TOWER RENEWAL AND THE KEN SOBLE TOWER ENERPHIT FACADES + TORONTO 2019 10 11
Progressive Planning
CONTEXT: NATIONAL HOUSING STRATEGY
CONTEXT NATIONAL HOUSING STRATEGY
KEN SOBLE TOWER TRANSFORMATION FCM GREEN MUNICIPAL FUND INITIAL REVIEW FORM: FEASIBILITY STUDY FEBRUARY 28 2017
JOSHUA MONK VANWYCK CONSULTING
KEN SOBLE TOWER TRANSFORMATION
Eco-Retrofits (70% GHG Reductions)
Social & Economic Life
Neighbourhood Transformations
INTERNATIONAL RESEARCH PROGRAM Global
POLICY DEVELOPMENT
understanding the tower Landscape
TOWER RENEWAL RESOURCE GUIDE 02 DECEMBER 2016 - PREPARED FOR IESO
COMFORT & COOLING 02 DECEMBER 2016 - PREPARED FOR IESO
ReseaRch BRief cataloguing vaRiation among ggh toweRs
TOWER RENEWAL FINANCIAL INSTRUMENT RESEARCH BRIEF
Photo courtesy of Jesse Colin Jackson
Photo courtesy of Jesse Colin Jackson
Working Together Toward Stronger Tower Neighbourhoods
ONTARIO RETROFITS TODAY ISOLATED REHABILITATION MEASURES
DEFINING BUILDING RETROFITS
10% GHG Reduction
30% 70% 30%90% 10% 30% 10% 30% 10%70% 70% 90% 70% 90% GHG Reduction
LEVEL 00 – BUSINESS AS USUAL BASELINE (0-10% GHG REDUCTIONS)
GHG GHG Reduction Reduction
GHGGHG GHG GHG Reduction Reduction Reduction Reduction
LEVEL 00+ – MODEST GHG REDUCTIONS (30%)
GHG GHG GHG GHG ReductionReduction Reduction Reduction
GHG GHG Reduction Reduction
LEVEL 01 – MAXIMIZE GHG REDUCTIONS (70%) - RECOMMENDED THRESHOLD FOR ENTRY
GHG Reduction
90% GHG Reduction
Fully Moderniaztion building
LEVEL 02 – MAXIMIZE GHG REDUCTIONS (90%) USING BEST IN CLASS TECHNOLOGY, AND PERFORM IN-SUITE UPGRADES
Mod b
BEST IN CLASS PRACTICE IN QUALITY HOUSING LINKING HOUSING QUALITY OUTCOMES
TOWER RENEWAL PARTNERSHIP
TO
KEN SOBLE TO
RETROFITS
Best in Class EcoRetrofit to Ensure Comfort and Safety.
Tenant comfort
With upgrades to:
Thermal controls Ventilation: Maintaining air chang natural ventilation
Adequate ventilation
Interior Comfort: Passive or ligh preventing overheating
Life safety measures
Temperature Controls: The abilit and maximum indoor air tempera
Community connectivity
Safety Measures: Fire alarm sys and the use of non-combustible m
Climate resilience
ADVANCING RETROFITS IN THE CANADIAN MARKET ADVANCING BUILDING RETROFITS
SOLUTIONS LAB CONDUCTING RETROFITS IN OCCUPIED APARTMENT BUILDINGS PROGRESS REPORT 1 (PHASES 1, 2 & 3) SEPTEMBER 23, 2019
PROGRESS REPORT 2 SEPTEMBER 30, 2019
Photo courtesy of Jesse Colin Jackson
Photo courtesy of Jesse Colin Jackson
TOWER RENEWAL PARTNERSHIP
Global Opportunities & Solutions
BEST PRACTICE PARTNERS
TOWER RENEWAL PARTNERSHIP
LINKING HOUSING QUALITY TO RETROFITS SUMMARY OF CANADIAN AND GERMAN BASE STANDARDS S TA N D A R D S * (FOR LARGE BUILDINGS) CANADA
H E A LT H Y S PA C E
new retrofit
GERMANY new retrofit
C ondens ati on / Moul d
STANDARDS FOR HEALTHY, SAFE AND RESILIENT HOUSING RETROFIT
mitigated through min. interior surface temperature (12.6oC)
Healthy Ventilation Systems by mechanical and natural means
Controlled ‘Infiltration’ by operable windows or trickle vents
T H E R M A L C O M F O RT Interior Temperatures
based on dynamic metrics (i.e. operative temperature and adaptive comfort modelling)
Thermostat Control individual control of thermostats / heaters in each room
Eliminating Thermal Bridging by implementing continuous insulation and other strategies
Air Tightness in-situ testing required
Triple-pane Windows / Doors max U-Value 0.85 W/m2K (installed) (current PH standard for comfort reasons)
Shading Control for summer cooling
FIRE SAFETY Overcladding**
avoiding flammable insulation materials at all building heights
Sprinklers
?
