1070 Barclay Street Vancouver REZONING BOOK SUBMISSION February 2018 SUPPLEMENTAL INFORMATION:
REZONING POLICY FOR SUSTAINABLE DEVELOPMENTS GREEN BUILDINGS POLICY FOR REZONING GENERAL POLICY FOR HIGHER BUILDINGS Issued 22 February 2018 TABLE OF CONTENTS
REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS
1.0 Sustainable Site Design
2.0 Access to Nature
3.0 Sustainable Food Systems
4.0 Green Mobility
5.0 Rainwater Management
6.0 Zero Waste Policy
7.0 Affordable Housing
8.0 Low Carbon Energy Supply
GREEN BUILDINGS POLICY FOR REZONING
PATHWAY B - LOW EMISSION GREEN BUILDING
GENERAL POLICY FOR HIGHER BUILDINGS
1.0 Intent
2.0 Strategy
3.0 Project Description
4.0 Rezoning Response to West End Community Plan
5.0 Rezoning Application - Heights, Context, Views and Shadows
6.0 Microclimate Effect - Wind Study REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS BARCLAY ST.
1.0 Sustainable Site Design
1.1 Project Siting The building’s location within the densely populated West End area focus- es development on smart growth principles, namely: - Increased density on a previously-developed site. - Development within an area of pre-existing infrastructure - Access to public transportation - Access to a variety of amenities and services - Access to green space and walking routes.
1.2 Tree Retension THURLOW ST. The project proposes to retain existing street trees on Barclay Street and augment them with additional street trees on Barclay and Thurlow Streets. The on-site or shared trees designated for removal are in poor health and will be replaced with a minimum 1:3 ratio on site in form of new trees.
1.3 Landscape Plan LANE The proposed landscape plan envisions a generously planted courtyard between the towers. This courtyard forms the heart of the development, opening onto Barclay Steet and the residential entrances, providing a wel- coming green amenity for residents. The courtyard creates a green buffer space, allowing each tower to be contained in a park-like setting. A generously planted mid-block connection also extends this concept to the east, creating a green buffer and public through-block access between the developement site and the neighbouring tower. This arrangement provides highly permeable access to and excellent pedestrian connection through the site.
1.4 Building Shape and Massing With the current and future neighbouring buildings indicating a tendancy towards singular vertical towers, the design of 1070 Barclay seeks a more articulated massing that engages the space of the city and brings smaller scale pockets of nature to urban residents. The resulting massing gener- ates multiple terraces and a volumetric interest that creates both physical and social connectivity between the indoor and outdoor environments.
1.4 Building Shape and Massing
REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS
2.0 Access to Nature
2.1 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.
2.2 Project Location Being located in the dense West End area, the project is within a 5 minute walk from Nelson Park and a 15 minute walk from the Vancouver water front Nelson Park - 5-minute walk from 1070 Barclay and Coal Harbour.
2.3 Proposed On-site and Off-site Trees The project’s landscape concept incorporates a large number of new trees planted in the courtyard, mid-block connection and on the roof top amenity spaces. The proposed trees in the courtyard and the mid-block connection are being planted in continuous areas of growing medium that form raised mounds to maximize the volume of soil available to the trees. These will also provide the residents with visual access to substantial green spaces.
2.4 Contribution Towards Street Tree Planting There are a number of new street trees proposed to augment the existing trees on Barclay and add street trees along Thurlow.
2.5 Habitat Created on Site Green Courtyard The green court yard space envisioned between the two towers is a pre- dominantly planted space with paths that provide access to tower lobbies and an outdoor terrace adjacent to the interior fitness and yoga area. It provides a protected green space as well as a peaceful garden for the use of residents. The project is also providing a publicly accessible mid-block connection to the lane and subsequently to Nelson Street and Nelson Park. This space is designed as a pocket park with a meandering path with op- portunities for seating. This green space will become a social asset for the neighbourhood and the neighbouring residences as well as adding to the habitat value of the green spaces on site. The concept of creating garden-like and green spaces extends through out the development and along the building in form of planters creating a green façade.
Coal Harbour - 15 minute walk from 1070 Barclay
REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS 3.0 Sustainable Food Systems
3.1 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).
3.2 Community Gardens To help cultivate food resources locally for the benefit of all building us- ers, Urban agriculture components are envisioned for both the Social and Market housing elements in the project, as well as teaching gardens at the daycare outdoor space. These will be created as raised planters at the roof top amenity spaces.
3.3 Edible Landscapes Edible plants, including fruit trees are envisioned in the planted areas around the children’s play space to create landscapes with both visual and seasonal interests as well as educational value for children. The adjacency of these spaces to the urban agriculture areas creates a food oriented landscape area in the project.
3.4 Onsite Organics Management (NEW ITEM) Preliminary locations for on site organics management will be provided at each community garden space at Level 5 roof top. Composting areas will help manage organic waste produced through food production in the garden plots.
4.0 Green Mobility
4.1 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 resi dents and the vibrancy of the city, and to enhance the natural environment; and - to meet mobility needs while minimizing environmental im pacts and providing long-term health benefits.
Refer to Green Mobility Plan (following, cover letter and pp.1-10) prepared by Bunt & Associates to address Green Mobility policy requirements
REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS
1. INTRODUCTION 2. SITE ACCESSIBILITY The Green Mobility Strategy forms part of the review process for the City’s Rezoning Policy for Sustainable December 21, 2017 Introduction 04-17-1027 Large Developments. A Green Mobility Strategy (GMS) is intended to outline measures and strategies for a The 1070 Barclay Street site is located in West End / False Creek Residential Mode development plan to promote sustainable travel. the West End of the downtown between the Matthew Brock Cycle In conjunction with the City of Vancouver’s Greenest City 2020 Action Plan, the Rezoning Policy for Thurlow Street and Burrard Street. With its 4% Development Coordinator Sustainable Large Developments (August 1, 2013) requires all development applications that involve land downtown setting, new residents will be Bosa Properties Inc. of 1.98 acres or more (or 45,000 m2 or more) to define plans or studies to address the following: well-positioned to access a wide range of 1201 – 838 West Hastings Street amenities and employment opportunities Car Driver Vancouver, BC • Sustainable Site Design; within reasonable walking distance, i.e. 10 26% Canada • Access to Nature; to 20 minutes, and indeed this is one of the Walk V6C 0A6 Passenger main reasons why people orientate 45% • Sustainable Food Systems; 5% themselves to live in such locations. Transit • Green Mobility; 20% Dear Matt: • Rainwater management; Positivity of the location is reflected in the • Zero Waste Planning; low auto use for the area at 26%, (see opposite) taken from the Transportation Re: 1070 Barclay Street Development, City of Vancouver, BC • Affordable Housing; and, Green Mobility (and Clean Vehicles) Strategy Panel Survey 2014 Final Report. • Low Carbon Energy Supply.
Walkscore Please find attached the Green Mobility (and Clean Vehicles) Strategy (referred to as ‘GMS’) for the 1070 The objective of these studies is to ensure large site developments will be able to achieve higher Barclay Street development. The aim is to support the future sustainability of the project through the Accessibility of the site can broadly be gauged by using Walkscore.com (www.walkscore.com) and the sustainability standards to positively influence the built environment of the City. This GMS further reduction of transportation movements, primarily by residents and visitors, and lowering greenhouse gas following summarizes the score for each sustainable travel mode: references the site’s draft CD-1 rezoning bylaw provisions. emissions. • Walking: 99 out of 100 “walkers paradise”; The following presents the Green Mobility Strategy for the 1070 Barclay Street and it will highlight design The strategy is based on current best-practice and is expected to act as a point of reference for the • Cycling: 97 out of 100 “bikers paradise”; and features and measures that prioritize and promote sustainable modes of transportation and which are development going forward and ensure its design is consistent with the sustainability objectives, and • Transit: 100 out of 100 “riders paradise”. supportive of the Greenest City targets for Vancouver by 2020 (beyond) as follows: which may spur additional design features supportive of transportation sustainability. Clearly the site rates highly with this metric applied. • Increased travel by alternative modes; the City’s overall target is that 50% of trips are made by We trust that this is sufficient to move the project forward and we can incorporate feedback from the City walking, cycling, and public transit; as needed. Pedestrians Many of the downtown local amenity and employment facilities are accessible with • Reductions in motor vehicle kilometres travelled (per resident) by 20% from 2007 levels; and, Yours truly, a 10 or 15 minute walk of the site and more locally there is IGA Store, YMCA, Bunt & Associates • Reductions in community-based greenhouse gas emissions by 33% from 2007 levels. Scotiabank Theatre, churches and parks.
GMS benefits are expected to lower reliance on travel modes which consume excessive energy, contribute Controlled crosswalk facilities are located on Nelson Street’s at its intersections to GHG emissions, and lead to poor air quality, while at the same time maximizing choices for individuals with Burrard Street and Thurlow Street, while a pedestrian / bicycle activated
and providing long-term health benefits. signal is located at Barclay Street and Thurlow Street.
GMS elements set out in the following sections are focused on priorities of the City of Vancouver to The rear laneway has a pedestrian zone on the both sides for the section closest to Burrad Street and there Federico Puscar, MASc Paul Dorby, MSc promote walking, cycling and transit trips. It will first highlight the existing accessibility of the site as it is also street lighting present. Transportation Analyst Senior Transportation Planner will inform priorities and the range of measures expected to support the project.
1070 Barclay Street Development Green Mobility Plan | December 21, 2017 1 1070 Barclay Street Development Green Mobility Plan | December 21, 2017 2 S:\PROJECTS\PJ\04-17-0127 1070 Barclay\5.0 Deliverables\5.1 Draft Report\20171219_04-17-1027_Barclay_Green_Mobility_LET_V02.docx S:\PROJECTS\PJ\04-17-0127 1070 Barclay\5.0 Deliverables\5.1 Draft Report\20171219_04-17-1027_Barclay_Green_Mobility_LET_V02.docx
REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS
2. SITE ACCESSIBILITY Cyclists The site is located close to the City’s bicycle facilities, closest routes Introduction highlighted at Table 1, providing opportunities to cycle conveniently in a West End / False Creek Residential Mode The 1070 Barclay Street site is located in north-south or east-west direction through the downtown, and connect the West End of the downtown between the Cycle with other strategic routes such as the Seawall, Dunsmuir bikeway, Thurlow Street and Burrard Street. With its 4% Central Valley Greenway, etc. downtown setting, new residents will be well-positioned to access a wide range of Table 1: Bicycle Routes Close to the First Baptist Site amenities and employment opportunities Car Driver CITY BIKE ROUTE GENERAL DIRECTION LOCATION TYPE within reasonable walking distance, i.e. 10 26% to 20 minutes, and indeed this is one of the Walk Burrard Street North-south east boundary Painted lanes Passenger main reasons why people orientate 45% 5% Smithe Street East-west 1 blocks to the north Painted lanes themselves to live in such locations. Transit 20% Comox – Helmcken East-west 1.5 blocks to the south Separated lanes Positivity of the location is reflected in the Hornby North-south 1.5 blocks to the east Separated lanes low auto use for the area at 26%, (see opposite) taken from the Transportation The existing cycle-activated signal at Barclay Street and Thurlow provides convenient access to the City’s Panel Survey 2014 Final Report. bicycle route network in the West End, including the Comox-Helmcken route. Walkscore Transit Accessibility of the site can broadly be gauged by using Walkscore.com (www.walkscore.com) and the Bus stops are located on Burrard Street within a 5-minute walk of the development site, where four following summarizes the score for each sustainable travel mode: services operate, as can be seen from Table 2. Burrard Street SkyTrain Station, located to the north, is • Walking: 99 out of 100 “walkers paradise”; around a 7.5-minute walk (or 600-metres), while to the east is the Canada Line Station at Granville Street • Cycling: 97 out of 100 “bikers paradise”; and at around 8-minute walk (650-metres). • Transit: 100 out of 100 “riders paradise”. Table 2: Service Frequencies for Transit Services
Clearly the site rates highly with this metric applied. WEEKDAY WEEKDAY WEEKDAY SERVICE ROUTE DESCRIPTION PEAK MIDDAY EVENING Pedestrians Bus #2 MacDonald – Knight 5-7 min 7-8 min 12-13 min Many of the downtown local amenity and employment facilities are accessible with Bus #22 MacDonald – Knight 5-6 min 6-7 min 15 min a 10 or 15 minute walk of the site and more locally there is IGA Store, YMCA, Bus #44 UBC 10-12 min n /a 20 min Scotiabank Theatre, churches and parks. Bus #32 Dunbar 20 min n / a n / a Downtown Vancouver - New Expo/Millennium Line 2-3 min 3 min 3 min Controlled crosswalk facilities are located on Nelson Street’s at its intersections Westminster and Surrey with Burrard Street and Thurlow Street, while a pedestrian / bicycle activated Canada Line Downtown Vancouver - Richmond 3-4 min 3-4 6 min signal is located at Barclay Street and Thurlow Street.
