The design strategies are compared to the Low Emissions Green Buildings requirements of the 2017 Green Buildings Policy for Rezonings.

This report also includes preliminary energy analysis and life-cycle analysis of the Project.

1.2 Project Overview

1.2.1 Project Description

The Project will consist of a commercial hotel and ancillary functions including commercial retail unit (CRU) space. A 3-storey podium will consist of ground-level CRU, on-top of which will be 2-stories of hotel ancillary functions, and then 2 mid-rise towers. One mid-rise tower will be 8-stories and be short-term stay and one mid-rise tower will be 10-stories and be long-term stay.

1.2.2 Location

The street address of the Project is 888 W. Broadway in the City of Vancouver. Its North frontage is to the south side of W. Broadway, its West frontage is to Laurel St., its South frontage is to a lane, and its West frontage is to Willow St.

Figure 1: Project Street Context

1.3 Revision History

Revision Date Issued Comment

FINAL 1.0 2018-03-02 For Issue

FINAL 1.1 2018-03-14 For Client Review

1.4 References

Category Document Title Issue Date Contact

Architectural 888 W. Broadway

Draft Progress Review – 02.05.2018

2018-02-05 Arno Matis Architecture

Regulatory Building By-Law 2014, No. 10908 including amendments to 12013 (VBBL 2014)

2018-01-16 City of Vancouver

Regulatory 2017 Green Buildings Policy for Rezonings (GBP) 2017-02-07 City of Vancouver

Regulatory Low-Carbon Energy Systems Policy (LCES) 2017-11-15 City of Vancouver

Regulatory Zero Emissions Building Plan (ZEBP) 2016-07-05 City of Vancouver

Regulatory Energy Modelling Guidelines, Version 1.0 (EMG) 2017-03-17 City of Vancouver

Commented [JC1]: Remove in public distribution copy


2 SUSTAINABLE DESIGN STRATEGIES

2.1 Green Building Label – LEED

2.1.1 LEED Gold Certification Design

The Project will be designed to achieve a LEED Gold rating or better according to the version 4 Building Design + Construction (BDC) rating system for Hospitality.

2.1.2 LEED Registration

The Project will be registered with the Canadian Green Building Council with the registration number and proof of payment to be submitted to the City of Vancouver when ready.

2.1.3 LEED Rating System Selection Procedure

LEED qualifies BDC type projects for “buildings that are new construction or major renovation. At least 60% of the project’s gross floor area must be complete by the time of certification.” The Project will entirely be a newly constructed building and meets this qualification.

LEED qualifies the sub-rating system New Construction and Major renovation as “buildings that do not primarily serve K-12 educational, retail, data centers, warehouses and distribution centers, hospitality, or healthcare uses. New construction also includes high-rise residential buildings 9 stories or more.”

LEED qualifies the sub-rating system Hospitality as “buildings dedicated to hotels, motels, inns, or other businesses within the service industry that provide transitional or short-term lodging with or without food.” The Project is primarily a hotel and ancillary functions and meets this qualification.

2.1.4 LEED Project Boundaries

The Project site will form a single LEED project. The two mid-rise towers share a common podium and the project can be registered as a single building.

2.1.5 LEED Scorecard

An indicative scorecard is below which the Project will use to guide its initial certification attempt with the ability to achieve 63 credits or higher for a Gold rating:

Figure 2: Indicative LEED Scorecard

An enlarged copy of the LEED scorecard is in the Appendix section 4 on Page 10.

As the Project progresses, there may be refinements in the sustainability strategies which will lead to an improved selection of LEED credits which more closely reflects the state of design.


2.1.6 LEED STRATEGIES

Please see the letter below for a LEED AP’s assessment of the LEED scorecard.

2.2 Performance Limits (Energy Modelling)

2.2.1 Performance Requirements

The performance requirements will vary depending on the Project’s ability to secure a City of Vancouver recognized LCES. The performance targets are:

LCES Type Building Type

TEUI

[kWh/m2]

TEDI

[kWh/m2]

GHGI

[kgCO2/m2]

Utility-Owned Hotel 210 25 8

User-Owned Hotel 210 25 5.36

Not a LCES Hotel 170 25 8

Utility-Owned Retail 170 21 3

User-Owned Retail 170 21 2.01

Not a LCES Retail 170 21 3

2.2.2 Performance Analysis based on Indicative Design

TEUI

[kWh/m2]

TEDI

[kWh/m2]

GHGI

[kgCO2/m2]

Project 107.1 7.0 6.8

The indicative design can meet the City of Vancouver rezoning requirements under a non-LCES category.

2.2.3 Indicative Design Considerations

The Project will consider a combination of passive elements, active elements, and occupant elements to limit its energy usage and greenhouse gas emissions. Some of the design strategies the Project is considering are below:

2.2.3.1 Passive Elements

▪ External solar shading devices.

▪ High-thermal performance glazing and layering in fenestration systems.

▪ Fenestration with large glazing to framing ratios.

▪ Insulation in front of floor slab edges.

▪ Thick and continuous roof insulation, coordinated with inside spaces to maintain accessibility.

▪ Infiltration/Exfiltration resistant building envelope.

▪ Wall designs which maximize insulation value and limits or compensates for thermal breaks.

▪ TEUI: Total Energy Use Intensity

▪ TEDI: Thermal Energy Demand Intensity

▪ GHGI: Greenhouse Gas Intensity


▪ Insulation of or otherwise inclusion of the effects of slab edges, fenestration to wall, and other thermal breaks.

▪ Exhaust Air and Outdoor Air Heat Recovery in mechanical ventilation systems.

▪ Lower flow plumbing fixtures.