?
ENERGY PERFORMANCE Energy Requirements
low energy performance standards
TRACKING AND MONITORING Commissioning
Prepared by the Tower Renewal Partnership and Transsolar
Sub-Metering / Energy Tracking / Energy Modelling
November 2017
LEGEND
INTERIM DRAFT FOR DISCUSSION 2017 11 27
Enforced
Proposed Change
Not Enforced
Under Consultation
* Deep energy currently considered for non-extensive renovations. ** Non-flammable insulation required for six storeys and above in Ontario.
6
DRAFT 2017 11 27 TOWER RENEWAL PARTNERSHIP
2
FINAL REPORT Alterations to Existing Buildings Joint CCBFC/PTPACC Task Group on Alterations to Existing Buildings August 2019
This document is a working paper dealing with the national model codes. Work on these codes is carried out under the authority of the Canadian Commission on Building and Fire Codes of the National Research Council of Canada
Retrofit Finance Owner Capacity and Retrofit Tool Primer w/out CARBON PRICING CARBON PRICING CARBON PRICING Impact of Inflation on and RentUtilities and Utilities (2016-2035) Impact of Inflation on Rent (2016-2035) Long term impact on affordability for unit in an (2016-2035) average tower from inflation energy inflation Long term impact on affordability for one unitone in an average tower from energy Impact of Inflation on Rent and Utilities Inflation’s Impact on Rent and Utilities Long for oneonunit in unit’s an average tower from energy inflation Long term termimpact impactonofaffordability energy savings one affordability
TOWER RENEWAL: RETROFIT FINANCE TOWARD A RESILIENT CANADIAN HOUSING STOCK
(including Carbon Pricing*)
1838.54 1771.86
637.07 (56%) 703.74 (38%)
2000
2000
186.23 (29%) 226.23 (32%) 1838.54 703.74 (38%) 226.23 (32%)
2000
1347.04 1286.68
1500
355.76 (38%) 416.11 (31%) 114.58 (32%) 150.79 (36%)
1500
1500
1347.04
416.11 (31%) 150.79 (36%)
1000.00 1000.00
221.23 (22%) 221.23 (22%) 78.82 (35%) 78.82 (35%)
1000.00
221.23 (22%) 78.82 (35%) 1000
1000
1134.78 1134.78 930.92
1000
778.95
778.95 500
1134.78
930.92
930.92
778.95 500
500
0
0 2016
2016
2020
2020
2025
2025
2030
2030
2035
2035
0 2016
2020
2025
for Utilities (% of Rent) ExpenseExpense for Utilities (% of Rent)
Expense for Utilities (% of Rent) Savings from Retrofit (% of Utilities) Savings from Retrofit Utilities)
2030
Base Rent Base Rent Base Rent Utilities Utilities
2035
from Retrofit SavingsSavings from Retrofit Savings from Retrofit
Utilities Savingsannual from Retrofit (% of Utilities) Assumed annual cost escalations: Electricity (8%), GasRent (1%)(2%) and Rent (2%) Assumed cost escalations: Electricity (6%), Water(6%), (8%),Water Gas (1%) and Assumed annual cost escalations: Electricity (6%), Water (8%), Gas (1%) and Rent (2%)