The rear laneway has a pedestrian zone on the both sides for the section closest to Burrad Street and there Summary is also street lighting present. Accessibility of the site to local amenities, employment and transit will strongly influence future travel behaviour of residents and this is already reflected in the low levels of auto use in the area and the high ‘Walkscore’ results.
1070 Barclay Street Development Green Mobility Plan | December 21, 2017 2 1070 Barclay Street Development Green Mobility Plan | December 21, 2017 3 S:\PROJECTS\PJ\04-17-0127 1070 Barclay\5.0 Deliverables\5.1 Draft Report\20171219_04-17-1027_Barclay_Green_Mobility_LET_V02.docx S:\PROJECTS\PJ\04-17-0127 1070 Barclay\5.0 Deliverables\5.1 Draft Report\20171219_04-17-1027_Barclay_Green_Mobility_LET_V02.docx
REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS
3. SITE MOBILITY SUPPORTIVE MEASURES Bike Hub Rooms will have a tool-equipped workshop with work bench, built-in air compressor, and for larger sites, it could include a bike washing station, secured lockers for helmets and rain gear, dedicated This section focuses on the pedestrian and cycling facilities associated with the 1070 Barclay Street storage for bike tow trailers, cargo bicycles and tricycles for children. Development and how they will build upon the high accessibility of the location highlighted in the previous section. Each room would include seating and serve as a social meeting areas for cyclists, reinforcing the feeling of community among residents and supporting travel by bicycle with making repairs easier. Bike hub rooms 3.1.1 Upgrades to Pedestrian / Bicycle Infrastructure will be equipped with electrical outlets as per the City Bylaw. The design of the building is set to provide an open public courtyard for residents and non-residents alike. To do so, sidewalk connectivity will be improve to achieve urban permeability and a wide green through- As part the City’s Bylaw, up to 20% of Class-A bicycle spaces will be stacked to maximize space / block linkages. efficiencies for the end users.
Street lighting would be upgraded along the site edge along with landscaping improvements with the aim Provide accommodate for non-standard bicycles as highlighted in the figure below. of creating a more convivial space for existing and future pedestrians.
Planning for cyclists has focused on the site planning and following set out the proposed approach covering bicycle parking and trip facilities.
3.1.2 Bicycle Parking The City of Vancouver Parking Bylaw identifies the minimum number of bicycle parking spaces required by a development based on the following two classes:
• Class-A spaces: long-term storage in secure and covered areas within buildings; and,
• Class-B spaces: short-term parking, typically in racks and near to building entrances.
Bosa is planning to provide a range of storage facilities for bicycles and summarized in Table 3 is the overall planned bicycle parking numbers for the residential.
Table 3: Proposed Bicycle Parking Supply
LAND USE BICYCLE PARKING Residential 813 Class A, 12 Class B Commercial 1 Class A
Class-A bicycle parking is planned on mezzanine level and accessed from Barclay Street.
Electrical charging stations will also be considered as part of the bicycle parking provisions as powered- bicycle ownership grows, and this can be reviewed further through the DP application on what is an 4. SITE VEHICLE PARKING AND LOADING PLANNING appropriate number. The approach to vehicle parking and loading is presented in the following paragraphs and these principles can be developed as the planning work moves forward. Class-B bicycle spaces will be located in visible locations close to the main buildings entrances on Barclay Street and can be shared with retail uses if necessary. 4.1.1 Vehicle parking
3.1.3 Start-of-Trip Facilities Some of the proposed key strategies for vehicle parking are summarized below:
Start-of-trip facilities will be focused on residents. A "bike hub" room will be provided in each underground • Provide electric vehicle charging for up to 20% of vehicles in residential buildings and review car park and would house a portion of the planned Class-A bicycle parking spaces. options for non-residential buildings.
1070 Barclay Street Development Green Mobility Plan | December 21, 2017 4 1070 Barclay Street Development Green Mobility Plan | December 21, 2017 5 S:\PROJECTS\PJ\04-17-0127 1070 Barclay\5.0 Deliverables\5.1 Draft Report\20171219_04-17-1027_Barclay_Green_Mobility_LET_V02.docx S:\PROJECTS\PJ\04-17-0127 1070 Barclay\5.0 Deliverables\5.1 Draft Report\20171219_04-17-1027_Barclay_Green_Mobility_LET_V02.docx
REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS
• Provide 2 parking spaces for a car-share operator within the City. 5.1.1 Multi-Modal Access Guide
• Consider scooter charging stations based on the expected demands. A Multi-Modal Access Guide (or Transportation Access Guide) is a document or set of documents that provide concise, customized information on how to access a particular destination by various travel • Apply off-street vehicle parking levels consistent with the accessibility of the location and the mix modes. Particular consideration is given to sustainable modes such as walking, cycling, and transit. of land uses planned. The guide will be distributed to all future residents at 1070 Barclay Street during the move-in, and will be • Look at future opportunities to reuse on-site parking for other uses (e.g. storage) if demand is made available at a kiosk or bulletin board within the building. Potential contents of the guide could found to be less than expected. include:
4.1.2 Loading • A map of the area, showing the site, local amenities and activities, the closest transit stations and Managing loading activities for residential uses is challenging given that loading needs are typically on an bus routes/stops, and cycling and walking routes to key destinations; individual basis rather than a collective one as is the case with commercial or industrial uses. Residents are expected to book in advance the use of the loading space and typically this is tied-in with securing a • Information about transit service frequency, fares, first and last runs, plus phone numbers and service elevator for moving items. web addresses for transit service providers and taxi companies;
The following items will be strongly considered for the site: • Details on how long it takes to walk from transit stops and other locations near the site;
• Provide off-street loading consistent with the expected demands and share loading space to • Access arrangements for people with disabilities; minimize the impact on the public realm. • Carpool program hotline number; and, • Develop a loading management plan and which will assist in reducing the loading area footprint.
• Car share/bike share program policies. In terms of types of vehicles, some service operators and distributors (i.e. Canada Post, and moving companies) are using electric or fuel-efficient vehicles in their fleets which can help to reduce vehicle Different versions of the multi-modal access guide may be required in order to address the different needs emissions associated with loading. of users. Alternate versions could be made which: specify accommodations for mobility assistance, are translated into different languages, highlight particular transit modes or which particular travel 5. TRAVEL DEMAND MANAGEMENT (TDM) STRATEGY destinations.
Sustainable Transportation Strategies, or Transportation Demand Management (TDM), are increasingly 5.1.2 TDM Coordinator seen as a key tool in providing travel choice to residents and employees, with the purpose of reducing A TDM coordinator will be designated for the development and will be responsible for addressing any reliance on single occupant automobile trips. When successfully implemented, TDM will lead to a number transportation-related concerns related to the site development and implementing of the TDM measures. of benefits, including: In addition, the coordinator / Bosa will conduct a TDM Plan Update and travel mode survey after 3 years of occupancy of and for a minimum of three building parcels. The scope of the TDM Plan Update and survey • time and cost savings; will be limited to the following: • health benefits relating to walking / cycling; • Travel mode survey for the development with a minimum response rate of 60%; • improved productivity and more attractive workplace; and, • reduced automobile parking needs. • A description of current and future TDM strategies;
Case studies published by TransLink through their “On-Board” program show that single-occupancy vehicle • A description of existing travel modes and provision of a new set of targets; and trips can be reduced by up to 40% with a robust TDM package. A key focus of TDM is to reduce • Review of any neighbourhood traffic and/or transportation concerns related to the development. dependency on the car and particularly the number of single occupancy car journeys to work. Bosa intends to use a TDM Coordinator who will be responsible for the following: TDM itself is a collection of measures relevant to travel needs with the objective of encouraging increased • Securing start-up and annual operational funding for the TDM program elements; use of more sustainable forms of transport such as walking, cycling, transit and car-sharing. Outlined below are the committed TDM Strategies to support the 1070 Barclay Street Development.
