Submission2012 karis by SAB Magazine

FORM 1 FORM 1 PROJECT DESCRIPTION PROJECT DESCRIPTION

EXECUTIVE SUMMARY In 200 words or less, describe the project program and function, building type, and context, Karis Place -any a partnership More A Roof Housing BC Housing, and theresponse. City of Vancouver provides including special between features orThan constraints thatSociety, informed the design List –up to five EXECUTIVE SUMMARY sustainable design strategies that are important to the success of the project. supportive rental housing part of the the Provincial Homelessness This initiative focusestype, on providing safe, In 200 words or less,asdescribe project programInitiative. and function, building and context,

secure and supportive housing in response to the current homelessness crisisthe in Vancouver. including any special features or constraints that informed design response. List up to five SUSTAINABLE DESIGN NARRATIVE sustainable design strategies that are important to the success of the project. Fill in each section that applies to your project. ofonthe narrative be to accompanied TheEach projectsection is located Seymour Street,may adjacent the by up to four thumbnail graphics or tables illustrating the key sustainable principles or data. SUSTAINABLE DESIGN NARRATIVE Granville Bridge off ramp in the Downtown South District. It The total narrative [sections 1 9] should not exceed 1,000 wordsofinthe length. Fill in each section that applies to your project. Each section narrative may be accompanied consists of 106 single units in a building form comprised of a

by up to four thumbnail graphics or tables illustrating sustainable or data. stepped fivethe andkey six-storey base withprinciples an eleven-storey towerThe 1. Strategic Decisions total narrative [sections 1 - 9] should not exceed 1,000above. wordsRestrictive in length. zoning constraints,ofincluding Sustainable design embraces the ecological, component economic, and social circumstances a project. a City of Vancouver view corridor, effectively limiteditsthearchitecturExplain how these circumstances informed the design of the project, and affected 1. Strategic Decisions width, height, and configuration of the tower. and The building is al expression, emphasizing thethe relationship passive design strategies, Sustainable design embraces ecological,between economic, and social circumstances of technological a project. comprised of extensive amenity space and support services on devices or systems. Explain how these circumstances informed the design of the project, and affected its architectur-

the ground passive floor with residential units on the floors al expression, emphasizing the relationship between design strategies, and above. technological 2. Community devices or systems. Describe how the project contributes to public spacetoand community interaction, and how the In addition the commitment to social sustainability selected location reduces automobile travel. Explain how the project makes use of any alternative the project achieves a significant level of environmental 2. Community local or regional transportation strategies as well as any successful efforts to reduce manPROJECT DESCRIPTION Describe how the project contributes to public space and community andlocally how the sustainability. Sustainable designinteraction, strategies include: dated parking requirements. selected location reduces automobile travel. Explain how the project makes use of any alternative

FORM 1

local or regional transportation strategies as •well as any successful Ground source heat pump efforts system. to reduce locally man3. Siteparking Ecologyrequirements. dated Energy recovery ventilation. Describe how site design strategies work to •preserve, rehabilitate and enhance the continuity of natural ecosystems including details of the approach groundscape, • In-suite taken heatingto with hot water radiantwater in-slabmanagement, tubes. 3. Site Ecology planting and habitat creation. Include a brief description of how these strategies fit within the of Describe how site design strategies work to •preserve, rehabilitate and enhance the continuity Solar shading on south and west facades. EXECUTIVE SUMMARY larger scale of a neighbourhood, community or regional plan. natural ecosystems including details of the approach taken to groundscape, water management, In 200 words or less, describe the project program and function, building and context, • All occupied access totype, naturalfit light and air. planting and habitat creation. Include a brief description ofspaces how have these strategies within the including anyAir special features or constraints that informed the design response. List up to five 4. Light and larger scale of a neighbourhood, community •or regional plan. high insulation for exterior envelope. sustainable strategies are ventilation importantContinuous to the success thevalues project. Describe thedesign day lighting andthat natural strategies, andof how the building program is organized to Air maximize the effectiveness of both. Indicate the percentage of the occupied floor 4. Light and SUSTAINABLE DESIGN NARRATIVE area that is within 7 metres of natural an operable window. Describe thehow devices/technologies used Describe the day lighting and ventilation strategies, and the building program is to Fill in each section that applies toof your project. Each section of the narrativeannual may be accompanied reduce the energy consumption the lighting system, and the projected energy organized to maximize the effectiveness of both. Indicate the percentage of the occupied floor 2 by up to four thumbnail graphics or tables illustrating the key sustainable principles or data. The 1. Strategic Decisions consumption of the system in kwh/m . area that is within 7 metres of an operable window. Describe the devices/technologies used to total narrative [sections 1 - 9] should not exceed 1,000 words in length. • Karisthe Placeenergy is part ofconsumption a larger initiativeofbythe BC Housing to address both homelessness and theannual environment. Beyond reduce lighting system, and the projected energy 2 consumption of needed the system in kwh/m . the homeless, the design mandate was to achieve LEED Gold with providing badly supportive housing for 1. Strategic Decisions a minimumdesign of 4 energy points. In addition, the projecteconomic, was to achieveand a maximum 10% end use energyoffrom fossil Sustainable embraces the ecological, social circumstances a project. fuels.how these circumstances informed the design of the project, and affected its architecturExplain al the relationship between design and • expression, With a limitedemphasizing social housing budget, it was clear early on in thepassive design process thatstrategies, the design and the technological devices or systems. sustainability measures had to be simple and practical as possible to provide the non-profit operator with a low

