b.i. SUSTAINABLE SITE DESIGN · Sustainable Site Design 1133 - Melville Street - Office Building...

1 1 3 3 - M e l v i l l e S t r e e t - O f f i c e B u i l d i n g D e v e l o p m e n t - 101 -

b.i. SUSTAINABLE SITE DESIGN


1133 M elvi l le i s envis ioned as a h ighly susta inable s i te, contr ibut ing to the goals out l ined for the “Greenest Cit y 2020 Target for Green Bui ldings.”

Oxford wi l l achieve LEED Gold but target LEED Plat inum cer t i f icat ion, and potential ly a fur ther WELL Bui lding Cer t i f icat ion. To achieve this goal , and the goals outl ined in the Rezoning Pol ic y for Sustainable Large Developments, the layout , or ientat ion, and overal l tower design have been careful ly considered to passively reduce rel iance on mechanical systems for heat ing, cool ing, and l ighting, as wel l as to reduce automotive tr ips for access.

Oxford has considered each of the fol lowing elements, among others, in i ts des ign and bel ieves the development wi l l have the fol lowing benef i ts :

SITING

The site selec ted wil l reduce rel iance on automobiles.

The s i te has excel lent access to mass rapid t ransit , pedestr ian, and c ycl ing net works (as out l ined in greater detai l in the Green Mobi l i t y P lan) , whi le i ts integrat ion into a mixed-use communit y enables res idents of the area to l ive, work , and shop in c lose proximit y.

The combination of s ite and development wil l

reduce urban sprawl. As a dense development in the downtown core, the s i te makes ex tremely produc t ive use of i ts land base.

ORIENTATION

The or ientat ion of the bui lding is d ic tated, in this case, by the s i te’s s ize and conf igurat ion; however, effor ts

have been made to minimize the tower ’s rel iance on

ar t if ic ial l ight. The bui lding captures expansive v iews to the East and Nor th; th is , combined with an open f loor plan layout , shal low core -to - glass dimensions (27 FT – 40 FT ) , and an above average cei l ing height of 9 ’6” maximizes the use of this dayl ight .

E f fo r t s h ave a l s o b e e n m a d e t o i m p r ove a cce s s t o

s u n l i g h t i n o n - s i t e p e d e s t r i a n a re a s. At s t re e t l e ve l , t h e towe r ’s fo o t p r i n t h a s b e e n s h i f te d to t h e we s t to a l l ow fo r a m o re s i z a b l e p u b l i c p e d e s t r i a n p l a z a a n d t h ro u g h - b l o c k co n n e c t i o n ( 4 8 F T ve r s u s 2 2 F T fo r t h e s t a t u to r y r i g h t o f w ay ) ; t h i s s l i g h t s h i f t a l s o e n s u re s t h e e x p a n d e d p l a z a s p a ce re ce i ve s co n s i d e r a b l e n a t u r a l l i g h t , e s p e c i a l l y a l o n g t h e n o r t h e r n p o r t i o n a l o n g We s t Pe n d e r. S e e b e l ow fo r re fe re n ce.

June 21st 12:00pm

Below: Sunlight by time of day

June 21st 2:00pmJune 21st 10:00am

Sustainable Site Design


TREE RETENTION

Reasonable effor ts wil l be made to ex trac t

and transplant exist ing trees elsewhere. According to Michael J Mills, our arborist, the existing on-site species, predominately western red cedars, do not thrive in an urban realm (Details can be found in the attached arborist report); accordingly, the 11 trees on-site will be removed (and transplanted, if possible) while hearty trees better in line with the Access to Nature Policy’s objective will be planted to create tree canopies.

LANDSCAPE PLANNING

Attrac tive, well - designed landscaping wil l

encourage greater outdoor use. A widened at-grade pedestrian seating and café area, and 4 private terraces with large contiguous seating areas will encourage outdoor meetings and lunches. At-grade, in particular, canopy trees, a 23 FT tall planted green wall, and water wall improve the site’s microclimate and habitat value as well as provide a comfortable place for people.