(202 Units) AverageAverage Tower’sTower’s UtilitiesUtilities (202 Units) 20 Year Period (Including Carbon Pricing*)
Average Tower’s Utilities (202 Units)
2015 2015 Retrofit Retrofit Year Period (Including Carbon Pricing*) AverageTotal PriceUseTotal Total Cost Simple (No Inflation) Utility Inflation Use Savings 20 Savings Average Price Total Cost Simple (No Inflation) Utility Inflation 2015 Retrofit Savings Average Price Total Cost Simple (No Inflation) Utility Inflation Total Use (KwH) 0.123 $ 1 843 716 30% $ $ 3 806 587.16 $ 8 342128.52 4 535 541.36 $ 4 535 541.36 $ 3 806 587.16 $ 0.123 1 843 716 30% $ 8 342128.52
Prepared by the Tower Renewal Partnership and the National Housing Collaborative for CMHC
Electricity Electricity (KwH)
Electricity 0.123 $1 0.338 843 143 716 454 143 30% Natural Gas (m3)$$ 0.338 454 20% Natural Gas(KwH) (m3)
342128.52 535 $ 541.36 806 196.28 587.16 20% 3 369 924.69 3 060 923.82 $120.10 $ 309 000.87 923.82 $$ 34 060 $$ 23 645 $$ 58706
November 2017 Revised January 2018
Natural(m3) Gas (m3) Water (m3) Water
0.338 $ 2.990 454 143 52 016 $$ 2.990
20% 52 016 60%
706$682.65 120.10 060919.68 645 762.97 196.28 60% 7 138 682.65 3 119 919.68 $923.82 $ 4 018 762.97 $$ 33 119 $$ 42 018 $$ 75 138
Water (m3)
$ 2.990
60%
18 850 735.86 $ 10 716 384.86 $ 8 134 351.00 $$ 103 716 $$ 104 470 546.41 $$ 21 7 186 138$ 931.27 682.65 119 384.86 919.68 018 762.97
52 016
DRAFT 2018 01 31 * Carbon pricing assumes $20/tonne introduced in 2018, phasing to 50$/tonne from 2022 onwards
$ 21 186 931.27
$ 10 716 384.86
$ 10 470 546.41
Draft Document 2017 01 26
TOWER RENEWAL PARTNERSHIP
ToWer reneWAL PArTnersHiP
standards
Financing
Housing quality standards for retrofit implemented through building codes. Guidebooks to lead stakeholders through process with clear evidence base for investments
Funding building retrofit with loan levels, interest rates and grants tied to achieving specific performance standards
Long-term stewardship
Housing reHAbiLiTATion retrofit industry
Research and development, skills training, new products, means and methods for a made-in-Canada approach
HAMILTON, ONTARIO
KEN SOBLE TOWER TRANSFORMATION 70%
70%
ENERGY ENERGY Reduction
INTENSITY ENERGY REDUCTION Reduction
90% 90%
GHG Reduction
GHG GHG EMISSION Reduction
REDUCTION
High Performance Building Envelope
New Community Spaces & Partnerships
OVERVIEW ENERPHIT & ASSET RENEWAL
KEN SOBLE TOWER TRANSFORMATION
146 units of modernized AFFORDABLE SENIORS’ HOUSING
SYSTEMS
ENVELOPE
TEMPERATURE
Centralized HVAC with Cooling Riser Replacements for Most Systems Full Building Sprinklering
94%
0
reduction of GREENHOUSE GAS EMISSIONS
DESIGNED FOR A CHANGING CLIMATE
YEAR 2050+
R38 Effective Overcladding Passive House Windows 0.6ACH @ 50Pa Airtightness