2.2.3.2 CoV Zero Emissions Building Plan Energy Checklist

See the COV ZEBP Energy Checklist on Page 12 for an enlarged checklist.

2.2.3.3 Active Elements

▪ Recycling and upgrading of rejected heat from the hotel by heat pump technology for in-building heating.

▪ Condensing technology in peaking and backup devices.

▪ Automatic speed and power control in large, electrically driven motors.

▪ Electronically commutated motors in small airflow applications.

▪ Feedback control for variable speed motors.

▪ High-efficiency LED lighting fixtures with appropriate illumination levels.

▪ Photocell exterior lighting control

2.2.3.4 Occupant Elements

▪ Occupancy/Vacancy sensor enhanced thermostats.

▪ Visitor education programs on laundry reduction and other resource-saving initiatives.

2.2.4 Analysis and Design Discussion

Significant savings in TEDI are possible by high building envelope insulation values and effective sensible heat recovery for ventilation air. The project lighting improves upon ASHRAE 90.1 standards and heat recovery from cooling offsets the swimming pool heating.

The project is also premised on using a substantial amount of highly transmissive and insulated glazing which enhances views and reduces heat loss to the outdoors. To limit uncontrolled temperature rise, active cooling is designed as are external shading devices which intercept excessive direct solar radiation when outdoor air temperatures tend to be increased.

Project Address

Secondary Address

Project Working Title

Rezoning Application Number

Rezoning Application Date

Development Permit Number

Building Permit Number

Gross Floor Area indicated on Arch. Drawings (m²) 31,886

Parkade Area (m²) 20,698

Building Type(s) Modelled Floor Area (m²) TEUI TEDI GHGI

Hotel 28,491 170 25 8

Retail 2,853 170 21 3

0 0 0

Building Type Modelled Floor Area (m²)

Parkade (F-3) 20,671

Enter Other Building Type Baseline Model Performance Energy (kWh) Em. Factor Emissions (kgCO2e) TEUI TEDI GHGI

Total Annual Electricity Use - 0.011 - Baseline: 0 N/A 0

Total Annual Natural Gas Use - 0.185 - Target: 0 N/A 0

Total Annual District Energy Use - 0.070 -

Total - -

TEUI TEDI GHGI

Total Modelled Floor Area (m²) 31,343 Whole-Building Performance Limits 170.0 24.6 7.5

Modelled Floor Area within 5% of Gross Floor Area? Yes

Energy (kWh) Fuel Type Em. Factor Emissions (kgCO2e) TEUI GHGI

Interior Lighting 1,097,491 Electricity 0.011 12072.4 35.0 0.4

Exterior Lighting 5,665 Electricity 0.011 62.31094 0.2 0.0

Heating 146,594 Natural Gas 0.185 33814.75 5.8 1.1

Cooling 579,543 Electricity 0.011 6374.978 18.5 0.2

Pumps 78,818 Electricity 0.011 866.9978 2.5 0.0

Fans 171,401 Electricity 0.011 1885.411 5.5 0.1

Domestic Hot Water 689,673 Natural Gas 0.185 127589.4 22.0 4.1

Plug Loads 128,680 Electricity 0.011 1415.475 4.1 0.0

Space Heating 140,352 Electricity

Swimming Pool Heating 182,782 Natural Gas 0.185 27119.96 4.7 0.9

Heat Rejection 109,608 Electricity 0.011 1205.69 3.5 0.0

Total Annual Electricity Use 2,311,558 0.011 25,427

Total Annual Natural Gas Use 1,019,049 0.185 188,524


Total 3,330,607 213,951

Total Electricity Generated On-Site (kWh) - % of Use 0.0%

Total Purchased Renewable Electricity (kWh) - % of Use 0.0%

Total Purchased Renewable Natural Gas (kWh) - % of Use 0.0%

Adjusted Electricity Emissions Factor (kgCO2e/kWh) 0.011

Adjusted Natural Gas Emissions Factor (kgCO2e/kWh) 0.185

Total Annual Heat Demand - for TEDI (kWh) 493,703 15.8 kWh/m²

Total Annual Cooling Demand - for info only (kWh) 1,398,196 44.6 kWh/m²

TEUI TEDI GHGI

Modelled Whole-Building Performance 106.3 15.8 6.8

Number of Suite Doors Pressurized 0

Airflow for Pressurization per Door (L/s/door) 0

Area of Corridors Pressurized (m²) 0

Make-Up Air Fuel Type Natural Gas TEUI TEDI GHGI

Make-Up Air Emissions Factor 0.185 Adjustments for Corridor Pressurization - - -

Suite-level Metering for Space Heating No Adjustments for Suite Submetering of Heating 0.9

Adjusted Whole-Building Performance for Compliance 107.1 15.8 6.8

Zero Emissions Building Plan Energy Checklist

Please complete all fields that apply to the project, using information that represents the current stage of design. For fields that do not apply or for which

Note: select yes if the energy used for heating is metered at the suite level

No

No

No

Targets

Building Information and Performance Limits

Project Information (enter all that apply)

888 W. Broadway, Vancouver, BC, Canada

N/A

888 W. Broadway

N/A

N/A

N/A

N/A

For building types with Performance Limits, enter this information in this section City-Recognized Low

Carbon Energy System?

