Index
Our Commitment
2
Who are We?
3
Credentials Consultants
4 5
Design Development
6
Initial Design Concept
7
Concept Model
11
Final Design
12
Why Torre de la Tierra?
13
Site Model
19
Typical Floor Plans
20
Research
1
22
Earthquake Resistance
23
Mexico City
24
Mexico City Skyscrapers
25
Mexican Spacial Concepts
26
Sustainability
28
Transportation
30
Marketing Strategy
32
Proforma
36
Calculations
37
Development Timeline
40
Go/No Go Timeline
40
Triple Bottom Line
42
LEED Accreditation
48
Sources
51
Our Commitment “Being mindful of our use of the Earth’s natural resources, we are committed to leading by example through the Torre de la Tierra on how to integrate environmental awareness and responsibility throughout the Mexico City Community. The Torre de la Tierra shall seek to encourage conservation, recycling, and other sustainable practices in its daily decision making processes, and shall take into account, in the operations of the Tower community, all appropriate economic, environmental, and social concerns.“
-R2 Group
2
Who Are We?
Who Are We? The R2 Group is a collaboration of three, each of which are highly motivated and inspired to provide the highest quality skyscraper community designs and to educate the community on how to practice environmentally friendly and sustainable living.
Jared J. Hagens President, Principle Architect M. Arch.
Curt R. Berkenbosch Vice President, Research & Conceptual Design Specialist M. Arch.
Tom A. Svilans Vice President, Senior Project Architect M. Arch., M. Interior Design
3
JARED J. HAGENS M. Arch.
Jared’s management responsibilities include overseeing the financial performance, administration, business practices, and strategic planning of the Firm. He has fourteen years of local and international experience in the design and project management of high-tech, educational, and research facilities. His expertise includes design, project management, and planning and programming of skyscrapers, schools, colleges, universities, and research facilities. He has received numerous awards for his work, which has been published in Canada, the United States, and Europe. Prior to joining the Firm, Jared was an Associate with SJMA Architects in London, Ontario where, for 4 years, he was an Education Specialist and Project Manager. Jared has always expressed a special interest in, and devoted himself to, sustainable design.
Who Are We?
President, Principle Architect
CURT R. BERKENBOSCH Vice President, Research & Conceptual Design Specialist M. Arch.
Curt has been with the firm since 2006. Before joining The R2 Group, he worked for Perkins and Will, Chicago, Illinois, and Douglas Cardinal Architects, Washington, D.C. His project experience includes planning, design, and project management of educational, institutional, commercial, industrial, and custom residential projects. Curt has special expertise in the design of renovation and restoration of heritage buildings, and in the interior design of corporate and institutional projects. With a strong background in design, Curt often participates on the conceptual and planning phases of projects. Principles that guide his design work include integrating culture and the environment, paying close attention to details, and being cost effective.
TOM SVILANS Vice President, Senior Project Architect M. Arch., M. Interior Design
Tom joined the firm in 2007, and has been a Senior Project Architect for four years. Prior, he was a Senior Designer and an Associate Principal with the Florida- and Indiana-based firm, Schenkel Shultz Architecture. Throughout his career, he has specialized in the design visualization, project management, and construction administration of educational, research, corporate, and airport facilities. Tom serves as a Senior Project Architect, and oversees and implements the design direction of the Firm. An award-winning designer, Tom has received recognition for design excellence for a wide variety of projects. He has a special interest in mentoring intern architects.
4
Who Are We?
Consultants:: Roger Connah – Project Advisor Known as ‘The Walking Library,’ Roger has contributed greatly towards our project research development and graphic organization. His many resources and previous competition experience were of tremendous help. Abraham Fung – Structural Designer Abraham acted as a structural consultant, dealing with the engineers to help consolidate a structural skin. His templates showcase the many possible monoque structural patterns. Cedric Boulet – Publication Specialist Cedric, the former editor and cheif for the Azrieli School of Archtecture and Urbanism’s Building 22 publication, contributes as an editor and publication consultant. Ron Ting – Financial Advisor Ron contributed greatly to the financial research, calculations, approximations and scheduling. Jeong Cho – Technologist Jeong manages the office CAD standards and produced floor plan layouts. Alex Chouinard – AV Specialist Alex contributed to the presentation video production.
5
Design Development
6
INITIAL DESIGN CONCEPT: THE CYCLONE TOWER Why the cyclone? For a vortex to be classified as a Cyclone, it must be in contact with both the earth and the cloud base.
Design Development
“The Cyclone Tower connects you to the sky.”
7
The Cyclone Tower is the result of a disruption of the flat, outwardly expanding landscape, a compression and reassembly of conventional suburban programs and the reintegration of this assembly into the natural landscape. “The Cyclone Tower brings the landscape up to you.”
The CYCLONE is a primal, destructive force of nature. As a bringer of chaos, it disrupts the existing order and violently reorganizes the traditional organization of the suburban city. Whereas the suburbs pursue the horizon, the CYCLONE pulls the landscape upwards; spiraling towards the sun and wind, stirring and crushing
functions. The landscape is uprooted, overturned and rearranged vertically into a tower of greenery, interspersed with dwellings and workplaces.
Design Development
together traditionally separate programs and
The CYCLONE TOWER is a high�rise complex incorporating a hybrid program of shopping, mixed residential, office and hotel space. It presents a model for a self contained and self sufficient vertical community. With integrated renewable energy and support systems, the tower complex is both a hermetic community and a portal to the surrounding city.
8
In order to withstand substantial seismic activity, CYCLONE TOWER consists of a Monocoque structural system. Monocoque structures, used originally for boat and shipbuilding, present several significant advantages over traditional post‐and‐beam construction for high‐rise buildings. By diverting structural loads towards the outer skin of the structure, the need for interior columns can be eliminated thereby freeing up the interior space for greater programmatic flexibility. This approach enables the structural system to act together as one cohesive whole so that stresses and loads are spread throughout the outside surface, unfocused on specific major joints. This leads to more efficient material usage and, combined
Design Development
with the triangulation, dampers and shock absorbion of structural members, greater flexibility at larger scales.