20% OF UNITS BARRIER FREE
MODERNIZATION Accessibility Upgrades New Community Room and Solarium Interior Upgrades to Support Aging-in-Place Rain Gardens and Green Gathering Spaces SYSTEMS
ENVELOPE
MODERNIZATION
Centralized HVAC with Cooling Riser Replacements for Most Systems Full Building Sprinklering
R38 Overcladding Passive House Windows Juliette Balconies
Accessibility Upgrades New Community Room and Solarium Interior Upgrades to Support Aging-in-Place
KEY CHALLENGES Key Challenges
Deteriorating envelopes Lack of insulation Inadequate ventilation Mould and hazardous materials Lack of thermal control End of life systems Occupied buildings
KEN SOBLE TOWER TRANSFORMATION
500 MacNab Street North PROPOSED ROOFTOP COMMON ROOM
COMMUNITY APPROACH
KEN SOBLE TOWER TRANSFORMATION
MAIN ENTRANCE VESTIBULE
TRANSFORMER ROOM ELECT. ROOM SOLARIUM
STORAGE
FRONT DESK GREEN ROOF
OFFICE
GARBAGE ROOM
LOBBY
GREEN ROOF
BOILER ROOM
GARDEN
WC
GREEN ROOF
WC GARBAGE ROOM COMMUNITY ROOM
SOLARIUM
STORAGE GREEN ROOF
UNIVERSAL WC TERRACE LAUNDRY
OUTDOOR GARBAGE ENCLOSURE
GARBAGE ROOM
Investment in common areas to strengthen resident community Partnerships with local nonprofit agencies to bring programming to building residents and neighbourhood
KEN SOBLE TOWER TRANSFORMATION ACCESSIBILITY APPROACH
KEN SOBLE TOWER TRANSFORMATION
500 MacNab Street North PROPOSED TYPICAL FLOOR PLAN
Conversion of all common areas and 21% of units to City of Hamilton barrier-free standards
GARBAGE ROOM
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
BEDROOM LIVING
LAUNDRY
KITCHEN WC
WC
KITCHEN
BEDSITTING
BARRIER FREE
BARRIER FREE
STUDIO
STUDIO
CONVERTED TYPICAL BARRIER FREE UNITS
BARRIER FREE GARBAGE ROOM ACCESS
STUDIO
STUDIO
STUDIO ONE BEDROOM
ACCESSIBLE Bedroom and Closet ACCESSIBLE WASHROOM with new fixtures FULL-HEIGHT OPERABLE DOOR to new Juliette Balcony ACCESSIBLE KITCHEN millwork and appliances
KEN SOBLE TOWER TRANSFORMATION
KEN SOBLE TOWER TRANSFORMATION
FACADE APPROACH AIRTIGHT (0.6 ACH @50PA) R38-EFFECTIVE LOW-CARBON NON-COMBUSTIBLE
KEN SOBLE TOWER TRANSFORMATION
EXISTING
2 PROPOSED
NEW ENVIRONMENTAL BARRIERS LEGEND*
FACADE APPROACH R38 EFFECTIVE
*DETAIL DRAWINGS ARE TO BE PRINTED IN COLOUR.
FLUID APPLIED CONTINUOUS AWB: (PRIMARY AIR AND WATER BARRIER, VAPOUR PERMEABLE)
KEN SOBLE TOWER TRANSFORMATION
WATER RESISTIVE BARRIER: (SECONDARY AIR AND WATER BARRIER. VAPOUR PERMEABLE)
A
SILICONE TRANSITION STRIPS: (CONTINUITY OF PRIMARY BARRIER AT OPENINGS) COLD-APPLIED REINFORCED POLYURETHANE ROOFING MEMBRANE: TREMCO ALPHAGUARD BIO (INVERTED ROOF MEMBRANE) SEMI-RIGID MINERAL WOOL INSULATION:
INTERMITTENT HORIZONTAL Z-GIRT BETWEEN CONTINUOUS VERTICAL GIRTS @ 400mm O.C.