Note: purchaes renewables used to demonstrate compliance must be secured to satisfaction of AHJ

For other building types, create a baseline energy model to establish a TEUI limit, and enter this information in this section

Corridor Pressurization Adjustment

Modelled Building Performance

Modelled Above-Ground Wall Area (m²) 12,032 Wall-to-Floor Area Ratio (WFA, measure of exposure) 0.38

Window-to-Wall Area Ratio (WWR) 59% Window-to-Floor Area Ratio 0.23

Average Infiltration Rate (L/s/m²f ac) 0.2

Opaque Envelope Effective R-Value (m²K/W) 2.1 12.0 (ft²hr°R/Btu) Average Floor Edge Psi-Value (W/m°K) 0.053

Average Window Effective U-Value (W/m²°K) 1.25 0.22 (Btu/ft²hr°R) Avg. Window Transition Psi-Value (W/m°K) 0.242

Occupant Density (m²/pers) 0.122 Average Lighting W/m² 4.66

Average Suite Ventilation Rate (L/s) N/A DHW Low-Flow Savings 40%

Average HRV Effectiveness 65% DHW Drain Heat Recovery Effectiveness N/A

Heating System Type (fuel, plant, distribution, etc.)

Cooling System Type (fuel, plant, distribution, etc.)

DHW System Type (fuel, plant, distribution, etc.)

Modeller Name

1+v2 draft

Company

Phone Number

Email

ZEBP Energy Checklist v1.1 - 2017-06-06

Norman Disney & Young, A Tetra Tech Company

1-604-734-9338

[email protected]

These results have been created using the COV Energy Modelling Guidelines version:

Modeller Information

Joseph B. Chow, P.Eng., Mehran Ahmadi, P.Eng.

Elec;vapour compression refrigeration.

NG and Elec; Fossil fuel combustion and vapour compression refrigeration.

Elec & NG;heat of rejection from chiller & heat from ng combustion and flue gas; central plant

Modelled Inputs


2.3 Airtightness Testing

2.3.1 Designing and Constructing Requirements

DPG will employ a qualified and experienced team to design, construct, and test the Project’s whole-building airtightness. The intent will be to either meet an air-leakage target of 2.0 L/s*m2 at 75 Pa or to seal according to good engineering practice.

2.4 Enhanced Fundamental Commissioning

2.4.1 Enhanced Fundamental Commissioning Activities

NDY will complete enhanced fundamental commissioning according to ASHRAE Guidelines 0-2005 and 1.1-2007 and to an equivalent commissioning standard, ASHRAE Standard 202-2013 Commissioning Process for Buildings and Systems.

2.4.2 Enhanced Fundamental Commissioning Authority

DPG has appointed NDY to undertake the enhanced fundamental commissioning of the Project. Alexander J. Boome, P.Eng, PE, will be the Fundamental Commissioning Authority (CxA). Alexander has commissioned 15 projects of comparable complexity.

2.5 Energy System Sub-Metering and Reporting

2.5.1 Energy Data Measuring

Master energy utility meters for electricity, natural gas, and other energy sources as may be designed will be provided. Sub-meters for all major end-uses and major space uses will be installed and commissioned.

2.5.2 Energy Data Collecting

An Energy Star Portfolio Manager account will be created by DPG’s team for the Project. The account setup will include property information such as the setup of meters for the energy utilities which the building uses.

2.5.3 Energy Data Reporting

DPG has appointed NDY to collect and submit energy use data to the City of Vancouver for 3-years after occupancy.

DPG acknowledges that it is a requirement of the Green Rezoning Policy for DPG to enter into an agreement with the City of Vancouver which would oblige DPG to report the energy use data.

2.6 Refrigerant Emissions and Embodied Emissions

2.6.1 General Strategy

The Project’s life cycle analysis (LCA) strategic evaluation criteria is diagrammed below for reviewing refrigerant emissions and embodied emissions:

The team will use this strategy by: removing material or services which can be substituted or replicated by other essential components, for example by providing higher grade slab underside finishes in hotel rooms; reducing material and services by lowering HVAC loads, for example by designing with higher insulating fenestration; substituting materials or services for more efficient components, for example by adjusting concrete mixture ratios for materials with lower global impact potential; and offsetting material or services impact potentials.

The strategy provides screening criteria for the team to evaluate options from a sustainability point-of-view. As the strategy prioritizes using less from the earliest possible stage, the certainty of outcome is improved. This empowers the entire design team to make sustainable designs without solely relying on formal life-cycle analyses.

2.6.2 Refrigerant Emissions Reporting

The Project anticipates an installed cooling capacity over 35 kW. The Project will refer to scientific, engineering, and/or green building industry data to equate refrigerant charges to greenhouse gas impacts (GWP, global warming potential) in [kg CO2e/m2].

2.6.2.1 Estimated Refrigerant Impact

The estimated refrigerant impact is on the order of 1.139 [kg CO2e/m2].

The equipment is from preliminary analysis as supported by the energy modelling and initial design concepts. The feasibility of this selection is subject to change including due to variations in manufacturer practices and actual refrigeration capacity requirements. The technological mix may also change.

Remove

Reduce

Substitute

Offset


The refrigeration impact weighting factors and calculation method is consistent with that described in the enhanced refrigerant management section of the USGBC’s LEED v4 Reference Guide for Building Design and Construction.

2.6.2.2 Reducing Refrigerant Impact Strategies

The Project team will make refrigeration chemical selections with a preference for substances with extremely limited to no ozone depletion potential and lesser global warming potential. Substances will also be reviewed for their potential to be in current phase out or phase down plans as described in the Montreal Protocol and subsequent amendments, like the Kigali Amendment.

If technologies like VRF (variable refrigerant flow) heat pumps or split heat pumps are deployed, routing decisions of the indoor units and the outdoor units will affect the amount of refrigerant required.

2.6.3 Embodied Emissions Reporting

2.6.3.1 Analysis Results Summary

The results show the design is capable of a potential 23.9% reduction in global warming potential (CO2 equivalents) versus a preliminary, unrefined design scenario. It’s lifetime GWP is in the range of 783 [kg CO2e/m2] including operational and embodied emissions and 306 [kg CO2e/m2] including embodied emissions only.