9
Moment stresses are minimized and are instead transformed to simple tension and compression loads which are spread throughout the whole structure. Further, the monocoque structural system can be hybridized with an integrated facade system, eliminating the need for two separate systems for structure and insulation/glazing. A double‐skin facade system is easily integrated into this arrangement and its resultant climatic control allows for a variety of interior conditions to excations along the body of the building, the opportunity for another “outdoor” climate arises by turning the intermediate spaces into a vertical green space. By controlling the solar gain and moisture content of this green space, air quality and heating efficiency throughout the whole high‐rise can be drastically improved by venting the interior spaces through this intermediate zone, recycling heat and refreshing the air, while providing a natural amenity far above the ground plane for the inhabitants.
Design Development
ist. By expanding the double‐skin in select lo-
10
Design Development
Concept Model 1:200 Materials:
Wood core & floor plates, Soldered Copper rod structure grid Found Objects such as recycled bicycle, typewriter, computer & car parts.
We constructed a 1:200 scale study model as a means to better understand the earthquake resistant monoque structural system & possible site orientations. The model also allowed us to study program layout & interaction with the sky gardens and wind turbines and the necessary support structures they require for a realistic proposal.
11
FINAL DESIGN:
Design Development
12
Why Torre de la Tierra? “Tierra” has at least five different meanings in Spanish:
“Tower Of Our earth”: The planet, the cosmological stage in the universe on which our lives unfold; metaphysical connections.
Design Development
“Tower Of Our Country”: The nation of Mexico, a source of nationalism and pride to be referred to when one is abroad.
13
“Tower Of Our Region”: The geographical region of Mexico City and the Federal District, a course of community and local identity.
“Tower Of Our Land”: The place where a farmer works and has property, establishing a sense of belonging and home, residents become campesinos.
“Tower Of Our Soul”: the soil on which we stand, the uplifting of the landscape into a vertical connection with the sky.
Design Development
14
15 Design Development
Design Development
16
EAST SECTION
17 Design Development
Design Development
WEST ELEVATION
18
Design Development
SITE MODEL 1:1000
19
Design Development
TYPICAL FLOOR PLANS
20
21
Research
22
Earthquake Resistance STRUCTURAL CONSIDERATIONS FOR A MEXICO CITY HIGH-RISE Mexico City and California Construction Regulations = Strictest in the World An earthquake measuring 8.5 (Richter) would cause an effect equivalent to 22 mph winds Around the globe, earthquakes kill 18,000 people a year on average Mexico City’s soft soil amplifies seismic waves
TORRE MAYOR: 225m, 55floors, 2003, Designed to withstand an 8.5 Earthquake Tallest building in Latin America 252 Piles on Foundation (some 60m deep) Bedrock is around 130ft down 98 Seismic Dampers (convert mechanical energy into heat) 21,200 tons of Structural and Reinforcement Steel Built to resist winds of 160 miles per hour 4 levels of basement parking Super-diagonal steel structure with patented shock absorbers (TAYLOR DEVICES Inc.) Foundation Engineers: Muesler Rutledge Consulting Engineers Structural Engineers: The Cantor Seinuk Group Inc.
Research
Specialist Roofing Consultants: IBA Consultants SEISMIC ASSESSMENT COMPANIES (MEXICO) Natural Hazard Assessment: - ERN Mexico (Evaluacion de Riesgos Naturales) - ITEC Scientific Engineering Ltd. (Earthquake Engineering/Structural Dynamics) - CAPRA (Central America Probalistic Risk Assessment) - INGENIAR Engineers – Architects, Consultants
PRECEDENT: Mexico City, Sept. 19th & 20th, 1985 8.1 & 7.5, subsequently on the Richter scale 2 million homeless, 500 dead, 14,000 injured 100,000 damaged buildings Initially refused International Aid Affected every principal cultural, political, and economic institution in the city Government’s mishandling caused a rift between political leaders and civilians, and shook the foundations of political and economic life.
23
Authorities fell back on routine behavoiur, and protected the elite first, this resulted in: - Deligitimation - Mobilized Social Opposition - Eventual Political Defeat Began a move towards decentralization. PRI was the ruling party; established the Renovacion Habitacional Popular with the urban recovery aim of restoring the function and reputation of the capital city as a whole. Last temporary shelters disappeared 15 years after the earthquake, and vacant lots were still to be found for as long as a decade.
Mexico City CLIMATE CONSIDERATIONS FOR A MEXICO CITY HIGH-RISE: Mexico City is built in the Valley of Mexico, a drained lake bed (soft muddy soil) Subtropical Highland Climate Average annual temperature varies from 12 to 16 °C
Contributes 1.5% of the world’s greenhouse gas emissions More than four million people travel on it each day. The fare is approximately $0.20 U.S.