RIGID MINERAL WOOL INSULATION:
BATT MINERAL WOOL INSULATION:
RIGID EXTRUDED POLYSTYRENE: (USED ONLY FOR ROOF ASSEMBLIES)
PROVIDE AWB FLASHING LAPPED OVER THROUGH WALL FLASHING
90329 Level 03_BA
FOIL-FACED MINERAL WOOL INSULATION: (TAPED AT SEAMS AND TO EXISTING FOIL TO ENSURE CONTINUITY OF VAPOUR BARRIER)
SILCONE TRANSITION STRIP C/W SQUASH BEADS
SELF-ADHERED FOIL FACED VAPOUR BARRIER: (CONTINUITY OF VAPOUR BARRIER)
25x75 ALUMINUM ANGLE AFFIXED TO FIBREGLASS CLIP
PREPAINTED, PREFORMED BRAKE-BENT ALUMINUM BOX FLASHING
EXISTING BARRIERS LEGEND
PREPAINTED ALUMINUM THROUGH-WALL FLASHING
ALIGN
ALUMINUM FOIL: (PRIMARY VAPOUR BARRIER)
PROVIDE CEILING MOUNTED ROLLER SHADE
NEW FIBREGLASS WINDOW PATCH AND REPAIR PLASTER CEILING AND JAMB FINISHES
PROVIDE SEALANT BEAD BETWEEN WINDOW FRAME AND NEW CEILING FINISH
INTERIOR
EXTERIOR
2
Section Detail - Window Head @ EIFS 1:5
A604
A info@eraarch.ca T: 416.963.4497
www.eraarch.ca F: 416.963.8761
625 Church St, Suite 600 Toronto, Ontario, M4Y 2G1 NEW FIBREGLASS WINDOW
UPTURN SILL FLASHING TO FORM END DAM
STRUCTURAL FIBREGLASS ANGLE. REFER TO STRUCTURAL.
NEW FIBREGLASS WINDOW
SILCONE TRANSITION STRIP C/W SQUASH BEADS
E.R.A. Architects Inc. UPTURN SILL FLASHING TO FORM END DAM
HARDWOOD SILL BEDDED INTO CONSTRUCTION ADHESIVE
STRUCTURAL FIBREGLASS ANGLE. REFER TO STRUCTURAL.
PREPAINTED, PREFORMED ALUMINUM SILL FLASHING
VERTICAL GIRTS @ 400mm O.C. BEYOND
GYPSUM WALL BOARD FINISH, PROVIDE BLOCKING AS REQUIRED. CONCRETE-FILLED BOND BEAM CMU, REINFORCING DOWELLED INTO EXISTING WALL AT JAMBS. REFER TO STRUCTURAL. SOLID CMU
INTERMITTENT HORIZONTAL Z-GIRT BETWEEN CONTINUOUS VERTICAL GIRTS
on Detail - Window Sill @ EIFS
Project
VERTICAL GIRTS @ 400mm O.C. BEYOND
500 MacNab Address
INTERMITTENT HORIZONTAL Z-GIRT BETWEEN CONTINUOUS VERTICAL GIRTS
FOILED FACED MINERAL WOOL BOARD C/W TAPED AT SEAMS AND TO EXISTING FOIL TO ENSURE CONTINUITY OF VAPOUR BARRIER
For Project no. Scale at Arch D
INTERIOR
Drawn by
EXTERIOR
Reviewed by
ALIGN
EXTERIOR
SILCONE TRANSITION STRIP C/W SQUASH BEADS
W5
SILCONE TRANSITION STRIP C/W SQUASH BEADS
PREPAINTED, PREFORMED ALUMINUM SILL FLASHING
City Housing Hamilton Corporation 17-006-02 1:5 MS GS / MSi
Drawing title
Section Details - Typical Windows
MAKE GOOD AND PREPARE EXISTING SURFACE TO ACCOMMODATE NEW INFILL
Sheet no.