1070 Barclay Street Development Green Mobility Plan | December 21, 2017 6 1070 Barclay Street Development Green Mobility Plan | December 21, 2017 7 S:\PROJECTS\PJ\04-17-0127 1070 Barclay\5.0 Deliverables\5.1 Draft Report\20171219_04-17-1027_Barclay_Green_Mobility_LET_V02.docx S:\PROJECTS\PJ\04-17-0127 1070 Barclay\5.0 Deliverables\5.1 Draft Report\20171219_04-17-1027_Barclay_Green_Mobility_LET_V02.docx
REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS
• Overseeing all aspects of: TDM planning, program implementation, operations and management, Ride-sharing also helps to reduce the number of vehicles on the road, and lowers parking demand. Also, 6. SUMMARY evaluation of effectiveness, and ongoing monitoring; there are a number of existing public ride sharing schemes such as the Jack Bell Ride-Share Program Summarized from this document can be found in Table 4, which outlines the key items and (https://online.ride-share.com/en/my/) that future residents could be connected to. • Responding to transportation/parking problems and complaints identified by residents, site users, responsibilities for the site’s Green Mobility Strategy. and the City of Vancouver, and; 5.1.6 Collaboration with HUB Table 4: Summary of Key Green Mobility Strategies and Responsibilities • Coordinating with city-wide or regional TDM programs, travel service providers, and related A collaborative relationship with HUB (a local non-profit cycling advocacy group) will be developed to transportation agencies (City of Vancouver, Go Green, TransLink, Coast Mountain Bus, etc.). obtain assistance with the site design as it relates to bicycle use, as well as advice on how to best promote STRATEGY MEASURE RESPONSIBILITY TDM Site Appoint a Site TDM Coordinator, responsible for developing, cycling among residents with a component that focuses on young and older age groups. Bosa Coordinator & implementing and maintaining TDM program 5.1.3 Mode Split Targets & Monitoring Monitoring Establish mode split targets, monitoring methods and surveys and Bosa Typically the TDM Coordinator’s first step is to understand existing travel characteristics of residents in HUB is a charitable organization that aims to make cycling better through education, action and events. It Program reporting Prepare marketing materials to attract residents who want a car-free Bosa the local area. Information can be collected through a combination of surveys, interviews and strives to remove barriers to cycling in Metro Vancouver and improve the quality of communities, health, lifestyle traffic/parking demand counts. Once this data is analyzed, the coordinator will be able to define baseline the environment, and local economies. Additional information on HUB can be found on their website at: Marketing & Provide a Welcome Brochure, with an information package on Promotion transportation alternatives, that is issued to all new residents and posted Bosa values for the following transit-related characteristics: https://bikehub.ca/. in common areas City of Vancouver
• Mode split to auto modes (Single-Occupant Vehicle (SOV), High-Occupant Vehicle (carpool or Provide a dedicated access for the cyclists away from the main vehicle 5.1.7 Bike Share Coop Cycling Access Bosa vanpool), Transit, Walking and Cycling; access and parking areas Bosa is considering implementing a bike share/coop program for use by the residential market housing Provide bicycle maps Bosa Cycling Provide a bicycle repair facilities Bosa • Average auto occupancy; tenants, and for this project, it is proposed to provide 25 bicycles. Bicycles would be stored in a secured Amenities bike room located on the mezzanine level and each one would be individually fobbed and access Consider the development of an internal bike share Bosa • Peak hour vehicle trip generation; Class-A bicycle parking to be provided above the City’s minimum Bosa / Site Architect integrated with the building’s security system. requirement Start / End-of- Bike Hub Room with supporting measures Bosa / Site Architect • Peak parking demand; and, Trip Cycling Each bike would come equipped with a lock to secure it when used outside the building and tenants would Facilities Provide short term bicycle rack parking at the building entrances (well lit • On-site parking vs. off-site parking. and protected, within view of the lobby) for residential visitors and Bosa / Site Architect be responsible for their own helmet. Bikes would be made available on a first-come, first-serve basis. To patrons. Work with the City of Vancouver to develop the laneway design with ensure the bikes are well used, the development is not proposing to charge for the service, but tenants Pedestrian Bosa Once this information is known for the base condition, the coordinator would establish targets for lighting and pedestrian facilities would be responsible for any damage or theft. Tenants would also be required to complete a damage and Infrastructure lowering auto use, related to these characteristics. Improvements Upgrade crossing facilities at Thurlow and Barclay if necessary Bosa liability waiver prior to enrolling into the program. Pedestrian Provide street design features such as benches, fountains, etc. within the Bosa / Landscape Amenities site and consistent with the landscape strategy Architect Bosa/Operator, 5.1.4 Car-Share Vehicles Bicycles are planned to be a ‘hybrid’ type so that they are versatile for both road and off-road use, and Car Rideshare Support resident use of available regional ride share programs partnering with regional Programs Car-sharing companies and memberships have increased significantly in the last 10-15 years, allowing which is most-popular among bicycle stores. Maintenance of the bicycles would be based on the season programs people to have access to a vehicle in their area without having to buy or maintain their own. usage frequency: during the peak bicycle seasons (Spring / Summer) bicycles would be maintained on a Provide sufficient car-share vehicles and stalls for residents Bosa / Car-share Car-Share Provide sufficient car-share on-site spaces on P1 Levels or surface (where bi-weekly basis; and during the slower seasons (Autumn and Winter), bicycles would be maintained every practical), focused mainly in the commercial area and work with operator Operator Typically, members’ pay a registration fee – a monthly administration fee to cover some of the fixed costs three to four weeks. to provide cars of the car in addition to a “pay as you go” structure for vehicle use (varies between operators). In Transit Provide guidance on the availability of services Bosa
Vancouver, 4 main car-share companies operate: Modo (formerly the Co-operative Auto Network), ZipCar, The project is proposing to use a local bike shop (to be determined) for the maintenance agreement. It is Ensure 25% of parking spaces have electrical charging stations Bosa / Site Architect Evo and Car2Go. estimated each visit would take approximately 2 to 2 ½ hours and would be billed out at approximately Vehicle Parking $100 per visit plus parts. Regular maintenance such as air pressure and seat adjustments would be Scooter charging stations City of Vancouver For context, the City of Vancouver’s Bylaw allows up to a maximum of two (2) car-share vehicles/stalls per complementary. 100 dwelling units when a parking reduction is being sought while more generally one car-share vehicle can be supported for each 200 units. With this, three car-share spaces are expected to be located in the visitor areas of the P1 parking levels for public access.
5.1.5 Ride-Share Program
Ride-sharing involves two or more people sharing a car for a trip. The cost of the journey (fuel, tolls, parking, etc) can be split between the driver and passengers, resulting in savings for all members.
1070 Barclay Street Development Green Mobility Plan | December 21, 2017 8 1070 Barclay Street Development Green Mobility Plan | December 21, 2017 9 1070 Barclay Street Development Green Mobility Plan | December 21, 2017 10 S:\PROJECTS\PJ\04-17-0127 1070 Barclay\5.0 Deliverables\5.1 Draft Report\20171219_04-17-1027_Barclay_Green_Mobility_LET_V02.docx S:\PROJECTS\PJ\04-17-0127 1070 Barclay\5.0 Deliverables\5.1 Draft Report\20171219_04-17-1027_Barclay_Green_Mobility_LET_V02.docx S:\PROJECTS\PJ\04-17-0127 1070 Barclay\5.0 Deliverables\5.1 Draft Report\20171219_04-17-1027_Barclay_Green_Mobility_LET_V02.docx
REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS 6. SUMMARY Summarized from this document can be found in Table 4, which outlines the key items and responsibilities for the site’s Green Mobility Strategy.
Table 4: Summary of Key Green Mobility Strategies and Responsibilities
STRATEGY MEASURE RESPONSIBILITY TDM Site Appoint a Site TDM Coordinator, responsible for developing, Bosa Coordinator & implementing and maintaining TDM program Monitoring Establish mode split targets, monitoring methods and surveys and Bosa Program reporting Prepare marketing materials to attract residents who want a car-free Bosa lifestyle Marketing & Provide a Welcome Brochure, with an information package on Promotion transportation alternatives, that is issued to all new residents and posted Bosa in common areas City of Vancouver
Provide a dedicated access for the cyclists away from the main vehicle Cycling Access Bosa access and parking areas Provide bicycle maps Bosa Cycling Provide a bicycle repair facilities Bosa Amenities Consider the development of an internal bike share Bosa Class-A bicycle parking to be provided above the City’s minimum Bosa / Site Architect requirement Start / End-of- Bike Hub Room with supporting measures Bosa / Site Architect Trip Cycling Facilities Provide short term bicycle rack parking at the building entrances (well lit and protected, within view of the lobby) for residential visitors and Bosa / Site Architect patrons. Work with the City of Vancouver to develop the laneway design with Pedestrian Bosa Infrastructure lighting and pedestrian facilities Improvements Upgrade crossing facilities at Thurlow and Barclay if necessary Bosa Pedestrian Provide street design features such as benches, fountains, etc. within the Bosa / Landscape Amenities site and consistent with the landscape strategy Architect Bosa/Operator, Car Rideshare Support resident use of available regional ride share programs partnering with regional Programs programs Provide sufficient car-share vehicles and stalls for residents Bosa / Car-share Car-Share Provide sufficient car-share on-site spaces on P1 Levels or surface (where practical), focused mainly in the commercial area and work with operator Operator to provide cars Transit Provide guidance on the availability of services Bosa
Ensure 25% of parking spaces have electrical charging stations Bosa / Site Architect
Vehicle Parking Scooter charging stations City of Vancouver
1070 Barclay Street Development Green Mobility Plan | December 21, 2017 10 S:\PROJECTS\PJ\04-17-0127 1070 Barclay\5.0 Deliverables\5.1 Draft Report\20171219_04-17-1027_Barclay_Green_Mobility_LET_V02.docx REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS
REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS 5.0 Rainwater Mangement 5.1 Intent R.F. MARGETSON, AScT CPWI3 3375 NORLAND AVENUE – BURNABY, B.C. V5B 3A9 PHONE 604-298-2333 The intent is to reduce stromwater discharge, reduce the generation of runoff, V.E. SAGORSKI, AScT. FAX 604-298-5652 treat surface runoff to reduce contaminants, and where possible, conserve potable water use. December 13, 2017 Refer to Integrated Rainwater Mangement Plan, prepared by Vector Engi- neering Services (p.1-5 to follow, plus Integrated Rainwater Management Bosa Properties Inc. Plan) to address policy requirements. 1201 - 838 West Hastings Street Vancouver BC V6C 0A6
Attention: Mr. Matthew Brock Development Coordinator
Re: Integrated Rainwater Management Concept Plan Mixed Use Development 1040-1080 Barclay Street Vancouver, BC VESL 2358
Dear Mr. Brock,
Bosa Properties is proposing to redevelop the property located at the south-east corner of Thurlow Street and Barclay Street, in Vancouver, BC. The subject site is located along the east side of Thurlow Street, between Barclay Street and the lane south of Barclay Street.
As a condition of development, the City of Vancouver has requested an Integrated Rainwater Management Plan for the site. In response to this requirement, Vector Engineering Services Ltd. was retained to provide analysis of the site drainage and establish a rainwater management strategy for the proposed new development. The proposed source control measures for this site are summarized below and are hereby submitted to the City for review.
1.0 EXISTING CONDITIONS
The subject site is approximately 0.4 hectares in area, covered by parking area and buildings with minimal landscaping. The current groundcover condition at the site is 95% impervious. The site currently slopes in a north to north-east direction.
Page 1 of 5
REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS 2.0 PROPOSED DEVELOPMENT retain the first 24 mm per day (24 hours) of rainfall. The first 24 mm rainfall for subject site is 4020 m2 (site area) x 24 mm = 96.48 m3. The development plan calls for construction of a two high-rise residential towers over a common underground parkade that covers the entire site area. With the proposed Redirection of rainwater surface run-off into the absorbent soil layers will increase development of the site, the total overall impervious site coverage will decrease from the time of concentration and decrease peak storm runoff through 95% to 74%. The impervious areas will consist of building roofs, vehicular access areas, evapotranspiration, storage within the soil voids and the holding capacity of the soil parkade ramps and hard landscaped areas. The remainder of the site will consist of a particle surface pores. For the purpose of this study it is assumed that the holding variety of landscaped pervious areas, above the parkade roof slab. Permanent intensive capacity of the soil is 20%. green areas with significant soil depths ranging from 300 mm to 900 mm are located on the building podium. These areas represent 26% of the total site area. Extensive green The total absorbent soil volume, at an average depth of 600 mm, is 627 m3 and has roofs will also be provided on the upper tower roofs. the potential capacity to retain a total rainwater volume of 125.4 m3. However, due to constraints imposed by building design, not all impervious areas can be graded to 3.0 RAINWATER MANAGEMENT OBJECTIVES AND SOURCE CONTROLS direct runoff to the absorbent landscape areas. The area that can be graded to
direct runoff onto the absorbent landscape consists of 770m2 resulting in a retained To improve the quality rainwater runoff and improve health of natural water bodies, the rainwater volume of 51m3. City of Vancouver has adopted a City Wide Integrated Rainwater Management Plan and a Rezoning Policy for Sustainable Large Developments. This plan requires all new developments requiring rezoning to incorporate rainwater management measures to 3.2 Rain Gardens & Infiltration Bulges control post development runoff rates and to improve the quality of rainwater runoff The primary purpose of the rain garden and infiltration bulges is to capture and filter through the use of Best Management Practices. runoff from adjacent impermeable surfaces. We have proposed construction of one rain garden bulge on Thurlow Street at intersection with Barclay Street. The rainwater management system for this site has been designed in accordance with the City Wide Integrated Rainwater Management Plan criteria, the Rezoning Policy for 3.3 Green Roof Sustainable Large Developments requirements and the Metro Vancouver Source Control The two proposed towers will have intensive green roof as detailed on the Guidelines. landscaping plans. The podium and ground plain surfaces will incorporate significant
areas of intensive green roof. The significant volumes of absorbent soil will be In accordance with Rezoning Policy for Sustainable Large Developments the objective of placed on the intensive green roof areas which will provide the benefits outlined in the IRMP is to reduce volume and rate of stormwater discharge and to treat surface section 3.1 above. runoff to reduce contaminants. The specific targets of the IRMP include:
3.4 Tree Well Structures • Reduction of the post-development runoff rate and volume to equal to or less than the pre-development runoff rate and volume for the two-year 24-hour The primary purpose of the tree well structures is to optimize tree growth and duration storm. manage runoff from adjacent impermeable surfaces. We have proposed the • To treat 90% of the average runoff volume to provide 85% removal of total installation of tree well structures, such as Silva Cells with perforated underdrains suspended solids (TSS). along the site frontage on Thurlow Street. Roadway drainage will be directed into the Silva Cells to provide stormwater treatment through filtration and bio- The source controls adopted for this development consist of a number of measures to remediation. The perforated underdrains will prevent root rot caused by over be implemented onsite as well as offsite. The source controls are shown on the saturation of the soil surrounding the tree root structure. attached drawing, Integrated Rainwater Management Concept Plan and are summarized below. 3.5 Water Quality Structures
The on-site stormwater drainage system is designed to separate clean runoff from 3.1 Absorbent Landscaping the roof and landscaped areas from the contaminated first flush runoff on the The primary purpose of the absorbent landscaping is to reduce runoff from roadways and parking areas. Clean water from the roof and landscaped areas will impermeable surfaces by intercepting and retaining rainwater. The target is to be routed directly to the proposed detention tank located along the east side of the site. Runoff from areas subject to vehicular access will be first routed to a series of Page 2 of 5 Page 3 of 5 REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS stormwater treatment features. Primary treatment of stormwater from parking 4.0 SUMMARY areas and roadways is derived from hooded catch basins and a conventional oil- water separator to retain sediment as well as oil and hydrocarbons leaking from In accordance with the City’s Rezoning Policy for Sustainable Large Developments, an vehicles accessing the subject site. Integrated Rainwater Management Plan (IRMP) has been developed for this site. The objective of the IRMP is to reduce post development runoff to equal or less than the Secondary treatment of stormwater for hydrocarbons, heavy metals and suspended pre-development volume and flow rates of the 2 year, 24 hour storm even and to treat solids will be provided by a storm treatment structure (Jellyfish) that will be installed surface runoff to reduce contaminants. It is our opinion that the source controls downstream the detention tank. The Jellyfish stormwater treatment structure is outlined in the report will achieve the stormwater management targets for the site. designed to filter stormwater runoff to remove hydrocarbons, heavy metals and suspended solids. If you require additional information, please contact our office at 604-298-2333.