maintenance building.

2. Community • The design team the sustainability throughand a series of integratedinteraction, workshops, extensive Describe how theestablished project contributes tostrategies public space community and how the energy location modeling, and costingautomobile exercises. selected reduces travel. Explain how the project makes use of any alternative local or regional transportation strategies as well as any successful efforts to reduce locally mancontinued next page… dated parking requirements. 3. Site Ecology

FORM 1

WE ST . AN VIL SE L ES YM T. OU R ST

SUSTAINABLE DESIGN NARRATIVE, …continued Fill in each section that applies to your project. Each section of the narrative may be accompanied 2. byCommunity up to four thumbnail graphics or tables illustrating the key sustainable principles or data. The 5. Water Conservation total narrative [sections 1 -New 9] Yaletown should area not of exceed 1,000 words in length. •Describe Karis Place located in the the Downtown howis building and site strategies conserve and manage water supplies, including measures to District. capitalize on renewable sources South Although largely complete, the areasuch is stillasin rainwater, and reusable sources such as build1. Strategic Decisions ing transition grey water. technologies water conservation, and the projected potable from aIndicate low scale the commercial warehouseused area tofor a highSustainable design embraces the ecological, economic, and social circumstances of a project. 2 water consumption perKaris m /occupant/annum for the building from municipal or other centralized density residential Place contributes to the vibrancy Explain how thesearea. circumstances informed the design of the project, and affected its architecturoff-site supply. What percentage improvement does this represent over the water consumption and diversity of this emerging neighborhood. al expression, emphasizing the relationship between passive design strategies, and technological of the reference building? or systems. •devices This urban location provides easy access to nearby services GE ID . ST VIE DA

T. ES AK

CI PA

fIC

ET includingPresent a supermarket, café/bakery, convenience store, school, 6. Energy and Future RE ST 2. Community E L control systems are integrated restaurants, pharmacy, and medical/dental and legal Describe howpost theoffice, building’s mechanical, electrical and related VIL AN Describe how the project contributes to public space andGRcommunity interaction, and how the services. into passive design strategies including orientation, thermal mass and building cross section. selected location reduces automobile travel. Explain how the project makes use of any alternative Explain how theseand systems to energy conservation, reduced pollution, improved •local A light rail station three buscontribute linesstrategies are located within 300m. or regional transportation as well as any successful efforts to reduce locally manbuilding performance and comfort. What is the projected annual electrical energy consumption dated parking requirements. •for the Accommodation for MJ/m vehicles2. has been limited a single level ofof underground parking. Minimal car parkingrenewable has building in Indicate whatto percentage the energy consumed is from been incorporated – 11 stallsor forgreen staff and residents of a 105 unit MURB. Electric vehicle charging stations and sources [site installations power certificates], and how the building could respond 3. Site Ecology to acovered futurebike shortage of fossil fuels. storage have been provided. Describe how site design strategies work to preserve, rehabilitate and enhance the continuity of natural ecosystems including details of the approach taken to groundscape, water management, 7. Materials and Resources planting creation. Include a brief description of how these strategies fit within the 3. Light andand Air habitat Describe how the selection of materials for the building optimize concerns for occupant health larger scale of a neighbourhood, community or regional plan. comfort, building performance, resource depletion and embodied energy from •andAll habitable durability, rooms in the building have access to natural light and air. production and transportation. Indicate the percentage of recycled materials used in the andofAir •4. Light Over 99% spaces haveofoutside views and over recycled 87% of occupied spaces receive at least 25 foot-candles building, and occupied the percentage waste materials during construction. Describe the day lighting and natural ventilation strategies, and how the building program is of natural day-lighting organized to maximize the effectiveness of both. Indicate the percentage of the occupied floor •8. Life LEEDCycle criteriaConsiderations of one operable window per 18.5 m2 is easily met area that is within 7 metres of an operable window. Describe the devices/technologies used to Describe how life cycle issues were incorporated into the design approach including: •reduce Corridors elevator lobbies also have windowssystem, for light and the and energy consumption ofoperable the lighting andventilation. the projected annual energy the anticipated service life of the building, the measures that have been taken to ensure 2 . consumption of the system in kwh/m •flexibility In addition to allowance for natural all suites are vented. and recyclability of in use, adaptability toventilation, other functions andmechanically demountability •building Interiorcomponents. lighting levels have been reduced by maximizing daylighting potential and minimizing LPD as per ASHRAE