Research
Rainy season = June – October, Dry season = November - May
LOCAL FLORA & FAUNA: Chichinautzin Ecological Reserve has volcanic craters that sprout unique vegetation Ajusco National Park has pine and oak forests Xochimilco floating gardens is a popular tourist spot Mexico’s first national park, Desierto de los Leones (Desert of the Lions), 1917 Arid and semi-arid vegetation -- where weather is highly variable and rain is scarce Variety of Yuccas and Agaves Firs, Mexican hawthorn trees, Encinos, and Loquats
24
Tropical areas = Pochote, Barbasco, Fat Pepper Tree (cherished for scented seeds) Medicinal Plants: Carob, Hoja Santa, Lemon Balm, Rosemary, Borage Many different butterfly types frequent the area at different times throughout the year
URBAN AGRICULTURAL PRACTICES: Rooftops of houses used to keep animals Public gardens and sidewalks used fro grazing Vegetable wastes from markets and processing plants supplement the animals’ diets It is “illegal” to raise livestock in urban areas Traditional practices have transformed into backyard livestock and family gardens Based on chains of recycling
Mexico City Skyscrapers Research
COMPANIES INVOLVED IN THE MEXICO CITY HIGH-RISE MARKET TORRE MAYOR: 225m, 55floors, 2003 Zeidler Partnership Architects, Union Investment Real Estate (owner) Foundation Engineers: Muesler Rutledge Consulting Engineers Structural Engineers: The Cantor Seinuk Group Inc. Project Management: A.D. Tec Gerencia de Construccion S.A. de C.V. Specialist Roofing Consultants: IBA Consultants Washroom Equipment: Mexport S.A. de C.V. ARCOS TORRE I & II: 161m, 35floors, 1996 & 2008 Francisco Serrano, Teodoro Gonzalez, Carlos Tejada (architects) Elevators and Escalators: KONE Mexico S.A. de C.V. Real Estate Developers (most successful in Mexico): GICSA Building Materials Supplier (World’s Biggest) and Cement: CEMEX Construction Company (biggest in Mexico): Empresas ICA Sociedad Controladora
25
ST. REGIS RESIDENCES MEXICO CITY: 150m, 31floors, 2009 Cesar Pelli and Associates Architects Urban Development (construction + real estate): IDEURBAN Constructora Hotel and Leisure Company (St. Regis): Starwood Hotels/Resorts Worldwide Inc.
TORRE REFORMA: 244m, 56 floors, 2011, LBR&A Architectos, Development: Capital Vertical Grupo Inmobiliario / Inmobiliaria Torre Chapultepec. Engineering: ARUP, Basement Constructor: Cimesa
Mexican Spatial Concepts THE DEFINITION OF PLACE IN THE MEXICAN LANDSCAPE 4 PRINCIPLES: Religiosity, Centralism, Enclosure, Attachment to the Land Mexican space gets its essence and identity from events Voids + People + Things + Acts “TIERRA” defined as: 1. earth, 2. country, 3. region, 4. land, 5. soil
“Mi Casa es su Casa”, “Mi Humilde Casa”: Spirit of humility associated with the home.
Research
Places can be: 1. “a-place-that-holds”, 2. “a-place-that-keeps”, 3. “a-place-thatcares-for”
“El dia de plaza” : weekly market days Wide range of invented colour, architectural styling, and ornamentation COLOUR: - Mexicans are fond of color but have not the fine sense of it Fruits, flowering trees, vivid sunsets, painted walls, rainbow blankets Used in shocking combinations, Rosa Mexicana (shocking pink) & pale green are typical Colour is the only luxury in poor homes Walls are covered with glazed tiles, or painted in crude tints (toned down by rain)
26
INDIGENOUS – Pre-Hispanic Influences Toltec, Olmec, Mayan, Aztec Pyramids connected people to the divinities Shadow effects of architecture were connections to the metaphysical The square is of great planning importance, with a superior central zone and secondary marginal zones Eclecticism: recycling creates unexpected juxtapositions Long tradition of surrealism, the metaphysical, and the marvellous
COLONIAL: - Influence of Spanish Conquistadors Plaza is the central Hub of the community: (Mexico City = Zocalo) Goods + information + people Economy + society + ideology Proportioned for celebrations / fiestas Interior Patios: encourage contact with similar people and discourages contact with strangers. Is a space more than a room, and the heart of the house. Portales: both open and enclosed, combination of privacy and sharing. Line the plazas for the convenience of traders (arcades) Biophilia: an enviro-friendly viewpoint that produced orchards, floating gardens Thick walls with few small openings exist between private and public spaces.
Research
“City of Palaces”: rich spanish colonials had opulent manors
NATIONAL: - Influence of Spanish Conquistadors Mexico City becomes a refugee centre for the rural population. Urban hygiene, cleanliness, security, paving and street construction, river care, distillation of water etc… become the responsibility of city council. Highway construction + industrial settlement + urban sprawl + population growth. Residents associate beautiful urban spaces with: trees, flowers, green, important buildings. Art Deco permeated most of the popular architecture. Luis Barragan is Mexico’s most important Architect.
27
Sustainability STRATEGIES FOR SUSTAINABLE SKYSCRAPER DEVELOPMENT AUTOMATED VENTILATION LOUVERS: Situated along the top of interior gardens for adaptive thermal and sunlight control. Allow constant circulation to improve air quality and daylighting.
STORMWATER COLLECTION: Would be used in same manner as grey water recycling, in order to avoid expensive filtration. Collection occurs at “green” levels to sustain interior gardens and plantscaping. Mexico City has an average annual rainfall of 850mm.
GREYWATER REUSE & RECYCLING: Household wastewater that has not come into contact with toilet water Reused as toilet & urinal flushing, car washing and for irrigation
DUAL-FLUSH TOILET SYSTEMS: Uses 6 litres for solid waste, and 3 litres for liquid waste.
Customer satisfaction: Average ratings 7.5 / 10.
Research
Water savings: 68% in single family dwelling, 56% in office, 52% in restaurant.
WIND TURBINES: Incorporating 10 Turbines: 2 x 30’ Diameter, 5 x 18’ Diameter, 3 x 12’ diameter. Mexico City’s wind patterns demonstrate that turbines are best orientated to capture SW and NE winds
SOLAR PHOTOVOLTAIC PANELLING: Incorporating 2400 sq. metres in the facade at the floor slabs. Incorporating 600 sq. metres on the roofs of shopping and skyscraper. Mexico City has an annual average of 12 hours of daylight a day.
DOUBLE SKIN TECHNOLOGY: Greater insulation is achieved through the natural ventilation of the airspace within the cavity.
28
Optimizes building energy performance and reduces cooling requirements. Cavity is partially expanded to incorporate the interior gardens snaking up the building.