An ac tive rainwater management plan and

water wise plantings wil l reduce rel iance on

potable water for sof t landscaping.

Details on the landscaping plan and its provision of Access to Nature can be found in on pages 22-24.

LANDSCAPE PLAN


BUILDING SHAPE AND MASSING

The building shape is designed to minimize use

of ar t if ic ial l ight. An open floor plan layout, shallow core-to-glass dimensions (27 FT – 40 FT), and above-average ceiling heights (9’6”) enable maximum daylight capture.

The building is designed to reduce shadow

impac t on adjacent buildings. Diagonal cuts at the tower top are included to reduce the overall profile and, therefore, incremental shadow impact on the neighborhoods below.

Details on the shadow impact can be found in the shadow study on pages 91-99.

N

June 21st 12:00pm

June 21st 4:00pm

June 21st 10:00am

June 21st 2:00pm

June 21st 12:00pm

June 21st 4:00pm

June 21st 10:00am

June 21st 2:00pm

Shadow analys is d isplays the ex tent shadow cast by proposed development both for Spr ing and Fal l Equinox (Mar. 21/Sept . 21) , Summer Solst ice ( June 21) , and Winter Solst ice (December 21) .

Shadow analys is d isplays the ex tent shadow cast by a hypothetical rec ti l inear development for the Summer Solst ice ( June 21) .


2,2502,0001,5001,2501,0007505002500 Wh/m21,750 2,500+

These studies look at the quant i t ies of average dai ly inc ident solar radiat ion (di rec t , indirec t , and di f fuse) fa l l ing on the facade of the bui lding dur ing the summer ( June 1st - August 31st ) and winter (December 21st - March 19th) where yel low sur faces are receiv ing the highest quant i t ies of solar radiat ion. The quant i t y of solar radiat ion energy is measured in watt hours per square meter.

SOLAR SHADING

Building facades are designed to l imit

air condit ioning in the summer and

heating in the winter. The tower facades will be clad with a high performance curtainwall with double-glazed units and low e-coating. Clear vision glass will be used to maximize daylight while limiting solar heat gain. Laminated glass fins with a fritted interlayer will help control the sun on east, west, and south exposures. A gradient frit will be considered on south-facing vision glass and spandrel panels to limit heating from high-sun southern exposures in the summer while enabling low-sun penetration in the winter.

The envelope wil l be designed to ensure

superior c l imate control. The envelope will be air and moisture tight to minimize uncontrolled infiltration, will include thermal breaks to eliminate bridging of cold to interior spaces, and will feature high-insulation spandrel glass to further enhance the efficacy of interior climate control and reduce the impact of exterior surface heating.

ADVANCED HVAC AND

ELECTRICAL DESIGN

The mechanical and elec trical systems

are designed to be highly eff ic ient and

sustainable. Mechanical systems envisioned for the building include air source heat pumps for primary heating and cooling, active perimeter chilled beams on the exteriors and VAV in the interiors, heat recovery on 100% of ventilation exhaust, and demand controlled ventilation. Lighting systems envisioned include occupant-controlled lighting with proximity sensors, LED fixtures, and dimming ballasts tied to daylight sensors. These systems will be combined with an enhanced commissioning and a Measurement and Verification plan.

SUMMER

WINTER

NOR TH EAST SOUTH WEST

NOR TH EAST SOUTH WEST


b.ii. LEED SCORECARD


SUSTAINABILITY SUMMARY

1133 Melville has addressed the following policies in terms of sustainability:

General Policy for Higher Buildings Green Building Policy for Rezoning Rezoning Policy for Sustainable Large Developments

The following document provides a summary as to the General Policy for Higher Buildings and the Green Building Policy for Rezoning.