The City of Vancouver IRMP criterion is to treat 90% of rainfall from the impervious Sincerely, areas of the 2 year 24 hour storm event. Vector Engineering Services Ltd. The proposed Jellyfish water treatment unit will be sized to treat a flow rate equal with the peak flow of the 2 year 24 hour storm event.
3.5 Detention Tank Detention tanks collect and store stormwater runoff during a storm event, then release it at controlled rates to the downstream drainage system, thereby attenuating peak discharge rates from the site. The City of Vancouver IRMP criterion is to detain minimum 50% of rainfall from the impervious surfaces of the 6 month 24 hour storm event. Dan Diaconu, P.Eng. Project Engineer The 6 month 24 hour rainfall = 47.7 mm. Enclosure The 2 year 24 hour rainfall = 66.2 mm.
The rainwater surface run-off from the impervious areas on the parkade podium (770 m2) will be directed to the absorbent soils which will retain the total volume of rainfall of the 2 year 24 hour storm event. 770 m2 x 66.2 mm = 51 m3.
Total volume of the remainder of impervious surfaces of the 6 month 24 hour storm event = 2205 m2 x 47.7 mm = 106 m3.
Detention volume required = 50% of the total volume from impervious surfaces of the 6 month 24 hour storm event = 50% of 106 m3 = 53 m3.
A cast in place detention tank of 53 m3 will be constructed along the west side of the underground parkade.
Page 4 of 5 Page 5 of 5
REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS
K:\ACAD1-DESIGN\2358 - Barclay Street\Design\2358-BARCLAY.dwg, SWM01, 21/02/2018 1:30:54 PM, wzebrowski, 1:1
G T C W
W W W W W W
UE UE UE UE UE
G T UE
UE UE W UE G T
X X
X
X X X UE
X X W X
G T T T T T D D D D D D D S S S S S S S UE UE UE UE UE G G G G G G UE
T
W
REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS 6.0 Zero Waste Planning 6.4 Occupant / Public Education and Outreach Each new resident at 1070 Barclay will receive a “toolkit for tenants” 6.1 Vision Statement package with informatino about: 1070 Barclay will help to actualize Vancouver’s Greenest City target on - information on zero waste initiatives and where / how to Zero Waste through the reduction of solid waste going to landfill or incin- recycle. erator by 50% from 2008 levels, and increased diversion of waste through - Tool kit to include blue bag for in-suite collection of recyclables re-use, composting and recycling. an easy transportation to recycling rooms. The blue bag will contain information on how to / what can be recycled. 6.2 Project Description - Opt-out sticker program for “junk mail”. A waste and recycling services outline has been provided by Target Zero - Opt-out program for phone books. Waste (see attached in appendix) to provide for this two-tower project. - Suite compost bins and liners for collection of food scraps and The Residential tenants (485 units) will be provided with a waste and re- easy trasportation to compost facilities cycling room located at P1. A separate waste and recycling room for the - Compost facilities available near urban agriculture plots. Social Housing tenants (168 units) will also be provided at P1. 6.5 Facility Operations Training and Support 6.3 Site / Development Infrastructure Design The success of the Zero Waste Design and Operation Plan will depend For communal facilities, planning at the P1 parking level includes sep- on continuous oversight, education and enforcement on the part of the arate garbage and recycling rooms for both the Market Residential and designated property manager (market residential Component) and the Social Housing components. These rooms have been sized according leadership provided by the City of Vancouver who will select the manag- to the City of Vancouver Garbage and Recycling Stroage Facility Design ment services for the social housing component. Supplement. These spaces will include the following traits: - Compactors are planned for these spaces with the aim to For the Market Residential property manager, the Zero Waste Operations condense solid waste, thus reducing the frequency of vehicle Plan will ensure the following: pickups required, and in this way reducing GHG emissions. - monitor staff, contractors’ and tenants’ implementation. - Recycling facilities will be located adjacent to garbage facilties - quality control to provide easy access to garbage / landfill receptacles (twin - staff and contractor training ning). - janitorial: selection, training and oversight - Signage will be provided to ensure materials are places into the - ensure recyclables are segregated. correct containers. - minimization of toxic cleaning products. Common areas, such as lobbies and amenity spaces, will be designed to - reduction of cleaning related wastes. accommodate placement of recycling containers beside garbage contain- - tentant outreach. ers (twinning). - public awareness. For individual suites, the following provisions will help to maximize materi- al recovery rates: - An under-counter compost pail to be provided for each unit for Refer to follow page for Target Zero Waste: the collection of household organics. • Confirmation Letter - A starter-supply of degradable compost pail liners, so that • Waste and Recycling Services Outline collecting compost may be easily carried to the lower levels of the building for deposit in organics bins.
REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS 1070 Barclay Street – waste and recycling services outline
Residential (non-rental): • Tar • • This tower will have a total of 485 residential units. The waste & recycling room for this tower will be located on level P1. Waste will be collected in one, seven cubic-yard compactor, cardboard (including mixed Matthew Brock December 13, 2017 • paper) in three, three-cubic yard front-load containers and organics in one, two-cubic Development Coordinator yard container. Bosa Properties Inc. • Mixed containers will be collected in a total of twenty-five, 96-gallon totes and glass in four, 64-gallon totes. This equipment will be supplied and serviced by Recycle BC. Via Email The compactor will be collected directly from P1, the front- end containers and totes will
• be brought up to street level by a private service on collection day and taken back down Matthew, once serviced.
On collection day, the containers that are pulled up will be stored in a street level staging We have reviewed the drawings provided for the proposed development at 1070 Barclay area located on the property. At no point will any containers be stored on City of Street in Vancouver and the requirements for the collection of waste and recyclables at this Residential waste & recycling area (4Vancouver property. 85 units) location. As this project has a floor area over 45,000 square metres, the design for Category: Container type: Size Quantity: collection of waste and recyclables will be based on the rezoning policy for large sustainable developments.
Waste Compactor 7-cubic yard One The waste and recycling collection options that will be presented for this development will Cardboard (incl. paper describe the proposed zero waste strategies and alternatives, and be consistent with products) Front-load container 3-cubic yard Three current policies used by the City of Vancouver. Mixed containers Tote 96-gallon Twenty-five
Glass Tote 64-gallon Four Based on the information provided it has been determined that the space allocated for the Compostables Front-load container 2-cubic yard One collection of waste and recyclables for this mixed use development will meet the Residential (Social housing): requirements of the City of Vancouver. • • The types and quantities of collection containers required for this development will be • This tower will have a total of 162 residential social housing units. based on the City of Vancouver Garbage and Recycling Storage Facility Design Supplement. The waste & recycling room for this tower will be located on level P1. Waste will be collected in one, seven cubic-yard compactor, cardboard (including mixed The collection areas will be readily accessible to allow the containers to be pulled out on • paper) in three, three-cubic yard front-load containers and organics in one, two-cubic service days and temporarily stored in the street level staging area located on the property. yard container. At no time will any containers be stored on City of Vancouver property. Please refer to the • Mixed containers will be collected in a total of twenty-five, 96-gallon totes and glass in site plans for more details on this area. four, 64-gallon totes. This equipment will be supplied and serviced by Recycle BC. The compactor will be collected directly from P1, the front-end containers and totes will Should you require any additional information please contact us. • be brought up to street level by a private service on collection day and taken back down once serviced. Regards, On collection day, the containers that are pulled up will be stored in a street level staging area located on the property. At no point will any containers be stored on City of Residential waste & recycling area Vancouver property. (162 units) Category: Container type: Size Quantity:
Waste Compactor 7-cubic yard One Jeff Levitt Cardboard (incl. Target Zero Waste Consulting Inc. paper products) Front-load container 3-cubic yard One (604) 788-1429 Mixed containers Tote 96-gallon Eight [email protected] Glass Tote 64-gallon One Compostables REZONING Front-load container POLICY FOR SUSTAINABLE2-cubic yard LARGEOne DEVELOPMENTS
REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS 7.0 Affordable Housing 8.0 Low Carbon Energy Supply 7.1 Intent The intent is to create options for more housing affordability, types and The project’s energy requirements consist of meeting the City of choices, including housing for individuals and families that fall under the Vancouver’s Zero Emissions Building Plan, reflected in the City’s updated Housing Income Limits published by BC Housing, and purpose-built rent- Green Policy for Rezoning as of May 1, 2017. The rezoning compliance al housing for moderate income households. path chosen for this project is the Residential Low Emissions Green Buildings path, which includes building performance targets TEDI 40 7.2 Overview The West end Plan addresses the housing growing and diverse city kWh/m2, EUI of 130 kWh/m2 and GHGI of 6 kgCO2e/m2. by including provisions for a range of housing, options, including social housing. The project must also to meet the City’s Higher Buildings policy. To meet The West End Plan provides for a range of housing options to this policy, the project will be pursuing CaGBC’s Zero Carbon Building reflect the make up of this diverse community. Within certain areas Standard as a means to show leadership and in lieu of the policy’s 45% of the Plan, the provision of on-site social housing is part of new development projects. reduction in energy consumption. The Zero Carbon Standard requires the The City of Vancouver’s Housing and Homelessness Strategy building to achieve net zero carbon emissions and a TEDI target of 30 provides overall direction for addressing housing needs and kWh/m2. encourages a “housing mix across all neighbourhoods.” This includes housing options for all income levels to ensure the social and economic health of the city. The project will meet its policy and energy-related goals through following This project will make a significant community amenity contribution design features: to the city including the provision of approximately 163 social housing • The building will connect to Creative Energy’s low carbon district units that will be owned by the City and run by a non-profit. energy system with a GHG emissions factor of 0.07 kgCO2e/ekWh or lower. 7.3 Social Housing A minimum of 25% of the total FSR of the two sites will be provided • On-site solar photovoltaic panels will be installed to provide 5% of the as City-owned social housing. building’s electricity, with the remaining electricity-related emissions Approximately 162 units of social housing will be provided as a being offset by renewable energy credits. replacement of the existing market rental units. • Heat recovery for suite ventilation air and common spaces, assumed 70% efficient. 7.4 Family Units City of Vancouver policy requires a minimum amount of family units. • Triple-glazed windows, with SHGC of 0.25 and improved thermal per- Of the 481 market residential units, 25% will be two bedrooms and formance at U-0.25 (USI-1.4). 10% will be three bedrooms. A minimum of 50% of the 162 social • Low-flow fixtures for domestic water use (20% better than the BC housing units will be two bedrooms or larger and suitable for families Plumbing Code, which is required by VBBL). with children, with a minimum of 20% of all units being 3 bedrooms or larger. • High efficiency lighting (LED) throughout, except suites, including parking and common areas. 7.5 Daycare Center • 55% window to wall ratio and an effective R-value of 7 for most A daycare centre of approximately 550 m2 is located in the East opaque exterior surfaces, inclusive of all thermal bridging. tower with 460 m2 of dedicated outdoor space, accessed directly though a shared lobby. For additional detail, refer to supplemental documentation attached: Energy Model Memorandum and Preliminary Energy Model Summary Sustainable Design Strategy, prepared by Kane Consulting