RADIANT COOLING SYSTEMS: Using water as a cooling medium efficiently reduces the energy and operating costs. A more compact system than forced air cooling.
GEOTHERMAL WELLS: Mexico City’s location near tectonic plate boundaries is ideal for geothermal heating. Geothermal heat can be used for space heating, desalination, domestic hot water, and agriculture.
INDOOR PLANTING: Improves indoor air quality, and client marketability One plant will clean and refresh the air for 100 sq. ft. Can be used to filter grey water & collected rainfall.
Research
OUTDOOR PLANTING: Landscaping will incorporate Dense planting ( .03 trees/m2) and Accent planting ( .005 - .01 trees/m2) Will help to improve heat island effect of pavement
GREEN ROOFING STRATEGY: Extends the life of the roof membrane, reduces heating & cooling costs Will help to reduce heat island effect
HEAT EXCHANGE SYSTEMS (HRV): Energy recovery ventilation employs a heat exchanger between inbound and outbound airflow. Provides fresh air and increased climate control, and reduces heating and cooling requirements.
29
Transportation GETTING AROUND IN MEXICO CITY’S URBAN FABRIC Mexico City is home to 6 million cars “Hoy No Circula” One Day Without a Car environmental program, reduce air pollution Iconography is a Mexican feature used to define public transportation, its basis was in illiteracy. TOD – transit oriented development: aims for compact, walkable communities, within 1km of public transit. A focus on connections between spaces used for: Work Life Play. MEDEC – roadmap for co2 reductions in the transport sector. Initiatives: Special program for climate change National fund for mass transit infrastructure Componente 3 = Bus studies resulting in retrofit for ultra-low sulfur diesel.
BUS RAPID TRANSIT: “METROBUS” Identified by: Dedicated lanes Pre-payment of fares Service comparable to trains Level bus boarding
Instituted, 2005, along the main North-South artery (Avienda de Insurgents) 20km long, initially with on-going expansions (’07,’09 = E-W expansions)
Research
Large-capacity doors
Connects to: suburban trains, metro system, public & private bus systems Tower location is 10 blocks from Insurgentes and can be reached by metro
METRO: Sistema de Transporte Colectivo Metro, an extensive metro system (over 200 kilo meters/125 miles), since the 1960s. More than four million people travel on it each day. The fare is approximately us$0.20. Second largest in North America, 5th highest ridership in the world 163 Stations (24 correspondencies) Tower location 1 block from Chapultepec Subway Stop
30
31
Marketing Strategy How Torre de la Tierra will be a Success
32
What We Offer to the Community: Less patrons will need to commute to and from Mexico City each day if the Torre de la Tierra Tower is utilized as a catalyst to entice more business and commercial developments within the city. Mexico City will be provided with the opportunity to spearhead the Green Building and Sustainable Building Practice movement; a movement that will boost the local economy and holistically benefit everyone. The Torre de la Tierra is a minimal impact solution: By recycling grey water, geothermal heating and cooling, tree planting and drawing power from the wind and sun, Torre de la Tierra offsets its environmental impact and eases the burden on the local sewage and power system.
What We Offer to the Resident: Brand new luxury condos unlike anything else in Mexico City Secure, healthy environment Enjoy natural amenities within the tower Shopping & services within the complex Quick access to Chapoltepec Parque South-facing apartments with panoramic views in each bedroom Live on the bleeding edge of the green revolution
The Torre de la Tierra will: Follow a Triple Bottom Line strategy from design to construction (See TBL Section)
Marketing Strategy
Compensate for overall environmental impact through rejuvenation practices such as plantation or water purification as well as using renew able energy sources such as wind and solar power
33
Achieve the lowest energy consumption rates possible comparable to any alternative options that utilize current sustainable building technology practices Be the most efficient, environmentally friendly and sustainable tower in Mexico Stimulate local economic growth and support local businesses Provide a healthy, self-sufficient living environment for all demographics
Competitive Differentiation: 50% self-sufficient; green, renewable energy on-site Iconic presence; forms a visual gateway with Torre Mayor to Paseo de La Reforma Walk-able alternative to traditional suburban sprawl Safe, secure environment; a living city Unbeatable quality of life; indoor green-space and garden lobbies Integrated services and commercial/leisure venues
Target Patrons: Senior Citizens (Apartments, Health and Fitness facilities) Office Space Tenants (Office Space, Entertainment) General Public (Individual & Family Dwellings/studio lofts) Business Owners (Mall retail & Restaurant space tenants) Shoppers, Diners & Tourists (General public facilities, Restaurants & Hotel Suites)
Commercial Opportunities: 100 000 sq. ft. shopping mall complex for local & international buisness 20 floors of prime office space Sky garden entertainment and leisure venues Maintenance, security and service employment opportunities
Marketing Methods to Create Awareness: Public website Customer and Partner Networking
Public Relations Info Pavilion & Bulletins Web & Print Publications (newspapers, architectural magazines, etc.) Fundraising Events Positive News Coverage & Publications
Marketing Strategy
Tradeshows & Events
34
35
on Ac om co r ic din C g on to di O tio n ns tar i (C o A N