General Policy for Higher Buildings

The requirements for buildings that fall under the General Policy for Higher Buildings is to have an improvement of 45% by energy than ASHRAE 90.1 2010 with a natural gas reference case from Appendix G.

The project is highly energy efficient and is meeting an Energy Use Intensity of less than 100kWhr/m2 along with the 45% energy savings requirement as per the policy.

See model inputs for details of envelope, mechanical and electrical considerations.

Green Building Policy for Rezoning

The requirements for the Green Building Policy for Rezoning are to:

Achieve LEED Gold Certification Achieve 22% energy cost savings over ASHRAE 90.1 2010 Achieve one stormwater credit Achieve one water efficiency credit.

The following is a summary of the sustainable strategies and a Scorecard to demonstrate the specific point breakdown

Site

Based on the location of the site there are several sustainable attributes that provide LEED points:

Development Density and Community Connectivity. Public Transportation Access. Stormwater strategy to capture and treat stormwater runoff to achieve SSc6.2. Electric vehicle charging stations and carpool stalls will be provided as well as bicycle storage and end of trip

facilities for sustainable transportation. Heat Island effect will be mitigated with reflective roofing and with parking areas below the building.

Water

To address water use reduction:

Water efficient irrigation systems are being investigated Domestic water use will be reduced by 35% through water efficient toilets, urinals, showers and lavatory faucets.

Energy

The project is to achieve at least 22% energy cost savings over ASHRAE 90.1 2010, this equates into an Energy Cost Savings of at least 37% when compared to the MNECB reference case. These energy cost savings yield 10 EAc1 points. The design includes the following energy efficient elements:

High Performance Glazing. Air Source Heat Pumps for Primary Heating and Cooling. Active Chilled Beam on the perimeter with VAV on the interior Variable Speed pumps and fans Heat Recovery on 100% of the ventilation exhaust

Enhanced commissioning is to be provided ensuring systems will operate as designed. To ensure on going energy use can be optimized and analyzed a Measurement and Verification Plan will be produced, this includes providing energy metering for major energy consuming equipment and tenant sub-metering capabilities.

Construction Materials used for the building are to have recycled and regional content. A construction waste management plan is to be developed to divert waste from landfills. An Erosion and Sedimentation Control Plan will be in place during construction. An Indoor Air Quality (IAQ) Management Plan will be in place during construction. This will include either a flush

out of the building prior to occupancy or an IAQ test.

Indoor Environmental Quality Low Emitting Materials (Low VOC) will be specified. Mechanical Systems will meet thermal comfort requirements Carbon Dioxide and Outdoor Air will be monitored for enhanced indoor air quality Lighting controls will be provided to occupants to adjust personal lighting levels

(M inimum)

Gold

LEED G old S corecard


b.iii. ACCESS TO NATURE PLAN


* ~22,000 including right of way.

ACCESS TO NATURE

Our site will contribute to the Access to Nature Greenest City Targets - that by 2020 every person lives and works within a 5-minute walk to natural space, and that 150,000 additional trees be planted between 2010 and 2020.

Outl ined below are the components of our plan

which explicit ly address the priority i tems in this

component of the polic y.

Provisions are made for 20,000* SF of outdoor public

and private space.

1133 Melville will provide a significant contribution to the public realm through the introduction of a major mid-block thoroughfare and public seating area, four private terraces which will contain a combination of hard and soft landscape features, and an improved hard and soft landscape along the site’s Melville frontage.

The existing public thoroughfare along the eastern property and connecting the Lane/Pender to the North and Melville Street on the South will be widened (to 48 FT versus 22 FT required for the easement) to invite pedestrians and create a larger public outdoor plaza, garden and outdoor café. The sites natural grade change has been carefully integrated with a grade accessible walk, level gathering spaces, and a dramatic flowing water wall. A prominent 23 FT high planted green screen wall spans the entire length of the public thoroughfare.