REZONING POLICY FOR SUSTAINABLE LARGE DEVELOPMENTS GREEN BUILDINGS POLICY FOR MEMORANDUM REZONING
PATHWAY B - LOW EMISSIONG GREEN BUILDING TO: Bosa Properties ACTION BY: n/a
The low emissions green buildings pathway represents City priority FROM: Christian Cianfrone, M.A.Sc., P.Eng. FOR INFO OF: Design Team outcomes, establishing limits on heat loss, energy use, and greenhouse Matt Doiron, M.A.Sc., P.Eng. gases, and drawing on industry best practices to create more efficient, PLEASE RESPOND BY: PROJECT No.: healthy and comfortable homes and workplaces. n/a 1700004 RE: Barclay Development DATE: March 2, 2018 Refer to supplemental documentation attached: Preliminary Energy Model Summary • Kane Consulting - Sustainable Design Strategy P:\2017\170000400-1040 BARCLAY ST - EM SERVICES\08. WORKING\REPORTS\BARCLAY - MODELLING MEMO DRAFT-R2.DOCX • Morrison Hershfield - Energy Model Memorandum and Preliminary Morrison Hershfield has developed an energy model for the Barclay development. The results presented Energy Model Summary in this memo are reflective of the intended design direction for the project. The building includes a podium with two towers totalling approximately 65,995 m2, (plus 26,960 m2 of parking/storage) consisting for response to Reznoing Application requirements: primarily of residential units, corridors, amenity space and utility rooms. The design information available at the time of conducting the analysis included preliminary architectural drawings and renderings, and • B.1: Not Applicable discussions with the design team. Assumptions have been made on the mechanical system (see • B.2: Perfomance Limits (see Morrison Hershfield report attached attached Appendix). below) • B6.2: Embodied Emissions (see Kane Consulting Report, p. 1-4) The project’s energy requirements consist of meeting the City of Vancouver’s Zero Emissions Building Plan, reflected in the City’s updated Green Policy for Rezoning as of May 1, 2017. The rezoning • B.10: Rainwater Management Plan submitted above for response to compliance path chosen for this project is the Residential Low Emissions Green Buildings path, which RZ Policy for Sustainable Large Developments, item 5.0. includes building performance targets as described in Table 1. • Owner Commitment (see Kane report, BOSA letter attached below) The project must also to meet the City’s Higher Buildings policy. To meet this policy, the project will be pursuing CaGBC’s Zero Carbon Building Standard as a means to show leadership and in lieu of the policy’s 45% reduction in energy consumption. The Zero Carbon Standard requires the building to achieve net zero carbon emissions and a TEDI target of 30 kWh/m2.
The project will meet its policy and energy-related goals through following design features:
• The building will connect to Creative Energy’s low carbon district energy system with a GHG emissions factor of 0.07 kgCO2e/ekWh or lower.
• On-site solar photovoltaic panels will be installed to provide 5% of the building’s electricity, with the remaining electricity-related emissions being offset by renewable energy credits. • Heat recovery for suite ventilation air and common spaces, assumed 70% efficient. • Triple-glazed windows, with SHGC of 0.25 and improved thermal performance at U-0.25 (USI- 1.4). • Low-flow fixtures for domestic water use (20% better than the BC Plumbing Code, which is required by VBBL). • High efficiency lighting (LED) throughout, except suites, including parking and common areas. • 55% window to wall ratio and an effective R-value of 7 for most opaque exterior surfaces, inclusive of all thermal bridging.
GREEN BUILDING POLICY FOR REZONING According to the preliminary design and the assumptions in Appendix A, the project meets the TEDI, EUI As more detailed design information becomes available, we will update the model accordingly. and GHGI targets of the policy. More information on results are included below.
Table 1: Summary of Energy Modelling Results Regards, Annual Electricity District TEDI EUI GHGI Scenario Energy (GJ) (GJ) (kWh/m2) (kWh/m2) (ekgCO2/m2) (GJ) ZEN Targets - - - 40 130 6 M D M A E M A E EED A D CaGBC Building Energy Engineer Principal, Building Energy Practice Lead Zero - - - 30 - 0 Carbon Preliminary 13,741.8 11,089.5 24,831.3 28.4 101.0 0 Design
The following tables and graph summarizes the Energy End-use Breakdown.
Proposed Energy by End Use
We trust that this information provides the team with an understanding of the design with respect to its energy requirements. We recommend that the team review the model assumptions in Appendix A and provide feedback where assumptions may not be valid based on selected building systems and equipment.
- 2 - - 3 - GREEN BUILDING POLICY FOR REZONING Zero Emissions Building Plan Energy Checklist A A M 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 there is no information yet, please enter "N/A". The information used to develop the energy model was based on preliminary design information and is Project Information (enter all that apply) Project Address 1070 Barclay St. detailed below. Secondary Address N/A Project Working Title Barclay Rezoning Application Number N/A Rezoning Application Date N/A Development Permit Number N/A ro ose Design Building Permit Number N/A Characteristic Gross Floor Area indicated on Arch. Drawings (m²) N/A Weather an o er, BC E Climate Zone 5 Parkade Area (m²) 26,969 Building Information and Performance Limits uil ing Area 65,995 m2 l s 26,960 m2 o ar ing storage For building types with Performance Limits, enter this information in this section City-Recognized Low Targets Building Type(s) Modelled Floor Area (m²) Carbon Energy System? TEUI TEDI GHGI Sche ules NECB 2011 e les Residential High-Rise (7+ storeys) 65,557 Yes 130 40 6 Retail 438 Yes 170 21 3 Occu ancy 1,270 eo le ea o an y 000 2 For other building types, create a baseline energy model to establish a TEUI limit, and enter this information in this section 5 m ele tri al loa in s ites Building Type Modelled Floor Area (m²) lug loa s 2 1 m in amenity, lobby, storage an me ani al s a es Enter Other Building Type Baseline Model Performance Energy (kWh) Em. Factor Emissions (kgCO2e) TEUI TEDI GHGI 3 2 Total Annual Electricity Use 0.011 - Baseline: 0 N/A 0 In iltration 0.00024 m s m e terior s r a e area 0.224 in s ee Total Annual Natural Gas Use 0.185 - Target: 0 N/A 0 Total Annual District Energy Use 0.070 - ites Greater o 15 m erson an 0.35 C Total - - Corri ors 0.06 m t2 l s 20 m er s ite TEUI TEDI GHGI Total Modelled Floor Area (m²) 65,996 Whole-Building Performance Limits 130.3 39.9 6.0 Out oor Air obby 5 m er erson l s 0.06 m t2 Modelled Floor Area within 5% of Gross Floor Area? - 2 Modelled Building Performance menity 20 m er erson l s 0.06 m t Energy (kWh) Fuel Type Em. Factor Emissions (kgCO2e) TEUI GHGI 2 Interior Lighting 1,461,260 Electricity 0.011 16073.86 22.1 0.2 Par ing 0.75 m t Exterior Lighting 3,051 Electricity 0.011 33.56166 0.0 0.0 Heating 2,669,541 District Energy 0.07 186867.9 40.5 2.8 Wall alue -7.0 e i alent -1.23 Cooling 508,983 Electricity 0.011 5598.809 7.7 0.1 Pumps 34,096 Electricity 0.011 375.0575 0.5 0.0 -20.8 e i alent -3.7 or er roo Fans 697,652 Electricity 0.011 7674.175 10.6 0.1 oo alue Domestic Hot Water 936,753 District Energy 0.07 65572.7 14.2 1.0 -20.0 e i alent -3.7 or roo e o ro e te areas Plug Loads 1,064,753 Electricity 0.011 11712.28 16.1 0.2 Enter other end use here loors/So its Enter other end use here -10.0 e i alent -1.76 Enter other end use here alue Total Annual Electricity Use 3,769,795 0.011 41,468 Win o Tri le-gla ing -0.25 -1.4 , GC 0.25 Total Annual Natural Gas Use - 0.185 - Total Annual District Energy Use 3,606,294 0.070 252,441 U alue a ing as esigne Total 7,376,089 293,908 Total Electricity Generated On-Site (kWh) - % of Use 0.0% Win o Area 55 o erall Total Purchased Renewable Electricity (kWh) - % of Use 0.0% Total Purchased Renewable Natural Gas (kWh) - % of Use 0.0% Interior ighting ED lig ting t ro g o t, e e t s ites Note: purchaes renewables used to demonstrate compliance must be secured to satisfaction of AHJ Adjusted Electricity Emissions Factor (kgCO2e/kWh) 0.011 E terior ighting ss me 700 ontrolle by astronomi al lo Adjusted Natural Gas Emissions Factor (kgCO2e/kWh) 0.185 y roni o r- i e an oils t ro g o t ser e by istri t eating Total Annual Heat Demand - for TEDI (kWh) 2,636,091 39.9 kWh/m² H AC Systems Total Annual Cooling Demand - for info only (kWh) 303,223 4.6 kWh/m² an air- oole iller TEUI TEDI GHGI Modelled Whole-Building Performance 111.8 39.9 4.5 s in s ites, amenity, lobby, storage an ommer ial s a es Heat eco ery Corridor Pressurization Adjustment it ass me 70 e i ien y Number of Suite Doors Pressurized 480 Airflow for Pressurization per Door (L/s/door) 9.438948879 entilation Corri or , Par ing , menity s, s in s ites Area of Corridors Pressurized (m²) 7855.128798 Make-Up Air Fuel Type District Energy TEUI TEDI GHGI 1.2 m ans on 24 7 Make-Up Air Emissions Factor 0.07 Adjustments for Corridor Pressurization 3.5 3.5 0.2 Suite-level Metering for Space Heating No Adjustments for Suite Submetering of Heating 6.1 0.33 m or an oil ans m lti-s ee , at least min lo 24 7 Note: select yes if the energy used for heating is metered at the suite level ans 4 total stati ress re on orri or an ot er s 0.67 m Adjusted Whole-Building Performance for Compliance 114.3 36.4 4.2 Modelled Inputs 3 total stati ress re on torage s 0.5 m Modelled Above-Ground Wall Area (m²) 31,048 Wall-to-Floor Area Ratio (WFA, measure of exposure) 0.47 2 total stati or ar ing e a st 0.33 m Window-to-Wall Area Ratio (WWR) 55% Window-to-Floor Area Ratio 0.26 Average Infiltration Rate (L/s/m²fac) 0.24 100 t ea or eating ot ater loo Opaque Envelope Effective R-Value (m²K/W) 0.9 0.15 (Btu/ft²hr°R) Average Floor Edge Psi-Value (W/m°K) N/A Average Window Effective U-Value (W/m²°K) 1.40 8.0 (ft²hr°R/Btu) Avg. Window Transition Psi-Value (W/m°K) N/A um s 60 t ea or ille ater loo Occupant Density (m²/pers) 38.9 Average Lighting W/m² 3.91 Average Suite Ventilation Rate (L/s) 28.5 DHW Low-Flow Savings 20% ariable s ee m ing Average HRV Effectiveness 70% DHW Drain Heat Recovery Effectiveness N/A Distri t eating Heating System Type (fuel, plant, distribution, etc.) District heating serving hydronic 4-pipe fancoils DHW Cooling System Type (fuel, plant, distribution, etc.) Air-cooled chiller serving hydronic 4-pipe fancoils 20 i t re lo rate sa ings o er o e DHW System Type (fuel, plant, distribution, etc.) District heating Modeller Information Modeller Name Matt Doiron, M.A.Sc., P.Eng. These results have been created using the COV Energy Modelling Guidelines version: 1 Company Morrison Hershfield Ltd. Phone Number 604-454-0402 Email [email protected] ZEBP Energy Checklist v1.1 - 2017-06-06
- 4 - GREEN BUILDING POLICY FOR REZONING
B.6.2 – Embodied Emissions
General Assessment Information
The purpose of this report is to provide the background information required for submittal of preliminary embodied emission calculations as part of the rezoning application for the proposed Path B – Low Emissions Green Buildings project at 1070 Barclay St., Vancouver. The results presented were generated using the Athena Impact Estimator for Buildings software. The building complex was modelled using a combination of material quantities imported into the software and as well as its “Assembly”1 input dialogs. General information on the assessment B.1 – LEED Gold not applicable Project Name 1070 Barclay St.