Ec
$)
Pro-Forma
36
PRO-FORMA Pro-Forma
According to Ontario Economic Conditions (CAN $) Expense HARD COST (initial box cost) Land:
Skyscraper:
Mall:
Other:
$300,000.00
Price (acre) Area (acres) Total Land Cost
56.0 $16,800,000.00 $508.00
Price (sq f t.) Area (sq f t.) Total Construction Cost
429,000 $217,932,000.00
Price (sq f t.) Area (sq f t.) Total Construction Cost
$160.00 100,000 $16,000,000.00 $10,000,000.00 $4,500,000.00 $350,000.00 $3,000,000.00
Parking (2000 stalls) Parking Structure (500 stalls) Wind Turbines Photo Voltaics Total Hard Cost
$268,582,000.00
SOFT COST Overhead costs: - Sales & marketing - commission - Site supervision - General & administration - / promotion
0.5% of initial box cost 0.5% of initial box cost 0.1% of initial box cost 1% of initial box cost 0.5% of initial box cost
Building Permit Site Prep Servicing Costs Landscaping Soils Tarion registration f ees Construction Insurance Other (research and contingency) Elevator Consultant Perf ormance audit/reserve f und study
Fees are $13.25 per $1,000
Architect f ees
7% of initial box cost
Mechanical Engineer Electrical Engineer Structural Engineer Wind Engineer Civil Consultant Code & Lif e Saf ety Acoustical Engineer Quantity Surveyor
2% of initial box cost
Condo f ees f or unsold units (p.a.) Demolition
2 units per year at 300/month
Financing costs f ees Leasing f ees Property taxes Legal costs: condo registration Legal costs: sale of unit Land transf er tax; land purchase
6% of initial box cost
3.5% of initial box cost 0.25% of initial box cost 0.15% of of initial box cost $847.5 per residential unit 10% of initial box cost 10% of initial box cost
1.8% of initial box cost 3% of initial box cost
0.25% of initial box cost 0.25% of initial box cost 0.25% of initial box cost 1% of initial box cost
1.03% of initial box cost
$25 / unit
Total Sof t Cost
Total Expense
37
$1,342,910.00 $1,342,910.00 $268,582.00 $2,685,820.00 $1,342,910.00 $3,558,711.50 $0.00 $9,400,370.00 $671,455.00 $402,873.00 $70,342.50 $26,858,200.00 $26,858,200.00 $0.00 $15,000.00 $18,800,740.00 $5,371,640.00 $4,834,476.00 $8,057,460.00 $50,000.00 $671,455.00 $671,455.00 $671,455.00 $2,685,820.00 $7,200.00 $0.00 $16,114,920.00 $173,040.00 $25,000.00 $5,075.00 $536,475.00 $133,494,495.00
$402,076,495.00
Residential Type 1 Bedroom 2 Bedroom 3-4 Bedroom
Size (sq ft) 1100-1299 1500-2000 2800-3000
Price
# of Units $1,100,000.00 $1,299,000.00 $3,950,000.00
65 12 6
Total Income before construction - assumption 50% will be sold at 20% discount Total income at completion - assumption 50% will be sold at 100% price
Revenue $71,500,000.00 $15,588,000.00 $23,700,000.00
Pro-Forma
Revenue
$44,315,200.00 $55,394,000.00
Senior Homes 120 $38,400.00
Number of Rooms Rent (per year) Total Income (per annum)
$4,608,000.00
Total Income (per annum)
225 $200.00 $13,140,000.00
Total Income (per annum)
114000 $26.00 $2,964,000.00
Total Income (per annum)
100000 $110.00 $11,000,000.00
Total Income (per annum)
1500 $3,600.00 $5,400,000.00
Hotel Number of Rooms Cost per night
Office Rentable Space (sq ft) Leasing Cost (per sq ft/year)
Mall Area (sq ft) Rent per sq ft per year
Parking Stalls Rent (per stall/year)
Total Revenue Income per annum
$136,821,200.00 $37,112,000.00
Financing Funding:
Money in-hand Community Go Green Fund GMF Funding Green appliances Pre-sold apartments
$100,519,123.75 $6,600,000.00 $8,000,000.00 $10,000.00 $44,315,200.00 $159,444,323.75
Total Funds Loan Needed to Start Project
Summary after project completion Loans to start project Interest (per annum) Revenue upon completion Revenue every year af ter
$242,632,171.25
3%
$242,632,171.25 $7,278,965.14 $92,506,000.00 $37,112,000.00
The revenue f ar exceeds the loan payments theref ore the project is prof itable.
How long will it take to pay off the debt‌.
38
PRO-FORMA Pro-Forma
According to Ontario Economic Conditions (CAN $)
MORTAGE PAYMENT
MONEY ($)
(35% OF REVENUE TOWARDS MORTAGE PAYMENT) $1,400,000,000.00 $1,200,000,000.00 $1,000,000,000.00 $800,000,000.00 $600,000,000.00
MORTAGE IN $
$400,000,000.00
OPERATING FUNDS IN $
$200,000,000.00 $0.00 -$200,000,000.00 -$400,000,000.00
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1
3
5
7
9 11 13 15 17 19 21 23 25 27 29 31 33 35 37 39
Development Timeline Based on Adequate Funding
2 YEARS
3 1
4
6
5
Pro-Forma
CONSTRUCTION DOCUMENT 2 YEARS
DESIGN
PHASE 1 CONSTRUCTION 2.5 YEARS
7
2
8
10
9
1.5 YEARS PHASE 2 CONSTRUCTION
GO/NO-GO TIMELINE
MONEY IN MILION $ 500
402.07 402.07
400
300
268.58
159.43 144.82
200 100.52
88.5
100
74.15
44.2 1
2
3
4
5
Funding
16.0
25.95
0
Expense 6
7
8
9
10
11
MoneyFlow
-100 -133.49
-133.49
-200
-300
-400
-386.11
-402.08
-500
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41
Triple Bottom Line
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TRIPLE BOTTOM LINE Business Definition: Environmental sustainability and social responsibility used as criteria when judging the overall performance of a company, in addition to purely financial considerations People: Pertains to fair and beneficial business practices towards labour and the community and region. Often subjective but seeks to benefit many constituencies, not exploit or endanger any group of them
Triple Bottom Line
Planet: Refers to sustainable environmental practices benefiting the natural order as much as possible or at the least, doing no harm and curtailing the environmental impact. Deals with the ecological footprint. Profit: Refers to the bottom line shared by all commerce. Considers the lasting economic impact the organization has on its economic environment. Profit = economic benefit enjoyed by the host society.