Private terraces will be provided on levels 6, 28, 30, and 32. The terraces are envisioned to provide a mix of hearty soft landscaping (target at least 30%) combined with large, contiguous seating areas to invite outdoor meetings, lunches, and functions.

Landscaping along Melville will be improved with new stone walkways, more robust, appropriate in-ground tree plantings, and areas for casual seating.

Below: Aerial view to site from northeast

Below: Green screen and walkway next to plaza

Trees wil l be planted on-site, and a fo cus wil l be

placed on providing larger trees, where possible.

As part of the revitalization of Melville’s frontage, a high tree canopy will be created. We are envisioning a total of 9 street trees to provide shade and add to the urban forest. We are suggesting Red Maple (similar scale and spacing to the Robson Square courthouse), however final type to be approved by the City of Vancouver. Structural soil trenches in the City boulevards provide a water reservoir; this will be supported by increased growing depths designed into the building’s grade plan to support healthy tree canopies and shrub plantings.

Along the public thoroughfare, adjacent the green wall, Japanese Maples are being considered. The Japanese Maple is well-suited for the partial shade adjacent to the wall; in addition to its beautiful form and canopy structure. Increased growing medium depth for green wall and plantings will maximize plant health and vigour; while the Japanese Maple typically grows 20 – 30FT, it can reach heights of up to 50 FT.

Habitat wil l be created on-site for various wildl i fe.

As mentioned, spanning the entire length of the thoroughfare will be a 23 FT tall green screen wall. This wall will be planted with a mix of evergreens, deciduous climbers, and seeding shrubs. Plants will be locally-sourced from the Pacific Northwest with a focus on long-term durability and full-season interest. Combined with access to water provided by the adjacent water wall as well as irrigation watering systems, the wall and its surroundings will provide an urban habit for birds, insects, and butterflies.

Contributions wil l be made to improving natural

resources off of the s ite.

Oxford will be pleased to contribute $100,000 to an organization of the City’s choice, such as Scouts Canada, which supports the planting of trees in other urban locations within the City of Vancouver.

Please see the arborist repor t which fol lows for a description of current site conditions.

Please see the adjacent landscape plan for visual reference of our vision for the site.


ARBORIST REPORT

Right: Overview of the pedestrian

thruway looking north fromMelville Street.

Right: Overview of the pedestrian

thruway looking south from the rear lane.

Right: View showing the three

Dogwood and single Magnoliain the centre of the thruway.

M ichael j mi l ls consult ing cer t i f ied arbor istArboricultural Assessment Report Proposed Pedestrian Thruway Renovation

Introduc tion:

We were requested to v is i t the s i te and review the ex tent of the exist ing vegetat ion to conf i rm i f the Cit y of Vancouver Tree Protec t ion Bylaw wi l l a f fec t the renovat ion.

I t has been expla ined that the pedestr ian connec t ion bet ween Melvi l le Street and the rear lane to the nor th wi l l be renovated and updated. We v is i ted the s i te on December 11th under l ight ra in condit ions. Refer to the appended marked up s i te plan for the approximate locat ion of the exist ing trees referenced in this repor t .

Obser vation:

The exist ing pedestr ian connec t ion is located to the east of the bui lding. This thruway passes bet ween t wo bui ldings with a ser ies of concrete ra ised planters that contain a mix of smal l t rees and landscape shrubs. There is a lso several ground level landscape beds located in f ront of the bui lding a long Melvi l le Street .

The exist ing trees associated with this thruway are l imited to e leven trees insta l led in ra ised concrete planters that are thought to have been insta l led as par t of the or iginal landscape design. O f the e leven trees, seven are Western Red Cedar and three are a cult ivar of f lower ing Dogwood and one is a deciduous cult ivar of Magnol ia . (Note: precise determinat ion of the species of Dogwood and Magnol ia requires obser vat ion of the fol iage and f lower which were not avai lable at the t ime of review) .