90.1 2007.

9. Education and Information Sharing The ultimate success of sustainable design will depend on transforming the cultural attitudes among building owners and users, and disseminating information among professionals to push the envelope of best practice standards. Describe how the design process and building performance address these concerns.

continued next page…

FORM 1

EXECUTIVE SUMMARY PROJECT DESCRIPTION In 200 words or less, describe the project program and function, building type, and context, including any special features or constraints that informed the design response. List up to five sustainable design strategies that are important to the success of the project. SUSTAINABLE DESIGN NARRATIVE, continued… Fill in each section that applies to your project. Each section of the narrative may be accompanied 4. Water Conservation by up to four thumbnail graphics or tables illustrating the key sustainable principles or data. The 5. Water Conservation total narrative [sections 1 - sinks 9] should not exceed 1,000 in • Selectedhow toilets, showers and and are provided with low flow flush valves andlength. faucets and reduce water Describe building site strategies conserve andwords manage water supplies, including measures to capitalize on renewable consumption more than 46% less thansources standard such fixtures.as rainwater, and reusable sources such as build1. Decisions ingStrategic grey water. Indicate the technologies used for water conservation, and the projected potable • Landscape design design includes drought tolerant plants complete with a and layer of mulching to minimize evaporation and Sustainable embraces the ecological, economic, social of a centralized project. water consumption per m2/occupant/annum for the building from circumstances municipal or other runoff.how Permanent irrigation system wasinformed not installed. Explain these circumstances the design of represent the project, andthe affected architecturoff-site supply. What percentage improvement does this over water its consumption al expression, emphasizing the relationship between passive design strategies, and technological • the Anticipated annual water use for building is 3,264,660 litres per annum or 21,062 liters/occupant/year based on of reference building? devices or systems.

155 equivalent full time occupants.

6. Energy Present and Future 2. Community Describe how the building’s mechanical, electrical and related control systems are integrated Describe how the project contributes toorientation, public space and community andsection. how the into passive design strategies including thermal mass and interaction, building cross selected location reduces automobile travel. Explain how the project makes use of any alternative Explain how these systems contribute to energy conservation, reduced pollution, improved local or regional transportation strategies asthe well as any successful efforts to reduce locally manbuilding performance and comfort. What is projected annual electrical energy consumption dated parking requirements. for the building in MJ/m2. Indicate what percentage of the energy consumed is from renewable sources [site installations or green power certificates], and how the building could respond 3. Ecology to Site a future shortage of fossil fuels. Describe how site design strategies work to preserve, rehabilitate and enhance the continuity of natural ecosystems including details of the approach taken to groundscape, water management, 7. Materials and Resources planting creation. a brief description how these strategies fit within health the Describeand howhabitat the selection ofInclude materials for the building of optimize concerns for occupant larger scale of a neighbourhood, community or regional plan. and comfort, durability, building performance, resource depletion and embodied energy from production and transportation. Indicate the percentage of recycled materials used in the 4. Light and building, and Air the percentage of waste materials recycled during construction. Describe the day lighting and natural ventilation strategies, and how the building program is organized to maximize the effectiveness of both. Indicate the percentage of the occupied floor 8. Life Cycle Considerations 5. Energy Present and future area that is within 7 metres of were an operable window. Describe the approach devices/technologies Describe how life cycle issues incorporated into the design including: used to reduce the energy consumption the lighting system, and projected annual • Aanticipated high-performance building with thermal breaks and continuous high insulation values wasenergy used for the the service lifeenvelope of theof building, the measures thatthe have been taken to ensure 2 . consumption of the system in kwh/m flexibility in use, adaptability to other functions and demountability and recyclability of

exterior rain screen walls.

building components. •

37% glazing to solid wall ratio.