2.6.3.2 Emissions Calculation Process, Assumptions, and Detailed Reports

Please see Appendix section 6 on page 13 for details.

2.6.3.3 Reducing Embodied Emissions Strategies

The LCA calculations indicate the embodied emissions are lesser than the operational emissions. Strategies to limit the embodied emissions are described in the life cycle analysis report.

2.7 HVAC Ventilation Distribution

2.7.1 Design Requirements

The Project will be designed to mechanically provide outdoor air to all occupiable spaces according to the flow rates required by the VBBL building code and good engineering practice.

2.7.2 Design Strategies

The Project will use forced-air ventilation systems to distribute outdoor air.

The mechanical engineer will design the ventilation systems to be tested and balanced for each occupiable space during the enhanced fundamental commissioning process.

2.8 Low-Emitting Materials Specification


The design will preferentially select materials and products which will minimize the introduction of volatile organic compounds (VOCs) and added urea formaldehyde to the indoor environment and which do not contain added urea formaldehyde resins.


The design strategy will be to preferentially select products and materials which meet content requirements of recognized third-party labelling standards such as Green Seal, Green Label, Green Label Plus, FloorScore, and South Coast Air Quality Management District Rules.

2.9 Indoor Air Quality Testing

2.9.1 Testing Requirements

DPG will employ a qualified and experienced team test the Project for formaldehyde, particulates, ozone, total VOCs, and carbon monoxide prior to occupancy. A report will be provided to the City of Vancouver comparing test results to acceptable target concentration levels identified by competent authorities.

2.10 Integrated Rainwater Management and Green Infrastructure


The Project will include rainwater management and green infrastructure provisions which will prioritize precipitation, like rainfall, as a resource rather than as a waste.


The Project will more closely examine measures which provide joint on-site benefits and lowered external impacts.

The extensive green landscaping, especially on roof surfaces will allow the project to use precipitation for the direct benefit of the occupants before discharge to other hydrologic systems.

Engineered systems will be considered after the limits of the site’s natural and landscaping systems are met.

2.11 Resilient Drinking Water Access (RDWA)


The Project will install a potable water plumbing fixture for filling water storage vessels which meet RDWA requirements.


The RDWA potable water plumbing fixture will be designed to supply water with average city water pressure only and without electricity.

The RDWA potable water plumbing fixture location will be coordinated with the architect and the mechanical engineer so it is easily accessible to all building occupants.


3 ADDITIONAL SUSTAINABILITY DESIGN STRATEGIES

3.1 Green Building Label – WELL

3.1.1 WELL Building Standard

The Project is reviewing the impact of pursuing WELL Building Standard certification.

WELL is developed by the International WELL Building Institute and uses a modality of methods to “focus exclusively on the health and wellness of the people in buildings” and to measure a building’s achievement of them.


4 APPENDIX - LEED

4.1 LEED Scorecard


5 APPENDIX - ENERGY MODELLING DETAILS

The indicative design has been evaluated with whole-building energy modelling software to determine the numeric results.

5.1 Simulation Software

5.1.1 General

Simulation has been carried out using DesignBuilder v5.0.1.024, developed by DESIGNBUILDER SOFTWARE, Ltd. which uses the EnergyPlus simulation engine, V8.5.0.001, developed by the US Department of Energy.

5.1.2 Software Testing and Verification

EnergyPlus has been validated against ASHRAE Standard 140, including evaluation using the BESTEST testing protocol, and found to be within the acceptable limits of accuracy for computer programs of its type. All documentation regarding the software can be found at the following link:

https://energyplus.net/documentation

5.1.3 Basis of Simulation

The software is able to complete analysis in one of two operating modes: reduced year or full year. For the purpose of this assessment, the full year analysis has been implemented, requiring the use of a weather data file containing variable values for each of the 8,760 hours in a standard year.

5.1.4 Weather Data

The following weather data has been used in the assessment of the building energy consumption as an input to the building simulation model:

▪ Canadian Weather for Energy Calculations (CWEC) dataset for the Richmond YVR Airport which was created by Environment Canada.

5.1.5 Thermal Calculation Method

The software used for the determination of HVAC system loads and energy consumption is EnergyPlus, developed by the US Department of Energy.

5.2 Building Design Description

5.2.1 Location

The site is located in Vancouver, BC. The latitude and longitude of the site are approximately 49.263254N, -123.122711W. The façade on Broadway faces North.

5.2.2 Calendar

As a hotel, the facility is assumed to continuously operate throughout the year. Detailed schedules are in accordance with the City of Vancouver EMG.

5.2.3 Adjacent Structures and Features

5.2.3.1 Building Form

The model has been created in accordance with the referenced architectural design.

Building geometry is explicitly modelled in the software. Overhangs and shading devices have been excluded in this preliminary analysis. Owing to the limitations of this method in capturing all details of a large and complex building form, some details will inevitably not be included.

5.2.3.2 External Features

Adjacent structures have been included for their effect on solar irradiation. The terrain features, other than ground contact, have been excluded as they are not predominant compared to the adjacent structure effects.

Vegetation at street level is not of significant height to affect the project.

5.2.4 Environmental Conditions

The annual design day heating and cooling data is in accordance with the VBBL 2014 Division B Sentence 1.1.3.1.(1) for Climatic Data for the City of Vancouver – Except Granville & 41st Avenue.

5.2.5 Orientation

The orientation of all external building surfaces has been defined relative to site north. Adjustment for the difference between site and true north has been made as a global change.