The largest of the thruway trees are the three Cedars at the nor th end c lose to the lane, the largest of which was measured to be 15cm dbh, smal ler than bylaw s ize (20cm) cr i ter ia . The rest of the Cedars range bet ween 10 and 14cm dbh. The Magnol ias and the Dogwood average 10cm dbh.

There are no formal street t rees located a long the sec t ion of Melv i l le Street in f ront of the bui lding at 1133. The c i t y has insta l led Ti l ia as the street t ree in f ront of the proper t y to the immediate east .

The only others t rees re lated to this proposal are three Japanese Maples insta l led in ground level landscape beds in f ront of the bui lding near the Melvi l le Street entrance. Al l three of the Maples t rees are re lat ively smal l and wel l removed f rom any proposed work associated with the thruway upgrade. The largest of these t rees would be considered a bylaw s ize t ree when the diameter of the t wo mains stems is added together. The other t wo are a lso mult i s tem but re lat ively smal l in scale.

Comment:

None of the exist ing trees located within the landscape areas di rec t ly associated with the thruway meet the minimum s ize cr i ter ia of the Vancouver Tree Preser vat ion Bylaw. As such, c i t y staf f has no binding author i t y over any of the t rees within the exist ing thruway landscape.

With recent changes in the bylaw, we have not iced an increased ef for t by c i t y staf f to

Michael J Mills ConsultingCertified Arborist

Arboricultural Assessment ReportProposed Pedestrian Thruway Renovation1133 Melville Street. City of Vancouver

Prepared for Oxford Properties.

MJM File #1445

1.0 Introduction:


pProposed Pedestrian Thruway Renovation1133 Melville Street. City of Vancouver

Prepared for Oxford Properties.

MJM File #1445

1.0 Introduction:Wewere requested to visit the site and review the extent ofVancouver Tree Protection Bylaw will affect the renovation.

No design information was made available to us, however it hbetween Melville Street and the rear lane to the north will beDecember 11th under light rain conditions. No tree survey infappended marked up site plan for the approximate location o

Bottom: View of the Japanese Maples in

front of the building(Additional photos of the site were recorded and will remain on file if required)

seek the retent ion of t rees where poss ible regardless of s ize. I n this s i tuat ion, the major i t y of the t rees are Western Red Cedars, which in our opinion is the wrong species due to the l imited space avai lable the ult imate large s ize of this var iet y of t ree. The Dogwood and Magnol ia are more appropr iate species, but i t i f the planters are changed, i t would l ikely prove to be more cost ef fec t ive to remove and replace these t rees that to work around them.

The tree preser vat ion pr ior i t y on this s i te is thought to be the Japanese Maples a long the Melvi l le f rontage. The shrubs surrounding the Maples are in need of an upgrade, but there is nothing wrong with the t rees themselves and we can ant ic ipate that the c i t y would lean toward retent ion of these specimens i f poss ible.

Limitations:

We attach the fol lowing c lauses to this document to ensure you are fu l ly aware of what is technical ly and profess ional ly real ist ic in the assessment and preser vat ion of t rees.

This Arbor icultural f ie ld review repor t i s based only on s i te obser vat ions on the date noted. Ef for t has been made to ensure that the opinions expressed are a reasonable and accurate representat ion of the condit ion of a l l t rees reviewed, however, condit ions inf luencing the opinion and recommendat ion as provided in this repor t can change quick ly and without warning. No guarantees are of fered or impl ied by M ichael J M i l ls Consult ing or their employees that the

t rees are safe given a l l condit ions. Trees can be managed, but they cannot be control led. To l ive work or play near t rees is to accept some degree of r isk . The only way to e l iminate a l l r i sk associated with t rees is to e l iminate a l l t rees.

The information provided in this repor t i s for the exclus ive use of our c l ient and may not be reproduced or distr ibuted without permiss ion of M ichael J M i l ls Consult ing.