1A
500 MacNab Street North, Hamilton, ON
Section Detail - Window Sill Infill @ EIFS
1
MAINTAINING AIRTIGHTNESS CONSIDERATIONS AND CONSTRAINTS FACADE APPROACH AIRTIGHTNESS Blower Door Testing and HVAC balancing are required during construction to achieve Passive House certification. The CM will work with the Design Team to prepare Airtightness Testing and PH Commissioning Plans. The CM will need to ensure strategies for meeting airtightness requirements are in place during construction, including training trades, monitoring the site and through regular testing. Successful Passive House projects have an airtightness controller (‘Air Boss’) onsite at all times. This role includes: Ongoing quality control, trades Passive House training, facilitation of Blower Door Testing.
KEN SOBLE TOWER TRANSFORMATION
KEN SOBLE TOWER TRANSFORMATION
COMFORT A HUMAN APPROACH TO PERFORMANCE
KEN SOBLE TOWER TRANSFORMATION
Variants
Challenge 03 : Preventing Overheating OVERHEATING A PASSIVEClimate HOUSE ChangeCHALLENGE Variants Thermal Comfort and Control Challenge 03 : Preventing Overheating
KEN SOBLE TOWER TRANSFORMATION
1800
Climate Change 1600
Thermal Comfort and Control
1800
1400
1600 1400
1000 800 600 400 200 0
1200 Frequency [h]
Frequency [h]
1200
1000 800 600 400
<-20 200
>-20
>-10
0 <-20
>-20
Tmean_2016 = 8.3 °C
>-5
>0 >5 >10 >15 Outside Air Temperature [°C]
CWEC 2016 >-10 >-5
>20
Toronto 2050 >0 >5 >10 >15 Outside Air Temperature [°C]
CWEC 2016
>25
>20
>30
>25
>35
>30
>35
Tmean_2050 = 13.0 °C
Toronto 2050
Tmean_2016 = 8.3 °C
Tmean_2050 = 13.0 °C
HIGH RELATIVE HUMIDITY ACCELERATING GTHA TEMPERATURES
OVERHEATING A PASSIVE HOUSE CHALLENGE
KEN SOBLE TOWER TRANSFORMATION
Operative Temperature vs. Air Temperature
DYNAMIC THERMAL COMFORT MODELLING EXTREME WEATHER
Thermal Comfort
What we experience and perceive as thermal comfort in a building is influenced by both the air temperature and the mean radiant temperature. The mean radiant temperature accounts for the temperature of the surfaces to which a person is exposed. Balancing the operative temperature can create more comfortable spaces in a building. The examples to the right illustrate the importance of balancing the operative temperature and not just the air temperature. People would feel the same level of comfort in both cases. Even though the air temperature in the example in the bottom right is warmer (26°C) than the example in the top right (24 °C), their operative temperature is around the same (25.5 °C). In the first example, since the surfaces are warmer, the air temperature needs to be cooler to provide the same level of comfort as the bottom room.