5.2.6 Building Envelope

5.2.6.1 Insulation and Glazing Performance

Thermal performance is dependent on the performance of building assemblies as a whole and not individual components alone. Accordingly, the effects of thermal breaks and other conductive members are required in the evaluation of the final design’s suitability.

5.2.6.2 Shading

External shading features are excluded from this analysis. Their use is expected to cut the cooling load and with careful implementation, have only a limited increase to the heating load.

Internal shading features are conservatively excluded as they are occupant-controlled.

5.2.6.3 Window and Spandrel Sizes

Visible glazing areas are assumed to be of a contiguous piece.

5.2.6.4 Infiltration

Infiltration has been modelled in accordance with the City of Vancouver’s EMG preliminary allowances for buildings not yet constructed, for the edition which allows a constant infiltration based on exterior wall surface area.


5.2.7 Plant Operating Hours

As a hotel, the facility is assumed to continuously operate throughout the year. Detailed schedules are in accordance with the City of Vancouver EMG.

5.2.8 Temperature Control

Temperature control has been modelled in accordance with the City of Vancouver’s EMG where specified. Where not specified, the temperature control has been modelled in consultation with the mechanical designer.

5.2.9 Internal Heat Gains

5.2.9.1 Internal Heat Gains

The internal loads modelled are from the National Research Council Canada’s National Energy Code for Building’s 2011 edition (NECB 2011) when defined.

The other loads, such as elevators and swimming pools, have been modelled according to the guidance provided in the EMG, the ASHRAE Handbooks, and the BC Hydro New Construction Program’s Energy Modelling Guidelines.

5.2.10 Occupancy Lighting and Equipment Profiles

The schedules modelled are from the National Research Council Canada’s National Energy Code for Building’s 2011 edition (NECB 2011) when defined. Otherwise, the ASHRAE Handbooks and Standards, and the BC Hydro New Construction Program Energy Modelling Guidelines have been consulted.

5.2.11 Outside Air

Outside air rates are modelled according to the mechanical design team’s direction to use the highest ventilation quantity required by the VBBL 2014, ASHRAE 62-2001 without Addendum N, and ASHRAE 62.1-2010.

5.2.12 HVAC Zones

Rooms created within simulation model have been applied to zone groups according the design documentation. This has been achieved in different ways for each type of system, as follows. This section outlines the general approach adopted for the zoning of building areas into representative zones within the simulation software. Generally, zones are created according to one or more of the following rules. In most cases, the zoning of the HVAC systems has been determined according to the first two rules, and subsequently the HVAC zoning is adequate to describe the model zoning.

5.2.12.1 Solar Exposure of Perimeter Zones

Orientations of the building which differ by more than 30° are treated as separate thermally exposed elements. The majority of external walls in the building intersect at right (90°) angles to adjacent wall and are therefore all regarded as having separate solar exposure and are modelled independently from one another.

5.2.12.2 Space Usage

Spaces having different internal gains and/or operating patterns (as defined by the applicable schedules) are identified separately from one another. This ensures that spaces have the appropriate level and duration of gains applied. In the majority of cases, spaces requiring different space usage schedules to be applied are distinct rooms or areas which are in any case identified as distinct thermal zones.

5.2.12.3 HVAC System and Control

Areas of the building served by different HVAC systems are identified as different zones, with any further subdivision of rooms in accordance with the above rules.

Generally, one temperature sensor is provided per control device and follows the mechanical designer’s intent.

5.2.13 HVAC Systems

5.2.13.1 Primary Heating Systems

Refer to the indicative design for details of current considerations.

5.2.13.2 Primary Cooling Systems


5.2.13.3 Secondary Conditioning Systems


5.2.13.4 Ventilation Systems


5.2.13.4.1 Car Park Ventilation

The design anticipates the use of gas detectors (e.g. carbon monoxide) to control the ventilation rate with overrides for life safety and other design purposes

Refer to the indicative design for the balance of details of current considerations.

5.2.14 Artificial Lighting

5.2.14.1 Lighting Power Density

Refer to the indicative design for details of current considerations. The main lighting technology will be LED.

5.2.14.2 Lighting Controls


5.2.15 Plumbing Services

Plumbing services within the building design are as follows:

▪ Domestic cold water booster pumps;


▪ Domestic hot water circulators;

▪ Sump, sewage, and fire pumps; and

▪ Associated control panels.

5.2.16 Energy Modelling Guidelines Applied

The model was developed in accordance with the principles outlined in:

▪ City of Vancouver EMG;

▪ BC Hydro EMG;

▪ ASHRAE 90.1-2010;

▪ NECB 2011; and

▪ Good engineering practice as defined in the VBBL 2014.


5.2.17 CoV ZEBP Energy Checklist

Project Address

Secondary Address

Project Working Title

Rezoning Application Number

Rezoning Application Date

Development Permit Number

Building Permit Number

Gross Floor Area indicated on Arch. Drawings (m²) 31,886

Parkade Area (m²) 20,698

Building Type(s) Modelled Floor Area (m²) TEUI TEDI GHGI

Hotel 28,491 170 25 8

Retail 2,853 170 21 3

0 0 0

Building Type Modelled Floor Area (m²)

Parkade (F-3) 20,671

Enter Other Building Type Baseline Model Performance Energy (kWh) Em. Factor Emissions (kgCO2e) TEUI TEDI GHGI

Total Annual Electricity Use - 0.011 - Baseline: 0 N/A 0

Total Annual Natural Gas Use - 0.185 - Target: 0 N/A 0


Total - -

TEUI TEDI GHGI

Total Modelled Floor Area (m²) 31,343 Whole-Building Performance Limits 170.0 24.6 7.5