TREE SUR VEY


b.iv. SUSTAINABLE FOOD SYSTEM PLAN


SUSTAINABLE FOOD SYSTEMS

Oxford’s 1133 Melville development will explicitly, through its design and its ongoing operation, contribute to an increase in overall community food system assets in support of the priority areas outlined in the Vancouver Food Strategy (2013).

Oxford is aiming to provide at least f ive fo od system

assets. More specifically:

1133 Melville will improve food access through:

• Community Food Markets : The widened thoroughfare area along Melville, adjacent the lobby, can accommodate functions. Outside of prime operating hours, on a quarterly basis, Oxford plans to play host to open-air markets, offering spots to local farmers and craftsmen to sell their wares, in accordance with the Farmers Market Policy (2013). Further, as is currently done at Oxford’s other Vancouver assets, Oxford will encourage local organic food producers to showcase and distribute their products at major tenant events - this has the added benefit of keeping tenants happily fed.

The project will reduce food waste through:

• Food Composting Faci l i t ies: Oxford will provide all tenants with green composting bins to collect coffee grounds and various food-waste from office galleys.

The project will enhance food produc tion through:

• Edible Landscaping: At-grade, local climbers and flowers will provide urban habitats and feeding options for birds, bees, and butterflies. Local berry and flower species will be provided on private terraces. The penthouse terrace, in particular, may have particularly attractive opportunities: if the space is leased to a restaurant operator, herb and vegetable gardens would provide a true “farm-to-table” experience, and such plantings would be highly encouraged.

1133 Melville will empower Residents to eat in a more

sustainable way through:

• Public education on farm-to -table fo od options:

Educational programs will be implemented including semi-annual newsletters to tenants on new local farm-to-table eating options.

• Community gardening workshops: Oxford will host gardening workshops in plaza adjacent the lobby for tenants and community members.


b.v. GREEN MOBILITY PLAN


1133 Melville will provide measures and strategies to enable more sustainable travel to and from the site. This will include prioritization of walking, cycling, and public transit over automobile use, and provision of access for low-carbon hybrid and electric vehicles in accordance with the Transportation 2040 (2012) policy and the Greenest City 2020 Action Plan (2011).

SITE LOCATION AND ACCESSIBILITY

The proposed development site is well-situated within the CBD to take advantage of nearby interconnected multi-modal transportation facilities. Employees and visitors will be able to access the site by walking, cycling, taking transit, carpooling, car-sharing, or by driving low-emissions vehicles. The attached Site Accessibility map highlights the location of the site in the context of the surrounding transportation network.

Pedestrian Accessibi l i ty: The site wil l provide

outstanding pedestrian access. The site is classified as a “Walker’s Paradise” with a 98 point score out of 100 using the website Walk Score. This well-utilized measure of walkability examines the site’s proximity to schools, restaurants, banks, coffee shops, parks, grocery stores, pubs and entertainment.

Key destinations in close proximity to 1133 Melville site include: Downtown Vancouver’s Central Business District, Seaside Greenway (Seawall) and Harbour Green Park, Vancouver Convention Centre West and Canada Place, Waterfront Station, Vancouver Art Gallery, Hotel Vancouver, Orpheum Theatre, St Paul’s Hospital, Nelson Park, along with a variety of grocery stores, cultural amenities, child care facilities and other retail outlets and street vendors.

Cyclist accessibility: The site will provide excellent

bic ycle access. The site is ranked “very bikable” on the Walk Score website, achieving 89 of a maximum 100 points for cyclist access. The website specifically calls out the site’s proximity to “excellent bike lanes.”

Cyclists can generally travel 3 to 4 times the distance that pedestrians can travel over a similar period of time, suggesting 4-5 kilometer coverage for trips made to/from the site by bicycle: this represents the majority of the City’s core.