Water Savings: Water is delivered at $1.0 per cubic metre (1,000L) A typical household uses approx. 0.4 cubic metres a day A 23% water price hike has been proposed over the next 3 years
Electricity Savings: Electricity demand has grown steadily in the last decade and the Energy Secretar iat (SENER) forecasts that consumption will grow by 3.3% a year for the next ten years, reaching 281.5 TWh in 2017. The average tariff, US$ 0.137/kWh, was 16.5% higher in 2008 compared to 2007
Grey Water: Typical 2 bedroom apartment uses 280L of grey water, enough to irrigate 28sq.m Two capital costs – treatment & dual plumbing For clustered homes – 3,000$ & 10,000$ Must factor in that the price of water will increase over time, resulting in greater savings. Typical savings of $134 per household annually.
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Rainwater Collection: Average annual rainfall = 652.8mm Would be used in same manner as grey water recycling, in order to avoid expensive filtration. Collection occurs at “green” levels to sustain interior gardens and plantscaping. Shopping and parking roofing = largest collection surfaces @ 6,600 sq. metres 0.733 cu.m per sq.m = 4840 cubic metres annually =Water savings of: $5,600 annually
Wind Turbines 2x 30’ diameter: Predicted Turbine Output = 118,542 kWh annually (each)
3x 12’ diameter:Predicted Turbine Output = 19,008 kWh annually (each) Total Output: 626,500 kWh annually = Electricity savings of: $35,100 annually Costs: Estimated at $5,000 per kW of power. Turbines cost: 400,000$ Maintenance Costs: –1.5 to 2% = $5,250-$7,000 annually
Triple Bottom Line
5x 18’ diameter: Predicted Turbine Output = 42,768 kWh annually (each)
Therefore (assuming constant electricity prices) the wind turbines have a pay back period of: 13 Years
Planting: Outdoor Outdoor density will vary: A) Dense planting = .03 trees/m2 B) Accent planting = .005 - .01 trees/m2 Mexico has pledged 250,000,000 trees to be planted by 2010 in UNEP’s billion tree campaign Plant taller trees to avoid parking interference Will reduce Heat Island effect
Indoor Improves indoor air quality One plant will clean and refresh the air for 100 sq. ft. Can be used to filter grey water & collected rainfall. Will improve marketability to clients.
Total Planting costs range from $165,000 - $400,000 based on selections
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Solar Panels: 1m bands at southern floor slabs: average length of 47.5m x 50 floors = 2375 sq. metres = 346,750 kWh annually Shopping Mall & Parking Structure roofs: 668 sq. metres = 97,820 kWh annually Total Output: 444,600 kWh annually = Electricity savings of: $24,900 annually Costs: Installation cost of $1.50-$2.00 per watt ‘Commercial Solar’ offers a 34.65kW system at $110,000
Triple Bottom Line
Rated as a 64,000 kW generating system. We need 6 systems to cover the building and roof = Total price of $660,000 Therefore (assuming constant electricity prices) the solar panels have a payback period of: 26.5 Years
Social GOALS
TARGETS
INDICATORS
Total power requirement vs. wind turbine & Generate 50% of the power needed to operate the tower, solar panel output calculations – balance sheet Indoor air quality testing and assessment relying on the grid for the other 50% Grid reliance tracking & reporting Take advantage of natural sources Use indoor vegetation to naturally purify air to generate power for the Cyclone Reduce heating costs by 30% by using tromb walls and a Canadian solar industries association Canadian wind power association double glazed wall system tower.
Reduce the need for supply of city Recycle all grey water from bathing and laundry water to the tower. Irrigate all planting from collected rainwater
Reduce the output of waste into the community sewer system.
Use filtration systems to separate grey from black water Divert all grey water for re-use and for irrigation Sewer output calculations vs. consumption Install only water-saving toilets and urinals (dual-flush) CMHC dual-flush toilet testing
Improve the natural landscape of Create dense forestry on 20% of site the site and area. Generate local interest in the natural beauty of the area Build in the vernacular as much as Use 70% local steel possible, using local materials to Employ only local trade companies reduce transportation costs. Use 80% locally made glass
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Mexico City rainfall statistics and patterns Irrigation area calculations Comisión Nacional del Agua
UNEP Plant for the Planet: Billion Tree Campaign Nuevo Leon's Association of Glass Companies Carbon footprint report for project (transportation) POSCO Steel Manufacturers Marketing scheme, budget, & report Green (and similar) business listings Reportonbusiness.com (and similar) reports Mexico Green Building Council
Lead by example in the green building movement.
Set aside 10% of marketing budget to be used for promotion after completion Rent office & retail space only to “green” businesses
Make sustainable material & design choices, with future recycling in mind.