• Education In-floor hot water heating tubes are attached to structural concrete floor slabs and provided with low 9. and radiant Information Sharing temperature heating from the geothermal pumpwill system. The ultimate success of sustainable heat design depend on transforming the cultural attitudes among building owners and users, and disseminating among professionals to push • On site vertical geothermal loop energy source with thirty-two, 280information ft geo-exchange boreholes below parking garage. the envelope of best practice standards. Describe how the design process and building perfor• A central ventilation system with continuously running bathroom exhaust and outdoor air supplied directly to the mance address these concerns.

suites. This system is utilizing enthalpy heat recovery wheel and mechanical cooling/heating from the geothermal heat pump system. By mechanically cooling ventilation air in summer, the residential suites are fully compliant with ASHRAE Standard 55, Thermal Comfort Conditions for Human Occupancy.

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Amenity areas are mechanically cooled / heated by utilizing ceiling mounted water-to-air geothermal heat pump units.

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Domestic hot water is pre-heated by water-to-water geothermal heat pump units.

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8 LEED energy points / Energy savings projected as being 52% better than the reference, with a regulated energy cost savings of 56%. continued next page…

FORM 1

EXECUTIVE SUMMARY PROJECT DESCRIPTION In 200 words or less, describe the project program and function, building type, and context, including any special features or constraints that informed the design response. List up to five sustainable design strategies that are important to the success of the project. SUSTAINABLE DESIGN NARRATIVE, continued… Fill in each section that applies to your project. Each section of the narrative may be accompanied by to four thumbnail graphics or tables illustrating the sustainable principles or data. The • up Projected annual total energy consumption (incl. process loads) of 340key MJ/M2/year, a significant reduction from the 5. Water Conservation total narrative [sections 1 9] should not exceed 1,000 words in length. MNECBhow reference buildingand and site a GHGstrategies reduction ofconserve 166.3 tons of CO2manage equivalent.water supplies, including meaDescribe building and sures to capitalize renewable sources such as rainwater, and reusable sources • Gas-fired boilers areon used for backup only and under normal conditions consumption of fossil fuels hassuch been as build1. Decisions ingStrategic grey water. Indicate the technologies used for water conservation, and the projected potable eliminated.design embraces the ecological, economic, and social circumstances of a project. Sustainable 2 water consumption per m /occupant/annum for the building from municipal or other centralized • Building is provided with equipment to measure andthe verifydesign energy and waterproject, performance time. Explain how these circumstances informed of represent the andover affected architecturoff-site supply. What percentage improvement does this over the water its consumption al expression, emphasizing the relationship between passive design strategies, and technological of the reference building? devices or systems.

6. Materials and Resources

6. Energy Present and Future 2. • Community Adhesives, Sealants, Paints, Coatings, flooring and Compositeand Panels were control systems are integrated Describe how the building’s mechanical, electrical related Describe how the project contributes to public space and community andsection. how the fordesign minimal strategies VOC content. including orientation, thermal intoselected passive mass and interaction, building cross selected location reduces automobile travel. Explain how the project makes use of any alternative Explain howofthese systems contribute to energy conservation, reduced pollution, improved • Over 75% construction waste was diverted from landfill and reused or local or regional transportation strategies asthe well as any successful efforts to reduce locally manbuilding performance and comfort. What is projected annual electrical energy consumption recycled. dated parking requirements. for the building in MJ/m2. Indicate what percentage of the energy consumed is from renewable • Building materials used for construction included certificates], 16.5% recycled content. sources [site installations or green power and how the building could respond 3. Site Ecology to futuremaintainable shortage of fossilcomponents fuels. • aDurable, building were selected under a Describe how site design strategies work to preserve, rehabilitate and enhance the continuity of systematic Building Durability Plan prepared in accordance with CSA natural ecosystems including details of the approach taken to groundscape, water management, 7. Materials and Resources Standard S4788-95. planting creation. a brief description how these strategies fit within health the Describeand howhabitat the selection ofInclude materials for the building of optimize concerns for occupant larger scale of a neighbourhood, community or regional plan. • Over 20% building materials sourced within 500 miles or 1500 miles by rail and comfort, durability, building performance, resource depletion and embodied energy from