Green Mobil ity Plan


S I T E ACC E S S I B I L I T Y Table 1: Nearby Transit Routes and Frequencies

Route #/Name

AM Mid-Day PM

#002 5 15 5

#016 15 12-13 15

# 019 10 12-13 12-13

# 022 5 12-13 15

# 032 - - 25

# 044 7 20 15

# 135 5 5-7 5-8

#160 7-15 30 30

# 190 - - 30

# 209 30 30 -

# 210 10-15 30 15

# 211 15 30 30

# 214 - - 20

# 240 7-9 15 12-15

# 241 - - 11-15

# 246 15 30 8-15

# 247 - - 30

#250 15 15 15

# 252 30 30 30

# 253 60 60 30

# 254 30 60 -

# 257 30 60 30

# 258 30 - 30

SITE T

TW Georgia St

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Bu

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Th

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St

Bu

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St

Ho

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t

Gra

nville

St

Ho

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t

Nic

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St

Co

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t Alberni St

Robson St

W Pender St

BURRARDSTATION

(Expo/Millennium Lines)

VANCOUVER CITYCENTRE STATION

(Canada Line)

W Hastings StW Cordova St

Melville St

Dunsmuir St

SeawallSeparated BikewaysPainted BikewaysShared Use LaneCarshare Vehicles

400m

walk

ing

radiu

s

Coal HarbourCommunityCentre

Vancouver Seawall &Harbour Green Park

Robson/AlberniCommercialShopping

Area

Vancouver ArtGallery

Scale: NTS

N

SeawallSeparated BikewaysPainted BikewaysShared Use LaneCarshare Vehicles


SUSTAINABLE TRANSPORTATION STRATEGIES

The different types of cycle route facilities in the vicinity of the development site are highlighted in the adjacent Site Accessibility Map. There are marked bicycle lanes along Melville Street (one-way westbound) immediately in front of the site. Marked bikes lanes are also present on Burrard Street providing a north-south connection through downtown on both sides of the street just east of the site.

In addition to the on-street marked bike lanes, there are two-way separated bike lanes (i.e. cycle tracks) on both Dunsmuir Street (east-west), and Hornby Street (north-south) which provide higher order protected cycling connections within downtown and near the site.

Transit accessibi l ity: Transit access to the s ite wil l

be second-to -none. According to Walk Score, the site is called a “Rider’s Paradise” with “World Class Public Transportation” options. The site achieves a perfect rating of 100 points.

The locations of rapid transit stations and nearby bus stops are highlighted in the Site Accessibility map. Table 1, attached, summarizes transit route facilities and frequency for services near the site.

The development site is well served by bus stops located within a short walk on W Georgia Street (Routes 240, 241, 246, 247, 250, 252, 253, 254, 257 and 258), Thurlow Street (Route 002), W Pender Street (Routes 016, 019, 032, 209, 210, 211, and 214), Dunsmuir Street (Routes 160, 190, 209, 210, 211, 214, 240, 246) and Burrard Street (Routes 002, 022, 032, 044, 135). Many of these routes are on TransLink’s Frequent Transit Network (FTN) which are corridors where transit service runs at least every 15 minutes in both directions throughout the day and into the evening, every day of the week.

SkyTrain access (Expo and Millennium Lines) is available via the Burrard SkyTrain station nearby; further, the Vancouver City Centre Canada Line rapid transit station is also located within 800 M of the site providing high frequency transit service connections to destinations throughout Metro Vancouver.

Oxford will deploy a detailed Transportation Demand Management (TDM) Strategy with the express objective of increasing sustainable transportation use.

Components of the TDM strategy include:

Car-sharing faci l i t ies: Oxford Properties has committed to the provision of a minimum of eight designated car share parking spaces within the underground parkade. These eight parking spaces will be located in prime parking areas near to the parking access elevators, and to further incentivize car-share usage there will be signage located at the parkade entrance indicating the presence of car-share vehicles on-site.

R ide -share suppor t: 1133 Melville will provide specially-marked optimally-located parking spaces in the below ground parkade for car-pool/ride-share automobiles. Oxford will also promote the use of online ride-sharing databases, such as Jack Bell Ride Share, which match tenants with each other for car-pooling.