Modelled Floor Area within 5% of Gross Floor Area? Yes

Energy (kWh) Fuel Type Em. Factor Emissions (kgCO2e) TEUI GHGI

Interior Lighting 1,097,491 Electricity 0.011 12072.4 35.0 0.4

Exterior Lighting 5,665 Electricity 0.011 62.31094 0.2 0.0

Heating 146,594 Natural Gas 0.185 33814.75 5.8 1.1

Cooling 579,543 Electricity 0.011 6374.978 18.5 0.2

Pumps 78,818 Electricity 0.011 866.9978 2.5 0.0

Fans 171,401 Electricity 0.011 1885.411 5.5 0.1

Domestic Hot Water 689,673 Natural Gas 0.185 127589.4 22.0 4.1

Plug Loads 128,680 Electricity 0.011 1415.475 4.1 0.0

Space Heating 140,352 Electricity

Swimming Pool Heating 182,782 Natural Gas 0.185 27119.96 4.7 0.9

Heat Rejection 109,608 Electricity 0.011 1205.69 3.5 0.0

Total Annual Electricity Use 2,311,558 0.011 25,427

Total Annual Natural Gas Use 1,019,049 0.185 188,524


Total 3,330,607 213,951

Total Electricity Generated On-Site (kWh) - % of Use 0.0%

Total Purchased Renewable Electricity (kWh) - % of Use 0.0%

Total Purchased Renewable Natural Gas (kWh) - % of Use 0.0%

Adjusted Electricity Emissions Factor (kgCO2e/kWh) 0.011

Adjusted Natural Gas Emissions Factor (kgCO2e/kWh) 0.185

Total Annual Heat Demand - for TEDI (kWh) 493,703 15.8 kWh/m²

Total Annual Cooling Demand - for info only (kWh) 1,398,196 44.6 kWh/m²

TEUI TEDI GHGI

Modelled Whole-Building Performance 106.3 15.8 6.8

Number of Suite Doors Pressurized 0

Airflow for Pressurization per Door (L/s/door) 0

Area of Corridors Pressurized (m²) 0

Make-Up Air Fuel Type Natural Gas TEUI TEDI GHGI

Make-Up Air Emissions Factor 0.185 Adjustments for Corridor Pressurization - - -

Suite-level Metering for Space Heating No Adjustments for Suite Submetering of Heating 0.9

Adjusted Whole-Building Performance for Compliance 107.1 15.8 6.8

Zero Emissions Building Plan Energy Checklist

Please complete all fields that apply to the project, using information that represents the current stage of design. For fields that do not apply or for which

Note: select yes if the energy used for heating is metered at the suite level

No

No

No

Targets

Building Information and Performance Limits

Project Information (enter all that apply)

888 W. Broadway, Vancouver, BC, Canada

N/A

888 W. Broadway

N/A

N/A

N/A

N/A

For building types with Performance Limits, enter this information in this section City-Recognized Low

Carbon Energy System?

Note: purchaes renewables used to demonstrate compliance must be secured to satisfaction of AHJ

For other building types, create a baseline energy model to establish a TEUI limit, and enter this information in this section

Corridor Pressurization Adjustment

Modelled Building Performance

Modelled Above-Ground Wall Area (m²) 12,032 Wall-to-Floor Area Ratio (WFA, measure of exposure) 0.38

Window-to-Wall Area Ratio (WWR) 59% Window-to-Floor Area Ratio 0.23

Average Infiltration Rate (L/s/m²f ac) 0.2

Opaque Envelope Effective R-Value (m²K/W) 2.1 12.0 (ft²hr°R/Btu) Average Floor Edge Psi-Value (W/m°K) 0.053

Average Window Effective U-Value (W/m²°K) 1.25 0.22 (Btu/ft²hr°R) Avg. Window Transition Psi-Value (W/m°K) 0.242

Occupant Density (m²/pers) 0.122 Average Lighting W/m² 4.66

Average Suite Ventilation Rate (L/s) N/A DHW Low-Flow Savings 40%

Average HRV Effectiveness 65% DHW Drain Heat Recovery Effectiveness N/A

Heating System Type (fuel, plant, distribution, etc.)

Cooling System Type (fuel, plant, distribution, etc.)

DHW System Type (fuel, plant, distribution, etc.)

Modeller Name

1+v2 draft

Company

Phone Number

Email

ZEBP Energy Checklist v1.1 - 2017-06-06

Norman Disney & Young, A Tetra Tech Company

1-604-734-9338

[email protected]

These results have been created using the COV Energy Modelling Guidelines version:

Modeller Information

Joseph B. Chow, P.Eng., Mehran Ahmadi, P.Eng.

Elec;vapour compression refrigeration.

NG and Elec; Fossil fuel combustion and vapour compression refrigeration.

Elec & NG;heat of rejection from chiller & heat from ng combustion and flue gas; central plant

Modelled Inputs


6 APPENDIX - LIFE-CYCLE ASSESSMENT (LCA)

6.1 Project Details

The project is as described in Section 1.2 Project Overview.

6.2 Initial LCA Process

This Life Cycle Assessment (LCA) was prepared using early information about the project. This includes high level material quantities estimates from the architectural plans and operational energy estimates based on assumptions of the rezoning performance limits. The LCA was prepared using the Athena Impact Estimator for Buildings (Athena), v5.2.0119, software.

6.3 LCA Objective

This document provides:

▪ a high-level summary of the initial LCA results;

▪ different scenarios with impact reduction initiatives including materials and energy improvements; and

▪ key environmental hotspots for the project.

It can be used to detect and prioritize hot spots of environmental impact.