Air temperature
DAYS Air temperature
IMG: TRANSSOLAR
© Transsolar GmbH zentrale@transsolar.com
Curiestrasse 2 70563 Stuttgart, Germany
t+49 711 67976 0 f+49 711 67976 11
Tower Neighbourhood Renewal Toronto, Canada
Thermal Studies 26 August 2016
REPORT
COOLING MULTI-STAGE SYSTEM
KEN SOBLE TOWER TRANSFORMATION
5 4
0
Passive
1
2
3
4
5
3
Active
0. R38 Effective Envelope 1. Glazing with a low Solar Heat Gain Coefficient 2. Low emissivity interior shades 3. Ceiling fans to circulate air within units 4. Lightly tempered air delivered through a centralized ventilation system 5. Decentralized cooling ‘boost’ through a Variable Air Volume Unit activated by in-suite controls
0
1
2
MODERNIZING VENTILATION SYSTEMS
y
TOWER TRANSFORMATION
ACCELERATING RETROFIT INDUSTRY
f Priority Groups
n Systems
h
into Suites
or Doors
ONE BEDROOM STUDIO
sers STUDIO STUDIO
STUDIO
STUDIO
ROPOSED TYPICAL FLOOR
ONE BEDROOM
KEN SOBLE TOWER TRANSFORMATION
STUDIO
TOWER RENEWAL PARTNERSHIP *Not to scale
RESILIENCE PASSIVE ‘SURVIVABILITY’ RESILIENCE TO EXTREME CLIMATE EVENTS
IMG: UNION GAS SAVINGS BY DESIGN
KEN SOBLE TOWER TRANSFORMATION
Challenge 01 : Balconies THERMAL BRIDGING Thermal Envelope Continuity
KEN SOBLE TOWER TRANSFORMATION
Balcony BOTTOM Thermal Bridge Results Thermal Simulation Results: Thermal Bridge At ambient temperature -20 °C
0
1
2
3
4
Heat Flux Colour Gradients W
Temperature Colour Gradients °C
Minimum Inside Surface Temperature 1.2 °C
3 °C
6.7 °C
13.2 °C
13.1 °C
13.4 °C
9.9 °C
Condensation Protection Requirement
X © Transsolar GmbH zentrale@transsolar.com
Curiestrasse 2 70563 Stuttgart, Germany
t+49 711 67976 0 f+49 711 67976 11
X Tower Neighbourhood Renewal Toronto, Canada
Thermal Studies 31 August 2016
REPORT
THERMAL BRIDGING
Passive House PHPP Modelling | 500 MacNab
KEN SOBLE TOWER TRANSFORMATION
MEASURING IMPACT TO SCALE CHANGE
KEN SOBLE TOWER TRANSFORMATION
HEALTH IMPACTS ER visits / Attendance at Public Health Services / Heat-Related Thermal Stress / Missed Work SAFETY FACTORS Home Fire Incidents / Accessibility within Common Areas / Police Calls / Break-Ins HOUSING QUALITY IMPACTS Outdoor Noise Disruptions / Indoor Air Quality / Elevator Breakdowns AFFORDABILITY IMPACTS Tenant Turnover / Ability to Pay Utility Bills / Ability to Pay Rent / High-Cost Loans OPERATIONS Pest Control Incidents / Tenant Complaints / Equipment Maintenance / Repairs and Replacements ENVIRONMENTAL FACTORS Avoided GHG Emissions / Utility Costs / Avoided Material in Waste Stream ECONOMIC FACTORS Trades Training / Property Value / Operating Costs / Vacancy Rate / Reserve Fund
Regulating High Performance Buildings Vancouver and Toronto City of Vancouver
Land Use and Development Policies and Guidelines
Planning, Urban Design and Sustainability Department 453 West 12th Avenue, Vancouver, BC V5Y 1V4 | tel: 3-1-1, outside Vancouver 604.873.7000 | fax: 604.873.7100 website: vancouver.ca | email: planning@vancouver.ca | app: VanConnect
PASSIVE HOUSE RELAXATIONS GUIDELINES FOR LARGER PROJECTS Adopted by City Council on January 16, 2018
1
Application and Intent These guidelines are intended to explain the regulations and process related to Passive House developments. In particular, they should be used by applicants seeking relaxations within the Zoning and Development By-law for projects that meet the Passive House standard and achieve Certification. These guidelines apply to all uses and zones, except dwelling uses in the RS District Schedules (including laneway houses). For single-family homes, see the “Passive House Relaxations - Guidelines for Residences in RS Districts” document. For more information on passive design, applicants may refer to the City of Vancouver’s two Passive Design Toolkits. Applicants must demonstrate how the building envelope and mechanical system have been designed to meet the Passive House standard before seeking related relaxations, and adhere to the process and requirements in this document. Buildings must meet the definition of a Passive House in the Zoning and Development By-law. These Guidelines are to be used in conjunction with the relevant District Schedule of the Zoning and Development By-law or Official Development Plan, as well as other applicable guidelines and bulletins. As this document addresses zoning considerations only, applicants are encouraged to obtain early advice on meeting the requirements of Vancouver’s By-law (BBL) from a Registered Professional.