or water. and transportation. Indicate the percentage of recycled materials used in the production 4. Light and Air building, and the was percentage ofconstructed waste materials recycled construction. • A bed bug sauna designed and to allow pesticide freeduring pest Describe the day lighting and natural ventilation strategies, and how the building program is control. to maximize the effectiveness of both. Indicate the percentage of the occupied floor organized 8. Life Cycle Considerations area that is within 7 metres of were an operable window. Describe the approach devices/technologies Describe how life cycle issues incorporated into the design including: used to reduce theConsiderations energy consumption the lighting system, and projected annual 7. Lifeanticipated Cycle the service life of theof building, the measures thatthe have been taken to energy ensure 2 . consumption of the system in kwh/m • Life cycleinissues important tototheother client functions and BC Housing the long-term leaseand on therecyclability land is for 60 years. flexibility use, were adaptability andasdemountability of building • As withcomponents. many supportive housing programs, the PHI program may evolve over time, necessitating changes to the

building. As such, the interiors of the building were constructed with lightweight steel framing and the units were

9. Education and Information Sharing deliberately built larger than the minimum to facilitate possible changes in use. The ultimate success of sustainable design will depend on transforming the cultural attitudes among building owners and users, and disseminating information among professionals to push the envelope of best practice 8. Education and Information Sharing standards. Describe how the design process and building performance address these concerns. •

BC Housing is using knowledge gained and lessons learned during the design and construction of the PHI projects to inform the development and operation of all of their projects, both existing and new.

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The PHI projects in Vancouver have had a high profile. They represent a new way to build for private sector developers in Vancouver and some of the sustainability measures taken on these projects are now being adopted by contractors and developers.

PHOTOGRAPHS FORM 3 IDENTIFICATION More Than A Roof FORM â&#x20AC;&#x201C; Karis

Place this form in a plastic sleeve at the back of your binder after Form 2. Fill in the information that applies to your project[s]. Your firm, and others involved in the project, should not be identified anywhere else in your binder entry, including on photos and drawings. Place

Project Contact name: Contact e-mail: Address:

Landscape Architect Contact name: Contact e-mail: Address:

Telephone: Fax:

Architect/Firm To whom design should be credited Contact name: Contact e-mail: Address:

Civil Engineer Contact name: Contact e-mail: Address:

Telephone: Fax: Joint Venture or associate architect [if applicable] Contact name: Contact e-mail: Address: Telephone: Fax: Owner/Developer Contact name: Contact e-mail: Address: Telephone: Fax: General Contractor Contact name: Contact e-mail: Address: Telephone: Fax:

Telephone: Fax: Electrical Engineer Contact name: Contact e-mail: Address: Telephone: Fax: Mechanical Engineer Contact name: Contact e-mail: Address: Telephone: Fax:

DRAWINGS FORM 3

Place this form in a plastic sleeve at the back of your binder after Form 2. Fill in the information that applies to your project[s]. Your firm, and others involved in the project, should not be identified anywhere else in your IDENTIFICATION FORM entry, including on photos and drawings. MoRe ThAn A Roof – KARisbinder PlAce

noRTh eAsT elevATion noRTh WesT elevATion

Project Contact name: souThe-mail: eAsT Contact Address:

Landscape Architect Contact name: Contact e-mail: Address:

elevATion

souTh WesT elevATion

Telephone: Fax: secTion

Telephone: Fax:

A–A

Civil Engineer Contact name: Contact e-mail: Address:

Architect/Firm secTion B–B To whom design should be credited Contact name: secTion c–c Contact e-mail: Address:

MAin flooR PlAn

Telephone: Fax: flooR PlAns

TyPicAl 3 Rd, 4 Th, 5 Th Th Th[if architect

Joint Venture or associate flooR PlAns TyPicAl Contact name: Contact e-mail: Address: Telephone: Fax: Owner/Developer Contact name: Contact e-mail: Address: Telephone: Fax: General Contractor Contact name: Contact e-mail: Address: Telephone: Fax:

Th applicable]

8 , 9 , 10

Telephone: Fax: Electrical Engineer Contact name: Contact e-mail: Address: Telephone: Fax: Mechanical Engineer Contact name: Contact e-mail: Address: Telephone: Fax:

noRTh eAsT elevATion

noRTh WesT elevATion

souTh eAsT elevATion

souTh WesT elevATion

secTion A–A

secTion B–B

secTion c窶田

(showing geothermal ground source heat pump system)

MAin flooR PlAn

flooR PlAn TyPicAl 3 Rd, 4 Th, 5 Th

flooR PlAn TyPicAl 8 Th, 9 Th, 10 Th