6.4 Modelling Scenarios

At this preliminary stage of the design, only gross assumptions were made to inform the design team of where the global impact areas were highest (hotspots).

Solely for the purpose of the rezoning LCA, the Project was assumed to have a 60-year design lifespan.

Different scenarios with different energy and materials performance were used in the LCA analysis. These scenarios are outlined in Table 1Error! Reference source not found. below. Additional information on scenarios and assumptions are presented in Section 6.7.

Table 1: Three scenarios considered for the high level initial LCA

Environmental Impacts reduction Initiatives

Scenario 1

Energy Limits & Reference Design

Scenario 2

Energy Limits & Reference design with 20% fly ash mix in concrete

Scenario 3

Energy Limits & Reference design with 20% fly ash mix in concrete and with lumber

Energy EUI, TEDI, and GHGI limits EUI, TEDI, and GHGI limits EUI, TEDI, and GHGI limits

Materials Reference B.O.D., full concrete structure

Reference B.O.D., 20% fly ash mix in concrete

Reference B.O.D., 20% fly ash mix in concrete & lumber in both mid-rise tower’s columns and beams.

6.4.1 Emissions Data

The operational emissions data uses the weighting factors provided in the City of Vancouver EMG. The embodied emissions data uses the weighting factors provided in the Athena software.

6.5 Comparative LCA Results

Figure 3: Impact reduction comparison for the three scenarios for climate change potential


6.6 Actual Design LCA Hotspots, Scenario 3

The impact of Scenario 3 is reviewed.

Figure 4: Impact by Different Stages in Different Impact Categories (excluding operational impacts)

The product, manufacturing and transportation, stage predominates the impacts across all the impact categories.

Figure 5: Embodied Effects Distribution by Type of Building Component

The floors predominate the embodied emission global warming potential in all scenarios followed by the walls.

Figure 6, Figure 7, and Figure 8 show the GWP proportion in the embodied to the operational emissions. In Scenarios 2 and 3, the operational energy predominates and remains a large portion of Scenario 1. This is driven by the 60-years of operational energy use. This indicates that improvements in operating energy usage have a greater impact.

Figure 8: Scenario 3 GWP


39.1%

60.9%

Embodied Emissions Operational Emissions


39.4%

60.6%

Embodied Emissions Operational Emissions


6.7 Detailed scenarios and assumptions

6.7.1 Modelling scenarios

Further detail on the four scenarios modelled is shown in Table 2 below.

Table 2: Detailed data for the four modelling scenarios

Environmental Impact reduction Initiatives

Scenario 1

Energy Limits & Reference Design

Scenario 2

Energy Limits & Reference design with 20% fly ash mix in concrete

Scenario 3

Energy Limits & Reference design with 20% fly ash mix in concrete and with lumber

Scenario 4

Modelled Energy & Reference Design 20% fly ash mix in concrete and with lumber

Materials & Products As per NDY Estimate. As per NDY Estimate.

Concrete assumed to have average 20% fly ash mix in concrete.

As per NDY Estimate.

Concrete assumed to have average 20% fly ash mix in concrete and lumber in the mid-rise towers beams and columns.

As per NDY estimate.

Concrete assumed to have average 20% fly ash mix in concrete and lumber in the mid-rise towers beams and columns.

Natural Gas Annual Energy Use

GHGI Limit 1,162,969 [kWh] See Performance Limits results.

Electricity Annual Energy Use

TEUI Limit less GHGI Limit 4,485,736 [kWh] See Performance Limits results.

6.8 Data excluded from the model

Table 3 outlines the data excluded from this initial LCA modelling process due to lack of detailed information at this design stage of the fitout project.

Table 3: Main exclusions from the project initial LCA

Category Excluded data

Interior Components Partition Walls, Solar Shading Devices, Mechanical and Plumbing Systems, Electrical Systems, Vertical Transportation Systems, Interior Furnishings, Finishings, and Appliances.

Water Construction water and Operational Water

6.9 Main LCA assumptions

The major assumptions used in the LCA model are shown in Table 4 below.

Table 4: Main assumptions for the project initial LCA

Category Assumption Source

General project

Project lifetime 60 years (for this LCA only)

Default assumption from Athena

Transport of materials

Based on material type

Default material transport assumptions from Athena

Maintenance Based on material type

Default material life assumptions from Athena

Damage and repair Based on material type

Default repair assumptions from Athena

End of life waste treatment

Based on material type

Default waste treatment assumptions from Athena

Energy Operational energy

135 kWh/m2-yr electricity

35 kWh/m2-yr natural gas

NDY assumptions based on limits of rezoning energy performance for non LCES project:

TEUI: 170 kWh/m2-yr

TEDI: 25 kWh/m2-yr (more stringent than GHGI in limiting natural gas)

GHGI: 8 kgCO2/m2-yr

All other products and materials

Quantity

Foundations

Floors

Roofs

Exterior Wall Systems

Columns and Beams

AMA 888 W. Broadway Draft Progress Review – 02.05.2018 drawings

NDY Assumptions


6.9.1 Bill of materials (Scenario 3 only)

6.10 Reduction Initiatives

Based on the identified hotspots, several initiatives can be implemented to reduce the project’s environmental impacts. Initiatives should target hotspots identified in the LCA as a priority.

The improvement opportunities available include:

Energy:

▪ See the energy modelling indicative section for recommendations.

Material:

▪ Recycled Content – Fly ash in concrete

▪ Reduce Finishes – Polished concrete floor and ceiling finishes

▪ Recycled Materials – Reused timber, Steel with high recycled content

▪ Transportation – Reduce distances and optimal transport type

▪ Reinforcement – recycled steel

▪ Insulation – To an appropriate R level. This has a trade-off with operational energy.