B.2 – Performance Limits: Assessor Matt Bowick, Principal, Bowick Consulting Ltd. B.6.2 – Embodied Emissions: n/a Verifier (optional) Internal External
Date of assessment November 20, 2017 B.10 – Site IRMP and Green Infrastructure (See Rezoning Policy for Sustainable Large Developments, Schematic Design Construction 5.0 Rainwater Management) Owner Commitment: Assessment timing Design Development Operations & Maintenance
Construction Documents End of Life Separate Files:
Whole-building LCA Results
B.2 Proposed Life Cycle Assessment Impact Measures Units 2 B.2 Building B.10 35,157,220 kg CO2 2 Global warming potential 543 kg CO2/m 2 9.06 kg CO2/m /yr
Optional metrics Stratospheric ozone depletion 0.251 kg CFC-11
Acidification of land and water 194,454 kg SO2 Eutrophication 14,675 kg N Tropospheric ozone formation 3,719,693 kg O3 Depletion of non-renewable energy resources 356,180,414 MJ 1 The “Assembly” dialogs modeling approach is intended for use during early project phases when not all design elements have been formalized. Please note that the building bill of materials calculated for structural elements is based on rules-of-thumb and should be viewed as an estimation. 2 2 Where relevant, m refers to above grade floor area
1
GREEN BUILDING POLICY FOR REZONING
Assessment Scope Project Description
The functional equivalent of the building assessed Summary description of the assumed proposed building design3
Building type High-rise multi-unit residential 2 1070 Barclay St. is a proposed multi-unit residential complex with ± 65,000 m above grade Technical: 2012 British Columbia Building Code, Green Building gross floor area. The complex is comprised of a four-storey (plus mezzanine) podium structure Policy for Rezoning – Process and Requirements. with two towers projecting a further 44 storeys above (total of 48 floors). The complex includes Technical and functional Functional: 70 social housing units, 42 studios (35-40 m2), 158 1- seven below grade parking levels and elevator/stair cores at the interior of each tower. requirements 2 2 2 BR (45-65 m ), 208 2-BR (70-105 m ), 3-BR (105-135 m ), and 20 penthouse units (185 m2). Resident parking and common spaces. The complex is a concrete structure which includes 300mm floor and roof slabs supported by 600mm x 600mm columns at the tower corners, and 1000mm x 400mm, 1000mm x 500mm, Pattern of use Typical for the functions provided. and 1000mm x 600mm columns between corners (larger columns are found at lower levels). Required service life 60 years (assumed, no required service life) The slabs are additionally supported by the concrete cores at the interior of the towers. The elevator/stair cores are comprised of 1000mm, 750mm, 300mm and 250mm thick walls. The Other information (optional) n/a below grade parking structure is assumed to be 300mm thick slabs supported by columns and the interior cores, along with a 750mm thick concrete perimeter wall. Construction elements are included in the object of assessment. The foundation design has yet to be defined. For the purpose of this assessment, the A1010 Standard Foundations B2010 Exterior Walls C1020 Interior Doors foundation is assumed to be comprised of a 1000m thick reinforced concrete footing which extends the entire footprint of the parking structure. A1020 Special Foundations B2020 Exterior Windows C2010 Stair Construction The perimeter wall envelope generally consists of a mix of curtain wall and window wall glazing systems (82%). Spandrel sections are insulated with R20 batts. Other sections of the building A1030 Slab on Grade B2030 Exterior Doors C2020 Stair Finishes are enclosed by an R-20 insulated stone clad wall system. The roof envelopes (including balcony and terrace areas above interior spaces) are assumed to be conventional 2-ply SBS A2020 Basement Walls B3010 Roof Coverings C3010 Wall Finishes membrane, with 250 mm polyisocyanurate insulation. B1010 Floor Construction C3020 Floor Finishes B3020 Roof Openings Proposed measures that will be explored during design to reduce embodied emissions. C1010 Partitions B1020 Roof Construction C3030 Ceiling Finishes
Assessment system boundary § Selection of lower impact concrete mixes including those that contain supplementary cementitious materials (SCMs) such as fly ash. C1 De-construction § Refinement of the concrete structural design, including slab and wall thicknesses, and the A1 Raw material supply B2 Maintenance demolition foundation design. § Investigations on the use of different envelope products, including cladding, glazing, and A2 Transport B3 Repair C2 Transport insulation alternatives.
A3 Manufacturing C3 Waste Processing Please note: since this assessment is based on a schematic design and material quantification B4 Replacement rules-of-thumb, the assessment conducted for building permit may be of higher impact. A4 Transport B5 Refurbishment C4 Disposal
A5 Construction-installation B6 Operational Energy process
B1 Use B7 Operational Water 3 Please note that the assumed building complex design is schematic and subject to change
2 3
GREEN BUILDING POLICY FOR REZONING
LCA Software Summary
General Information 1 Proposed Life Cycle Building Bill of Materials Unit Building #15 Organic Felt 19,703.428 m2 Report template generated by 1/2" Moisture Resistant Gypsum Board 3,327.005 m2 5/8" Regular Gypsum Board 6,040.133 m2
Aluminum Extrusion 349.011 Tonnes Software version 5.2.0119 Concrete Benchmark 5000 psi 47,902.050 m3 EPDM membrane (black, 60 mil) 12,843.597 kg Date this report was created November 20, 2017 FG Batt R11-15 106,121.511 m2 (25mm) 1.118 Software Data Sources Galvanized Sheet Tonnes Galvanized Studs 21.846 Tonnes Scenarios used in this assessment come from databases Life Cycle Scenarios Glass Facer 6,351.555 m2 maintained by the Athena Sustainable Materials Institute. Glazing Panel 1,105.376 Tonnes Modified Bitumen membrane 76,369.023 kg LCI data used in this assessment is from the Athena LCI Life Cycle Inventory (LCI) 7,567.004 database and is compliant with ISO 14040 and ISO 14044. Natural Stone m2 Polyiso Foam Board (unfaced) 54,336.463 m2 (25mm) Life Cycle Impact Assessment Rebar, Rod, Light Sections 5,675.190 Tonnes TRACI v2.1 (LCIA) method Roofing Asphalt 67,148.917 kg Screws Nuts & Bolts 10.888 Tonnes See the software's User Manual and Transparency Document for further information on data sources. Spandrel Panel 105.896 Tonnes 1 includes materials lost, cut-offs, etc. during construction
LCA Software Inputs
Project Information Proposed Building
Project Location Vancouver Units SI Building Type Multi Unit Owner Occupied Building Life Expectancy (i.e. reference study period) 60 Building Height (m) 140.3 Gross floor area (m2) 64,710
4
GREEN BUILDING POLICY FOR REZONING 5
ne ommi men
GREEN BUILDING POLICY FOR REZONING
GENERAL POLICY FOR HIGHER For additional detail, refer to supplemental documentation attached in BUILDINGS the previous section of this package, Green Building Policy for Rezoning: • Energy Model Memorandum and Preliminary Energy Model Summary 1.0 Intent • Sustainable Design Strategy, prepared by Kane Consulting These guidelines are to be used in conjunction with all applicable Official Development Plans for buildings seeking approval for significant addition- 3.0 Project Description al height above current zoning and policy, or for those entering into the 1070 Barclay is located within the Burrard Corridor where, as per the Queen Elizabeth View Corridor. The intent of these guidelines is to mark General Policy for Higher Buildings, the tallest buildings shall achieve a the prominence of the Central Business District in our downtown skyline, height of between 500-700’. See Area Map for Burrard Corridor attached while also providing opportunities for strategically placed height at two (Rezoning Booklet p.11) prominent bridge “gateways” to mark the entry into downtown from the Burrard and Granville Bridges. 4.0 Rezoning Response to West End Community Plan The West End Community forms the most extensive development policy 2.0 Strategy for the long-term vision and growth of the areas that has been adopted by To meet the General Policy for Higher Buildings, the project will be the City in recent years. Some of the West End Plan guiding principles pursuing CaGBC’s Zero Carbon Building Standard as a means to applicable to the General Policy for Higher Buildings are included in the show leadership and in lieu of the policy’s 45% reduction in energy attached Rezoning Booklet pages 12 and 13. consumption. The Zero Carbon Standard requires the building to achieve net zero carbon emissions and a TEDI target of 30 kWh/m2. 5.0 Rezoing Application - Building Heights, Context, Views and Shadows The following sheets from the Rezoning Application Package have been The project will meet its policy and energy-related goals through following included to illustrate 1070 Barclay’s compliance with City of Vancouver design features: regulations with regard to: • The building will connect to Creative Energy’s low carbon district • building heights and view cones (RZ Booklet p.25 - 29) energy system with a GHG emissions factor of 0.07 kgCO2e/ekWh or • and shadow encroachment. (RZ Booklet p.92 - 95) lower. • On-site solar photovoltaic panels will be installed to provide 5% of the 6.0 Microclimate Effect building’s electricity, with the remaining electricity-related emissions See Wind Study attached at the end of this submission, prepared by being offset by renewable energy credits. GWE, Gradient Wind Engineering Inc. • Heat recovery for suite ventilation air and common spaces, assumed 70% efficient. • Triple-glazed windows, with SHGC of 0.25 and improved thermal per- formance at U-0.25 (USI-1.4). • Low-flow fixtures for domestic water use (20% better than the BC Plumbing Code, which is required by VBBL). • High efficiency lighting (LED) throughout, except suites, including parking and common areas. • 55% window to wall ratio and an effective R-value of 7 for most opaque exterior surfaces, inclusive of all thermal bridging.
GENERAL POLICY FOR HIGHER BUILDINGS BURRARD CORRIDOR
The West End
The West End is a vibrant walkable neighbourhood known for its diverse architectural styles, urban streets and world-class parks and beaches. The West End has over 43,000 residents, 23,000 jobs, and millions of annual visitors. Burrard St Thurlow St
Burrard Corridor
1070 Barclay is located within the Burrard Corridor - an area designated in GEORGIA CORRIDOR the West End plan for new growth through increased heights and densities. The scale of the proposal corresponds to what is permitted in the plan.