Design for 4 middle floors that have the possibility of Business expansion needs vs. hotel success vs. conversion from office to apartment space and vice versa. apartment waiting lists Small carbon footprint, with intention to go carbonCarbon footprint tracking, reporting, and analys neutral within 10 years Life-cycle studies for primary materials
Ecological GOALS
TARGETS
INDICATORS
Total power Total powerrequirement requirementvs. vs.wind windturbine turbine&& Generate 50% of the power needed to to operate the tower panel solar paneloutput outputcalculations calculations––balance balancesheet sheet Generate 50% of the power needed operate the tower,solar andrelying mall, relying the50% other 50% Indoor Indoorairairquality qualitytesting testingand andassessment assessment on the on gridthe forgrid the for other UseUse indoor vegetation to naturally purify airair TakeTake advantage of natural sources Grid reliance Grid reliancetracking tracking&&reporting reporting advantage of natural sources indoor vegetation to naturally purify heating costs by by 30% by by using tromb walls and a a Mexican to generate power for the Torre de Reduce solar industries association Canadian solar industries association Reduce heating costs 30% using tromb walls and to generate power for the Cyclone double glazed wallwall system la Tierra. Mexican wind power association double glazed system Canadian wind power association tower. Mexico City rainfall statistics and patterns Mexico City statistics and patterns Irrigation arearainfall calculations Reduce the need for supply of city Recycle all grey water from bathing and laundry IrrigationNacional area calculations Reduce need for supply of city Recycle all grey water from bathing and laundry Comision del Agua water to thethe tower. Irrigate all planting from collected rainwater Comisión Nacional del Agua water to the tower. Irrigate all planting from collected rainwater Use filtration systems to separate grey from black water Divert grey water for re-use and for irrigation Reduce the output of waste into Useall filtration systems to separate grey from black water Sewer output calculations vs. consumption onlyallwater-saving toilets and urinals (dual-flush) the community sewer system. CMHC toilet testing Reduce the output of waste into Install Sewerdual-flush output calculations vs. consumption Divert grey water for re-use and for irrigation the community sewer system. Create CMHC dual-flush toilet testing Install onlyforestry water-saving toilets and urinals (dual-flush) dense on 20% of site
Triple Bottom Line
Improve the natural landscape of Generate local interest in the natural beauty of the area UNEP Plant for the Planet: Billion Tree Campaign Improve the natural landscape ofPreserve Create&dense on 20%through of site site the site and area. Canadian Organic Growers filter forestry creek running Generate local interest in the natural beauty of the area Nuevo UNEPLeon’s Plant for the Planet: Tree Campaign the site and area. Association ofBillion Glass Companies Nuevofootprint Leon's Association Glass Companies Carbon report for of project Build in the vernacular as much as Use 70% local steel Carbon footprint report for project Buildusing in thelocal vernacular as much Use 70% (transportation) possible, materials to as Employ onlylocal localsteel trade companies (transportation) possible, using local materials toUseEmploy only made local trade POSCO Steel Manufacturers reduce transportation costs. 80% locally glasscompanies POSCO Steel Manufacturers reduce transportation costs. Use 80% locally made glass Marketing scheme, budget, & report Green (and similar) business listings Set aside 10% of marketing budget to be used for Marketing scheme, budget, & report Reportonbusiness.com (and similar) reports promotion after completion Lead by example in the green Green (and similar) business listings Set aside 10% of marketing budget to be used for Mexico Green Building Council Rent office & retail space only to “green” businesses building movement. Reportonbusiness.com (and similar) reports promotion after completion Lead by example in the green Mexico expansion Green Building Council Rentfor office & retail space only to “green” businesses building movement. Design 4 middle floors that have the possibility of Business needs vs. hotel success vs. conversion from office to apartment space and vice versa. apartment waiting lists Make sustainable material & Design for footprint, 4 middle floors that haveto thegopossibility Business expansion needsreporting, vs. hotel success vs. Small carbon with intention carbon- of Carbon footprint tracking, and analysis design choices, with future conversion from office to apartment space and vice versa.Life-cycle apartment waiting Makeinsustainable material & neutral within 10 years studies for lists primary materials recycling mind. Small carbon footprint, with intention to go carbonCarbon footprint tracking, reporting, and analysis design choices, with future neutral within 10 years Life-cycle studies for primary materials recycling in mind.
Economic GOALS Balance the costs of the building Balance the costs of the building against the returns, generating a against the returns, generating a long-term profit. long-term profit.
TARGETS
INDICATORS
Generate an effective pro-forma analysis Generate an effective pro-forma analysis Beat the 4% opportunity cost Beat the 4% opportunity cost Beat the 4% rate of inflation Beat the 4% rate of inflation
Go or No-Go & pro-forma analysis results Go or No-Go & pro-forma analysis results Length of project Payback term Length of project Payback term Risk analysis of project Risk analysis of project Mexico City Council involvement Kanata City Council involvement Gather Success marketing strategy Success of of marketing strategy Gatherenough enoughfinancial financial financial support support from from the thecommunity, community, investment Donation possibilities and municipal/provinicial Donation possibilities and municipal/provinicial investmenttotoallow allowthe theproject projecttoto Generate Generate financial developers, and investors investors gogo through. interest green movement. interest in in green movement. through. developers, and Success marketing efforts Success of of marketing efforts real estate & consultation Gather 1st 1st year’s rent Gather rent from from office, office,retail retailspace spacetenants tenants -Ottawa -Mexico City real conditions estate conditions & consultation -Ability ofof “green” prospect to penetrate newnew Gather 50% 50% deposit from hotel Gather depositsfrom fromfuture future Gather deposits Gather hotel shareholders shareholders -Ability “green” prospect to penetrate Require 50% security deposit tenantstotohelp helppay payfor forthe theinitial initial Require tenants deposit on onall allsenior seniorapartments apartments markets markets Require 6 months rent construction. construction. Require rent from fromall allloft loftapartment apartmenttenants tenants Hydro metering vs.vs. Battery metering Hydro metering Battery metering Water billing vs. Consumption records Turn wind, water, and solar energy Reduce annual water costs of building to 60% Turn wind, water, and solar energy Reduce annual water costs of building to 60% Water billing vs. Consumption records Efficiency testing of turbines & panels into hydro and water savings. Reduce annual electricity costs of building to 50% into hydro and water savings. Reduce annual electricity costs of building to 50% Efficiency testing of turbines & panels Save on long-term maintenance and replacement costs Building envelope efficiency consultation Save on long-term maintenance and replacement costs Building envelope consultation Take full advantage of natural heating and cooling Passive solar heatingefficiency project analysis fullenergy advantage of natural and cooling Passive solar heating appliances, project analysis Reduce loss through theheating envelope Energy Star, zero-HCFC lightbulbs etc.. Create an energy-efficient building Take Create an energy-efficient building Reduce energy loss through the envelope Star, zero-HCFC appliances, lightbulbs etc.. Save through careful detail choices AirEnergy leakage pressurized testing & envelope. & envelope. Save through careful detail choices Air leakage pressurized testing Earn government incentive money Earn a Leed Gold certification LEED accreditation program guide & results Earn incentive money Earn Gold certification accreditation andgovernment rebates for green SaveaonLeed costs of solar paneling, tree planting, grey water UpLEED to $10,000 rebateprogram for waterguide saving& results and rebates for green Save on costs of solar paneling, tree planting, grey waterimplementations Up to $10,000 rebate for water saving developments. systems, and wind turbines developments. systems, and wind turbines implementations Bring business business to to local Economic development strategy success Bring local establishments establishments and andvendors vendors Economic development strategy success Scotiabank Place event turnout reports Improve the general economy in Improve attendance at Scotiabank Place events Improve attendance at festivals & events Tourist event turnout reports Generate interest for future development in the area Local business cashflow reports the Kanata west area. Improve the general economy Generate interest for future development in the area Local business cash-flow reports
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LEED Accreditation
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LEED Accreditation: Torre de la Tierra has within it’s scope, the potential to earn at least 39 credits, allowing certification for a LEED Gold rating, based on the following criteria:
Sustainable Site Selection Environmental Goal Erosion and Sedimentation Control Site Selection Development Density and Community Connectivity Alternative Transportation – Public Transportation Alternative Transportation – Alternative Commuting Alternative Transportation – Carpool space Storm-water Management Light Pollution Reduction
Explanation Torre de la Tierra will feature a sophisticated storm water pollution prevention plan.