Project:

Unit Total Quantity

Columns &

Beams Floors Foundations Roofs Walls

Project Extra

Materials Mass Value Mass Unit

sf 187,089 - - - - 187,089 - 201 Tons (short)

sf 78,672 - - 43,029 35,643 - - 1 Tons (short)

Blocks 8,860 - - - - 8,860 - 173 Tons (short)

Tons (short) 142 - - - - 142 - 142 Tons (short)

lbs 1,423,884 - - - 1,423,884 - - 712 Tons (short)

yd3 30,138 1,149 21,731 1,742 1,436 4,079 - 61,030 Tons (short)

lbs 57,322 - - - 45,541 11,781 - 29 Tons (short)

sf (1") 216,845 - - - 216,845 - - 16 Tons (short)

sf (1") 406,668 - - - - 406,668 - 13 Tons (short)

Tons (short) 2 - - - 2 - - 2 Tons (short)


ft3 528 528 - - - - - 7 Tons (short)


yd3 221 - - - - 221 - 238 Tons (short)

sf (1") 343,608 - - - - 343,608 - 46 Tons (short)

Tons (short) 2 - - - 0 2 - 2 Tons (short)


sf (1") 233,155 - - - - 233,155 - 18 Tons (short)

Tons (short) 1,537 237 1,020 12 68 200 - 1,537 Tons (short)


Mbfm small

dimension 5 - - - 5 - - 3 Tons (short)

msf (3/8") 1 - - - 1 - - 0 Tons (short)


sf 92,981 - - - 92,981 - - 10 Tons (short)

Gallons (us) 3,928 - - - - 3,928 - 12 Tons (short)

Tons (short) 4 - - 4 - - - 4 Tons (short)

Softwood Plywood

Spandrel Panel

VR 40 mil Root Barrier

Water Based Latex Paint

Welded Wire Mesh / Ladder Wire

Nails

Paper Tape

Polyiso Foam Board (unfaced)

Rebar, Rod, Light Sections

Screws Nuts & Bolts

Small Dimension Softwood Lumber, kiln-dried

Galvanized Sheet

Glazing Panel

GluLam Sections

Joint Compound

Mortar

MW Batt R11-15

Aluminum Extrusion

Ballast (aggregate stone)

Concrete Benchmark 8000 psi - 20 fly ash

EPDM membrane (black, 60 mil)

Expanded Polystyrene

FG Batt R11-15

Bill of Materials Report

888 W. Broadway

Material

5/8" Fire-Rated Type X Gypsum Board

6 mil Polyethylene

8" Normal Weight Concrete Block

Table 5: Bill of Materials for Scenario 3


7 LIMITATIONS

NDY will not be held liable for building energy performance estimates, nor for the reliance by any party on those results, for any purpose. Building energy performance models are necessarily simplified and idealised representations of actual buildings, and are imperfect in the way they simulate these, and in particular the air conditioning systems and controls. Assumptions have been made on a wide range of input parameters, such as building occupancy, equipment usage and the like. Calculations are based on Test Reference Year weather data (or similar), which will not be equivalent to any given year’s actual weather. Consequently, the results presented are only one possible representation of a building’s potential energy performance.

Actual performance of the constructed building is dependent on many interrelated factors including the quality of construction, the quality of commissioning, and the ongoing management of the building. Significant differences between modelled and actual building energy performance can result.

NDY takes all reasonable professional care in the preparation of building energy performance estimates. However, we stress that significant variation can occur in actual building energy performance due to circumstances beyond our control, and due consideration of this fact should be taken before relying on these estimates for any purpose.

888 W. Broadway St., Vancouver, BC, Canada | Sustainability Design Strategies and Preliminary Analyses Report

NORMAN DISNEY & YOUNG NDY Management Canada Inc. BC1059692 #608 1166 Alberni Street Vancouver BC V6E 3Z3 Canada Telephone: 1 604 734 9338

OFFICES

Australia: Sydney, Melbourne, Brisbane, Perth, Canberra, Adelaide, Gold Coast Canada: Vancouver Hong Kong SAR: Hong Kong Malaysia: Kuala Lumpur (NDY Licensee) New Zealand: Auckland, Christchurch, Wellington United Kingdom: London

CONFIDENTIAL INFORMATION

This document is made available to the recipient on the express understanding that the information contained in it be regarded and treated by the recipient as strictly confidential. The contents of this document are intended only for the sole use of the recipient and should not be disclosed or furnished to any other person.

DISCLAIMER OF LIABILITY

The information contained in this document is provided under direction from the nominated client and addresses this direction . Any third party reviewing the content of this document needs to make their own assessment on the appropriateness of the information contained. NDY Management Canada Inc makes no assurance the information meets the needs of a third party and as such accepts no liability for any loss or damage incurred by third parties whatsoever as a result of using the information.

COPYRIGHT

© NDY Management Canada Inc. 2018. Learn more about Norman Disney & Young Website: www.ndy.com YouTube: https://www.youtube.com/ndygroup\ Facebook: www.facebook.com/NDY-Group Twitter: @ndygroup LinkedIn: www.linkedin.com/company/norman-disney-&-young Email: [email protected]

QA SYSTEM

Revision No: 1.0

Revision Date: 2 March 2018

Reason Description: FINAL

File Location: W:\V085xx\V08553\001\G -\Reports

Filename: 8553.001-G-02-Sustainability Design Strategies and Preliminary Analyses.docx

Client Name: Dingye Property Group Ltd.

Client Contact: John Cheng

Project Leader: Ben Ng

Editor: Joseph B. Chow

Authorisation By: -

Verification By: -

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