Haro St 1070 BARCLAY ST The West End Plan separates the Burrard Corridor into four areas designated Barclay St with maximum building heights.
Nelson St Area E: 550ft (167.6m) E Area F: 375ft (114.3m) Comox St Area G: 300ft (91.4m)
Pendrell St The Project is located in Area E. F Davie St
Burnaby St G Harword St BURRARD CORRIDOR WEST END Pacific St
11 GENERAL POLICY FOR HIGHER BUILDINGS WEST END PLAN
West End Community Plan
The West End Community Plan forms the most extensive development policy for the long-term vision and growth of the area that has been adopted Georgia Corridor Robson Village by the City in recent years. The plan incorporates and complements other City efforts, such as those being made regarding liveability, affordability, environmental sustainability, economic vitality, and other improvements to Nelson Slopes Neighbourhood Nelson Plateau Neighbourhood the well-being of Vancouver residents, while understanding that increased density and mixed activity are crucial for the sustained growth of the area. 1070 Barclay
The plan provides a clear but exible framework to guide positive change, Burrard Corridor development and public bene ts in the West End, considering long-range and shorter-term goals. It focuses on neighbourhood character, housing, Davie Village local business, heritage, transportation, and parking, and provides the framework to guide positive change in the neighbourhood. With extensive input from the community, the West End Plan was adopted in 2013. Lower Robson Some of the West End Plan guiding principles applicable and relevant to this project include:
Reinforce the dome-shaped skyline New development opportunity should reinforce the legibility of the downtown’s recognized dome-shaped skyline when viewed from longer distances. Appropriate form and scale to “ ll the gaps” can strengthen the image of the city.
Strengthen the Urban Frame Recognize the Thurlow-Burrard and Georgia-Alberni corridors as two edges of an “urban frame” to the lower existing scale of the West End. Intensify these corridors towards greater clarity, and contrast with, the established neighbourhoods.
Recognize Transitional Role in Form and Scale Form and scale to “ ll the gaps” can strengthen the image of the city.
Overall Direction Strategically locate opportunities for new growth through increased heights and densities along the Georgia and Burrard Corridors and in Lower Robson Lower Davie to help deepen housing affordability and to contribute public bene ts. The Georgia and Burrard Corridors will accommodate additional job space and Beach Neighbourhood housing, close to transit, local services and amenities, which help meet the Denman Village needs of the community.
West of Denman neighbouhood
Image from West End Community Plan Directions Information Booklet. Shown in Blue is the development potential for key areas of the West End Plan
12 | 1070 Barclay Street GENERAL POLICY FOR HIGHER BUILDINGS WEST END PUBLIC BENEFITS AND IMPLEMENTED POLICIES
West End Community Public Bene t Strategy PRINCIPLES PROPOSED
The Public Bene ts Strategy provides direction for future amenities and Achieve a green, environmentally The 1070 Barclay proposal integrates sustainable strategies for passive and infrastructure projects in the community over the next 30 years. sustainable urban pattern active energy saving, and is on target to meet the requirements of the policy.
The Strategy addresses the renewal and improvement of public facilities and amenities by strategically locating growth and development, in order to meet the needs of the growing community. Support a range of affordable The proposal includes 25% social housing units, with 30% two bedroom housing options to meet the diverse and 20% three bedroom or more, designed in accordance with the High needs of the community Density Housing for Families with Children. Market units will also have 25% two bedroom units and 10% three bedroom units or more.
Foster a robust, resilient economy The addition of 643 housing units for the growing West End neighbourhood helps support local businesses within the community, thanks to its public and residential amenities.
Enhance culture, heritage and The design of the two towers presents a distinctive silhouette that engages creativity in the city the space of the city and activates the skyline by creating a Vertical Village between Robson and Davie, with an adequate scale to its surroundings
Provide and support a range of Located in one of Vancouver’s most urban communities, 1070 Barclay sustainable transportation options is within walking distance to a vast array of nearby shops, services and amenities, in a scale adequate to its surroundings.
Protect and enhance public open The design of the building allows for an open public courtyard for residents spaces, parks and green linkages and citizens alike, as well as invigorated urban permeability and a wide green through-block linkages.
Foster resilient, sustainable, safe The 1070 Barclay urban courtyard contributes to the community’s network and healthy communities of lively green public spaces, while the daycare serves a close, shared and integrative community.
13 GENERAL POLICY FOR HIGHER BUILDINGS BUILDING HEIGHTS OVER BASE SURFACE
POINT C B.G. B.G. POINT D +41.98m +40.66m +37.83m +36.37m
B.G. POINTPOINT ON BASE ON SURFACE BASE SURFACE POINTPOINT ON BASE ON SURFACE BASE SURFACE B.G. +41.38 +38.73 +42.60m MAXIMUM HEIGHT TO +41.38m MAXIMUM HEIGHT TO +38.73m +37.36m +136.72mTOP OF PARAPET [449ft] TOP+139.60m OF PARAPET [458ft] FROM BASE SURFACE FROM BASE SURFACE MAXIMUM+136.72 HEIGHT +139.60MAXIMUM HEIGHT TO[GEODETIC TOP HEIGHT OF 178.10] [GEODETICTO TOP HEIGHT OF 178.33] PARAPET FROM PARAPET FROM BASE SURFACE BASE SURFACE
POINT A B.G. B.G. POINT B +43.65m +43.16m +40.97m PROPERTY LINE +39.84m
25 GENERAL POLICY FOR HIGHER BUILDINGS APPLICABLE VIEW CONE
We believe the statement below from the General Policy for Higher Buildings applies directly to the proposed design for the 1070 Barclay site: ‘All Higher Buildings must establish a signi cant and recognizable new benchmark for architectural creativity and excellence, while making a signi cant 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. All Higher Buildings must signi cantly 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. An enhanced review for buildings with a proposed height of 550’ or more will include two international design experts joining the panel in addition to the SITE 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.
View Cone Maximum Map Geodetic location ID Name Elevation A 12.1.1 Granville Bridge to Crown/Grouse 121.695m B 12.1.1 Granville Bridge to Crown/Grouse 121.969m C 3.2.1 Queen Elizabeth to the Downtown skyline and North Shore mountains 123.201m D 3.2.1 Queen Elizabeth to the Downtown skyline and North Shore mountains 143.345m E 3.2.1 Queen Elizabeth to the Downtown skyline and North Shore mountains 143.384m F 3.2.1 Queen Elizabeth to the Downtown skyline and North Shore mountains 143.247m G 3.2.1 Queen Elizabeth to the Downtown skyline and North Shore mountains 143.110m H 3.2.1 Queen Elizabeth to the Downtown skyline and North Shore mountains 143.042m I 3.2.1 Queen Elizabeth to the Downtown skyline and North Shore mountains 142.956m J 3.2.1 Queen Elizabeth to the Downtown skyline and North Shore mountains 143.025m K 3.2.1 Queen Elizabeth to the Downtown skyline and North Shore mountains 143.267m L 3.2.1 Queen Elizabeth to the Downtown skyline and North Shore mountains 143.267m
955 1075 1010 View Cone
955 1063 VC12.1.1 12.1.1 E View Cone 1067 D Thurlow StreetC 3.2.1 1080
1047 1115 B F Queen Elizabeth
Barclay Street A L 1070 Park
998 1060 G K Charleson Seawall 1079 H
1040
1040 1059 J
1028 1045 Laurel Landbridge Nelson Street I
1068 1025 1021 City of Vancouver - Preliminary View Cone Calculation
26 | 1070 Barclay Street GENERAL POLICY FOR HIGHER BUILDINGS BUILDING HEIGHT RESTRICTION
T.o.P. 136.72 [449ft] T.o.P. 139.60m [458ft] TW TE (Geodetic Height 178.10m) (Geodetic Height 178.33)
45 45
40 40
35 35
30 30
25 25
VIEWCONE 12.1.1 121.695 m [399ft] 20 20 (Geodetic Height)
15 15
10 10
5 5
1M 1M 1 1
View Cone Restriction BUTE STREET THURLOW STREET BURRARD STREET HORNBY STREET Viewcone 12.1.1 affecting minor parts of the South-West Corner of the West Tower.