2
Policy Context Removing barriers to Passive House is important in Vancouver, and part of the City’s emerging policy context. The Zero Emissions Building Plan, a key component of Vancouver’s Renewable City Strategy, prioritizes removing regulatory barriers to the development of zero emission buildings such as those that meet the Passive House standard.
3
Passive House: Standard and Requirements Passive House is a well-established ultra-low energy building performance standard and certification process. There are over 40,000 Passive House buildings built in a wide range of climates and typologies. Passive design is based on the principle that a high quality envelope can reduce most costs associated with heating and cooling. With thoughtful design, better energy efficiency can be achieved and costly heating and air conditioning systems are eliminated without sacrificing thermal comfort. Certifying a building built to the Passive House standard is a rigorous quality assurance process that determines whether a building meets all of the requirements of the Passive House standard, and confirms that the building has been designed to achieve high levels of occupant comfort with very low energy consumption.
January 2018
TOWER RENEWAL PARTNERSHIP
area of Ontario alone, where the greatest concentration of this inventory occurs, could yield over 2 MT. This reduction would represent nearly 30% of the provincial target.1 It should be noted that no economic value is currently assigned to the overall social and livability improvements that are a corollary of GHG emission reduction. These are not currently priced, but can be assigned an economic value. 2
NATIONAL IMPACT
er stock were be more than n Horseshoe centration of his reduction et.1 It should signed to the e a corollary ly priced, but
GHG/Unit
* The average based on typical building condition per city of Toronto 2016
AL
through the tial retrofits: ent housing, th significant
4.11
IN CANADA THERE ARE 777,100 HOUSEHOLDS LIVING IN AGING POST-WAR HIGHRISES. EACH HOUSEDHOLD EMITS 4.11 TONNES GHG/Unit 0.41GHG/YR*.
Preservation and Maintenance of Affordable Housing: The multi-residential housing inventory provides a significant proportion of Canada’s market-delivered affordable housing. 12,000 Cost per Unit The portion of the inventory that is social housing may be as GHG low as 10%GHG nationally. In larger urban centres, multi-unit Tonnes Tonnes residential buildings built prior to 1980 are a critical housing affordability resource. Post-retrofit, these units will remain affordable, provide healthier and more resilient housing conditions for often-vulnerable populations, and will remain core to the national housing stock for another generation.
3,190,496 3,190,496
4.11
65,000
319,050319,050 Cost per Unit
Cost per Unit
Greenhouse Gases Estimates.
EACH HOUSEHOLD*
0.41
GHG/Unit
319,050 Tonnes
* The average based on retrofit level 02, see section 2
12,000 120,000
Cost per Unit DRAFT V12018 01 31 Cost per Unit
65,000 Cost per Unit
Cost per Unit
FOLLOWING RETROFIT GHG REDUCTION OF 90%
1 See Climate Change Action Plan, Province of Ontario 2 Environment Canada and Climate Change Canada, Technical Update * The average based onto typical building condition per Change city of Toronto 2016Social Cost of Environmental and Climate Canada’s
le Housing: a significant able housing. 12,000 TOWER 65,000 85,000 RENEWAL Cost per Unit Cost per Unit Cost per Unit 2018 TOWER RENEWAL PARTNERSHIP sing may bePARTNERSHIP es, multi-unit GHG
120,000
GHG Tonnes
GHG Tonnes
IN CANADA THERE ARE 777,100 HOUSEHOLDS LIVING IN AGING POST-WAR HIGHRISES. EACH HOUSEDHOLD EMITS 4.11 TONNES GHG/Unit 4.11 GHG/Unit 0.41GHG/YR*.
GHG/Unit
85,000
85,000
51
Cost per Unit
120,000 Cost per Unit