Credits Required
Torre de la Tierra is located more than 100 feet from the park.
1
Torre de la Tierra is a high-density micro-community & tourist attraction.
1
Torre de la Tierra will commission a central bus station hub
1
Torre de la Tierra will have indoor bike storage for residents, and showers for employees.
1
The parking garage will feature one hundred preferred carpool spaces.
1
Torre de la Tierra will reduce storm-water runoff from the building by 30% with a vegetative “living” roof and rainwater collection system.
1
Subdued lighting will meet light pollution standards.
1
Water Efficiency
LEED Accreditation
Checklist
Explanation
Credits
Water Efficient Landscaping
Torre de la Tierra will use grey water for all irrigation. Rainwater collection systems are in place.
2
Water Use Reduction
Torre de la Tierra will install low flow fixtures throughout the building, including waterless urinals and dual-flush toilets. Torre de la Tierra is estimated to use 30% less water than conventional buildings.
2
Energy & Atmosphere Checklist Building Systems Commissioning Measurement and Verification Optimize Energy Performance CFC Reduction Green Power
Explanation Torre de la Tierra will contract with an outside firm to conduct extensive commissioning of all building systems. Torre de la Tierra will put a system in place to monitor and measure the building’s systems and verify their performance. Torre de la Tierra’s energy costs are estimated to be 40% less than those of a standard new building. No CFCs will be used in the building. Torre de la Tierra will produce 50% of it’s own power through wind and solar sources.
Credits 1 1 6 Required 1
Materials & Resources Checklist Storage & Collection of Recyclables Construction Waste Management Local Materials Certified Wood
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Explanation Specific stations in the offices, apartments, and mall will be devoted to the collection and storage of recyclables. At least 75% of all construction waste will be diverted from landfill for re-use.
Credits Required
50% of all materials are assembled and greater than 20% of all materials are harvested from within 500 miles of the site. 50% of all wood materials are Forest Stewardship Council (FSC) certified to come from wellmanaged forests.
2
2
1
Inovation & Design Process Checklist
Explanation
Structure as Finish
The 3D Monocoque structural system is also the exterior architectural finish of the Torre de la Tierra.
Credits 1
Indoor Environment Quality Checklist Meet minimum standards for indoor air quality Smoke Free Building Carbon Dioxide Monitoring
Increase Ventilation Effectiveness
Construction Air Quality Standards
Low-Emitting Materials Indoor Chemical & Pollutant Control Systems Thermal Comfort
Thermal Monitoring Daylight
Views of Outdoors
Explanation
Credits
Torre de la Tierra will meet all government standards for indoor air quality, with indoor gardens creating a clean interior environment.
Required
The entire property has been designated smoke free.
Required
Torre de la Tierra installed carbon dioxide monitors throughout the building, which allow adjustments in airflow to reduce any CO2 levels in the building.
1
The HVAC system and indoor plantscaping are designed to achieve an air quality standard above government requirements.
1
An indoor air quality plan will be implemented to maintain air quality during construction. After completion, a two-week “airing- out” period will ensure the removal of residual toxins and off-gasing prior to move-in.
2
All paints, sealants, carpets, and composite woods meet standards for volatile organic carbon emissions. Any and all chemical storage in the building will be isolated and vented.
4
Torre de la Tierra will meet ASHRAE standards for providing thermal and humidity comfort to employees, guests, and residents.
1
Permanent temperature and humidity monitoring systems in the building will report any potential problems. A primarily glazed façade will ensure that all workspaces and residences have sufficient natural light to work & live without artificial lighting under normal conditions.
1
100% of all regularly occupied spaces have views to the outdoors.
1
1
LEED Accreditation
Total Credits: 39 (LEED Gold)
1
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Sources
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1.
Nunez, Fernando & Arvizu, Carlos & Abonce, Ramon. Space and Place in the Mexican Landscape: The Evolution of a Colonial City. Texas A&M University Press. 2007.
2.
Koolhaas, Rem. Content. Taschen. 2004.
3.
Herzog, Lawrence A. From Aztec to High-Tech: Architecture and Landscape across the Mexico-United States Border. The Johns Hopkins University Press. 1999.
4.
Gospondini, A. & Brebbia, C.A. & Tiezzi, E. (edts). The Sustainable City V. WIT Press. 2008.
5.
Burian, Edward R. Modernity and the Architecture of Mexico. University of Texas Press. 1997.
6.
Mornement, Adam & Holloway, Simon. Corrugated Iron: Building on the Frontier. W.W. Norton & Company, New York. 2007.
The R2 Group Tel: 613 297 4020 2201 Riverside Dr. O ttawa, Ont. Canada K1H 8K9