TW: T.o.P. 136.72 [449ft] TE: T.o.P. 139.60m [458ft] TW: (Geodetic Height 178.10m) 45 TE: (Geodetic Height 178.33m)
40
35
30
25
20
15
10 ROBSON STREET ROBSON
5 North Line Sidewalk
1M 1 COMOX STREET Shadow Restriction NELSON STREET LANE STREET BARCLAY HARO STREET ROBSON STREET Building height is restricted by the shadow cast to the North Robson street sidewalk on 4pm Equinox. 27 GENERAL POLICY FOR HIGHER BUILDINGS SURROUNDING BUILDING HEIGHTS
One Wall Center 95.5 m Davie Village 149.8 m 4 313 ft 491 ft
969 Burrard Street 167.6 m 2 550 ft
39 m 128 ft Future Tower 167.6 m 1 550 ft
Patina Tower 10 m 121 m 3 64 m 33 ft 396 ft 210 ft
95 m 1 Future Tower 2 969 Burrard Street 312 ft 167.6m (550 ft) 167.6m (550 ft) PROPOSED PROPOSED 22 m 72 ft 58 m 190 ft
65 m 213 ft 5 m 16 ft
14 m 46 ft Barclay Street
Robson Village Thurlow Street
15 m 49 ft
3 Patina Tower 4 One Wall Centre 120.7m (395.9 ft) 149.8m (491 ft) EXISTING EXISTING
28 | 1070 Barclay Street GENERAL POLICY FOR HIGHER BUILDINGS BUILDING HEIGHTS IN CONTEXT
TW: T.o.P. 136.72 [449ft] TE: T.o.P. 139.60m [458ft] TW: (Geodetic Height 178.10m) TE: (Geodetic Height 178.33m) PROPERTY LINE PROPERTY LINE PROPERTY HARO STREET STREET BARCLAY LANE NELSON STREET COMOX STREET STREET DAVIE BURNABY STREET HARWORD STREET WEST GEORGIA STREET ROBSON STREET Thurlow Elevation
T.o.P. 139.60m [458ft] T.o.P. 136.72 [449ft] TE TW (Geodetic Height 178.33) (Geodetic Height 178.10m) PROPERTY LINE PROPERTY PROPERTY LINE PROPERTY THURLOW STREET BUTE STREET JERVIS STREET HORNBY STREET BURRARD STREET
Barclay Elevation
29 GENERAL POLICY FOR HIGHER BUILDINGS SUMMER SOLSTICE JUNE 21
10:00 AM 12:00 AM 2:00 PM 4:00 PM
92 | 1070 Barclay Street GENERAL POLICY FOR HIGHER BUILDINGS SPRING EQUINOX MARCH 20
10:00 AM 12:00 AM 2:00 PM 4:00 PM
93 GENERAL POLICY FOR HIGHER BUILDINGS IMPACT OF NELSON PARK SUMMER SOLSTICE_10.00 AM
NELSON PARK
94 | 1070 Barclay Street GENERAL POLICY FOR HIGHER BUILDINGS IMPACT ON ROBSON STREET SPRING EQUINOX_ 4:00PM
NORTH ROBSON SIDEWALK
95 GENERAL POLICY FOR HIGHER BUILDINGS
Table 1: Predicted Peak 50‐year Return Period Base Moments and Shears 1, 2 1070 BARCLAY ST ‐ TOWERS 1 AND 2, VANCOUVER, BC Structural Damping Ratio = 0.020 DESKTOP STRUCTURAL WIND LOADS AND BUILDING MOTIONS Tx = 6.487 s, Ty = 5.273 s, Tz = 3.235 s Study Parameters Building Base Moments Base Shears Building Height (ft) 463.5 (× 105 kip‐ft) (× 103 kip)
Number of Occupied Floors1 49 Mx My Mz Fx Fy Period Tx (sec) 6.487 (Frequency = 0.154 Hertz) Tower 1 Period Ty (sec) 5.273 (Frequency = 0.190 Hertz) 2.87 4.41 0.20 1.42 0.98 (Northwest) Period Tz (sec) 3.235 (Frequency = 0.309 Hertz) Tower 2 Structural Damping Ratio 0.015, 0.020 3.03 3.93 0.20 1.27 1.04 (Southeast) Date of Results October 6, 2017 Notes: Comments: 1. Results represent specified loads, which should be used with load factors as specified in NBC 2010 and BCBC 2012. 1. A desktop assessment of wind loads and building motions has been performed for Tower 1 and Tower 2 of 2. See Figure 1 for the coordinate system axes. Barclay Street development based on code‐based estimations and Gradient Wind’s in‐house experience with 3. 50‐year return period wind loads are predicted based on 50‐year return period wind pressure other buildings in Vancouver, using structural data provided by Glotman Simpson Consulting Engineers in of 0.45 kPa for Vancouver according to NBC 2015 and BCBC 2012. September 2017. Tower 1 and Tower 2 are respectively located at northwest and southeast of the development 4. The coordinate system used is close to the average center of mass of typical floors in the site. structural data provided by Glotman Simpson in September 2017. 2. Accelerations are estimated to be moderate for both Tower 1 and Tower 2; peak 10‐year return period accelerations of both towers are estimated to fall within a range of 14 to 16 milli‐g for a 0.015 structural damping ratio, which falls below the acceptable level of 18.0 milli‐g based on the industry guidelines1. Moderate responses are estimated due to the non‐uniform building geometry along the vertical elevation, which will disturb strong vortex shedding formation, and due also to wind protection provided by the upstream urban development for predominant west northwesterly winds in Vancouver. Tower 1 will interfere with Tower 2 for relatively frequent northwesterly winds, however, overall effects will remain similar for both towers. 3. For both towers, base moment and base shear in the y‐direction2 are estimated to fall between urban and suburban exposure in the relevant building codes4, 5. ln the x‐direction, base shear is estimated to fall near urban exposure and base moment falls close to suburban exposure. Base torques are estimated fall close to urban exposure. Directional distribution of wind loads will be slightly different between the two towers due to the locations and the interference effects, however, overall resultant wind loads will be similar. 4. Table 1 summarizes base shear forces and moments; Table 2 summarizes resultant accelerations; Table 3(a) and Table 3(b) summarize the 50‐year return period floor‐by‐floor wind loads for the strength design of Tower 1 and Tower 2 respectively; Table 4 provides the recommended load combination factors applicable to Table 3(a) and Table 3(b). 5. Wind loads estimations are based on 50‐year return period wind pressure of 0.45 kPa for Vancouver according to NBC 2015 and BCBC 2012; accelerations are estimated based on the wind speed data measured for the recent 40‐year period at Vancouver International Airport, with exposure corrections made for the project site. Notes: 1. International Standards Organization (ISO) 6897‐1984: Guidelines for the evaluation of the response of occupants of fixed structures, especially buildings and off‐shore structures, to low‐frequency horizontal motion (0.063 to 1 Hertz). 2. See Figure 1 for the definition of the coordinate axes. 3. Urban exposure is no longer available since NBC 2010. 4. NBC 2015. 5. BCBC 2012.
‐ 1 ‐ 2 GENERAL POLICY FOR HIGHER BUILDINGS
Table 2: Tower 1 and Tower 2: Estimated 10‐year Return Period Table 3(a): Tower 1 ‐ Estimated Effective Static Wind Loads at Each Level Peak Resultant Accelerations1 (g×10‐3)2 Corresponding to 50‐Year Base Moments for Strength Design at the Top Continuously Occupied Level (49th floor) Structural Damping Ratio 0.020 Tx = 6.487 s, Ty = 5.273 s, Tz = 3.235 s Tx = 6.487 s, Ty = 5.273 s, Tz = 3.235 s
Height Fx Fy Mz LEVEL Resultant Acceleration ISO 3 Criteria ft kip kip kip‐ft 50 463.49 53.2 33.1 543.0 49* 452.82 59.7 38.0 600.7 14 – 16 18.0 48 442.16 71.7 46.9 825.6 47 431.50 56.9 36.2 600.7 Notes: 46 420.84 53.0 33.4 593.2 th 1. Acceleration estimated at 50 floor, which corresponds to the top continuously occupied level 45 411.34 51.0 32.1 586.9 2. g × 10‐3 equivalent to milli‐g. 44 401.84 49.9 31.4 586.9 3. International Standards Organization (ISO) 6897‐1984: Guidelines for the evaluation of the response of occupants of fixed structures, especially buildings and off‐shore structures, to low‐ 43 392.34 48.6 30.7 586.9 frequency horizontal motion (0.063 to 1 Hertz). 42 382.84 47.5 29.9 586.9 41 373.35 46.2 29.2 586.9 40 363.85 45.0 28.4 586.9 39 354.35 43.8 27.7 586.9 38 344.85 42.6 27.0 586.9 37 335.35 41.4 26.2 586.9 36 325.86 40.1 25.5 586.9 35 316.36 38.9 24.8 586.9 34 306.86 37.7 24.0 503.0 33 297.36 36.4 23.3 503.0 32 287.86 35.2 22.6 503.0 31 278.37 34.0 21.9 503.0 30 268.87 32.8 21.2 503.0 29 259.37 31.5 20.5 503.0 28 249.87 30.3 19.8 503.0 27 240.37 29.1 19.1 503.0 26 230.88 27.9 18.4 503.0 25 221.38 26.7 17.8 419.2 24 211.88 25.5 17.1 419.2 23 202.38 24.3 16.5 419.2 22 192.88 23.2 15.9 419.2 21 183.39 22.0 15.3 419.2 20 173.89 19.9 14.0 415.3 19 165.23 18.6 13.5 329.6 18 156.56 17.6 13.0 329.6 17 147.90 16.6 12.6 329.6 16 139.24 15.5 12.2 329.6 15 130.58 14.5 11.8 247.2 Note: * Top continuously occupied level ...continued
‐ 3 ‐ 4 GENERAL POLICY FOR HIGHER BUILDINGS
Table 3(a) (cont.): Tower 1 ‐ Estimated Effective Static Wind Loads at Each Level Table 3(b): Tower 2 ‐ Estimated Effective Static Wind Loads at Each Level Corresponding to 50‐Year Base Moments for Strength Design Corresponding to 50‐Year Base Moments for Strength Design Structural Damping Ratio 0.020 Structural Damping Ratio 0.020 Tx = 6.487 s, Ty = 5.273 s, Tz = 3.235 s Tx = 6.487 s, Ty = 5.273 s, Tz = 3.235 s
Height Fx Fy Mz Height Fx Fy Mz LEVEL LEVEL ft kip kip kip‐ft ft kip kip kip‐ft 14 121.92 13.5 11.4 247.2 50 463.49 47.2 34.7 543.0 13 113.26 12.5 11.0 247.2 49* 452.82 53.0 39.9 600.7 12 104.60 11.6 10.7 247.2 48 442.16 63.8 49.4 825.6 11 95.94 10.6 10.4 164.8 47 431.50 50.6 38.0 600.7 10 87.27 9.7 10.1 164.8 46 420.84 47.1 35.1 593.2 9 78.61 8.8 9.8 164.8 45 411.34 45.3 33.8 586.9 8 69.95 7.9 9.5 164.8 44 401.84 44.3 33.0 586.9 7 61.29 7.1 9.2 82.4 43 392.34 43.2 32.2 586.9 6 52.63 6.3 9.0 82.4 42 382.84 42.2 31.5 586.9 5 43.97 5.4 8.8 82.4 41 373.35 41.1 30.7 586.9 4 35.31 4.9 8.8 82.4 40 363.85 40.1 29.9 586.9 3 26.64 4.9 9.1 29.7 39 354.35 39.0 29.2 586.9 2 17.15 7.8 11.6 16.5 38 344.85 37.9 28.4 586.9 1,420.0 980.0 20,000.0 37 335.35 36.8 27.6 586.9 36 325.86 35.7 26.9 586.9 35 316.36 34.7 26.1 586.9 34 306.86 33.6 25.4 503.0 33 297.36 32.5 24.6 503.0 32 287.86 31.4 23.9 503.0 31 278.37 30.3 23.1 503.0 30 268.87 29.2 22.4 503.0 29 259.37 28.2 21.7 503.0 28 249.87 27.1 21.0 503.0 27 240.37 26.0 20.3 503.0 26 230.88 25.0 19.6 503.0 25 221.38 23.9 18.9 419.2 24 211.88 22.9 18.2 419.2 23 202.38 21.8 17.6 419.2 22 192.88 20.8 16.9 419.2 21 183.39 19.7 16.3 419.2 20 173.89 17.9 15.0 415.3 19 165.23 16.8 14.4 329.6 18 156.56 15.9 14.0 329.6 17 147.90 14.9 13.5 329.6 16 139.24 14.1 13.1 329.6 15 130.58 13.2 12.7 247.2 Note: * Top continuously occupied level ...continued
‐ 5 ‐ 6 GENERAL POLICY FOR HIGHER BUILDINGS
Table 3(b) (cont.): Tower 2 ‐ Estimated Effective Static Wind Loads at Each Level Table 4: Tower 1 and Tower 2 ‐ Load Combinations Corresponding to 50‐Year Base Moments for Strength Design Structural Damping Ratio 0.020 Load Case X‐Axis (%) Y‐Axis (%) Z‐Axis (%) Tx = 6.487 s, Ty = 5.273 s, Tz = 3.235 s 1 +100 +35 +35 Height Fx Fy Mz LEVEL ft kip kip kip‐ft 2 +100 +35 ‐35 14 121.92 12.3 12.3 247.2 3 +100 ‐35 +35 13 113.26 11.4 11.9 247.2 12 104.60 10.6 11.6 247.2 4 +100 ‐35 ‐35 11 95.94 9.7 11.2 164.8 5 ‐100 +35 +35 10 87.27 8.9 10.9 164.8 9 78.61 8.1 10.7 164.8 6 ‐100 +35 ‐35 8 69.95 7.4 10.4 164.8 7 ‐100 ‐35 +35 7 61.29 6.6 10.1 82.4 6 52.63 5.9 9.9 82.4 8 ‐100 ‐35 ‐35 5 43.97 5.2 9.7 82.4 9 +40 +100 +35 4 35.31 4.7 9.7 82.4 3 26.64 4.8 10.1 29.7 10 +40 +100 ‐35 2 17.15 7.3 12.7 16.5 1,270.0 1,040.0 20,000.0 11 ‐40 +100 +35 12 ‐40 +100 ‐35 13 +40 ‐100 +35
14 +40 ‐100 ‐35
15 ‐40 ‐100 +35
16 ‐40 ‐100 ‐35
17 +50 +45 +70
18 +50 ‐45 +70
19 ‐50 +45 +70
20 ‐50 ‐45 +70
21 +50 +45 ‐70
22 +50 ‐45 ‐70
23 ‐50 +45 ‐70
24 ‐50 ‐45 ‐70
Notes: 1. ‘X‐Axis (%)’ refers to Fx forces and My moments; 2. ‘Y‐Axis (%)’ refers to Fy forces and Mx moments; 3. ‘Z‐Axis (%)’ refers to torsion, Mz;
‐ 7 ‐ 8 GENERAL POLICY FOR HIGHER BUILDINGS GENERAL POLICY FOR HIGHER BUILDINGS