Enhanced faci l i t ies for Elec tr ic Vehicles and Bic ycles:

At least 10% of all automobile parking spots and 50% of all Class A bicycle stalls will be provided with electric charging options to encourage utilization of these greener transportation methods. End-of-trip facilities for cyclists will be top-notch, providing clean and safe showers, lockers, and wash basins along with bike showers and maintenance equipment.

Increased bic ycle park ing with reduced vehicle

park ing: The site will provide 135 Class A bicycle parking spaces, 16 of which are provided in lieu of 3 regular vehicle parking spaces. Analysis by our transportation consultant, Bunt, suggests that the site can likely be adequately served through the provision of fewer parking spaces than is required by by-law, given its immediate proximity to so many public transit options, and sustainable transportation networks in the area; accordingly, we have recommended reducing the number of parking spaces on-site below by-law requirements by 72 spaces (i.e 350 parking spaces provided v. 411 spaces required as per the bylaw). We believe that this supply will meet demand from the building, and that this recommendation is consistent with the City’s objective of zero growth in downtown vehicular trips, as outlined in the Transportation 2040 Plan (2012).

Waste compac ting: Waste compactors will be utilized on-site to compress loads and, therefore, reduce the number of weekly pick-ups required by waste collectors.

A TDM co - coordinator: A non-dedicated TDM coordinator will be appointed for 1133 Melville to help educate employees on commuting options and help facilitate and promote sustainable and active transportation choices. The TDM coordinator would help with arranging carpools for employees living in the same area and act as a liaison to external groups such the HUB to organize commuter bicycle workshops for businesses, etc.

A sustainable transpor tation information package/

travel option brochure: With a new development, the transportation patterns of tenants have an opportunity to be reset. A TDM Brochure will be distributed to all new tenants which provides information on nearby public transit options, walking routes, cycling routes and cycling facilities, and on-site and nearby carpool and rideshare programs.

A TDM eff icac y study: Oxford Properties will conduct a comprehensive travel demand study of employers/employees of the development one year after full operation as a means to gauge the effectiveness of the proposed TDM strategies. This survey will include a questionnaire to identify travel mode percentages, as well as direct observation and documentation of pedestrian, cyclist and automobile trips to the facility to validate the questionnaire. The results of this study would be shared with the City of Vancouver and, if warranted, adjustments to the TDM Strategies could be identified to further encourage use of sustainable travel modes.


b.vi. RAINWATER MANAGEMENT PLAN


such a large variety; thus, we will aim to replace them with similarly-hearty but more appropriate trees more likely to generate a canopy. Where possible, the existing trees will be transplanted to a more appropriate location.

The attached diagrams show the proposed site

permeabil ity including:

• Ground level planted areas• Stormwater treatment garden• Roof terrace planted area

In summary, we have improved site permeability to 260 SM, more than two times the original site area.

The aforementioned systems wil l enable the site

to meet the City ’s requirements for quantif iable

reduc tion in runoff. The separately distr ibuted

hydraulic and hydrologic Quantity Study below

confirms this.

The systems wil l also enable the site to meet the

City ’s requirements for quality improvement of run-

off. The separately distr ibuted Quality Study below

confirms this.

The separately attached letter from our consultant,

MMM, confirms that the future site, as envisioned, will meet City of Vancouver Building By-law requirements.

R ainwater Management Plan

Oxford recognizes that rainwater can be a valuable resource to the community and environment. We will improve the current utilization of water with an active rainwater management system which will reduce

the generation of runoff and conser ve potable water.

Description of current system

The current site permeability is 120 SM. Rainwater management at the existing building is minimal. As evidenced in the attached diagram, existing soft landscaping is predominately in small raised planters with minimal water absorption. There are currently no green roof plantings. Existing drainage is directly from catchment systems into the city storm system.

Future state plan

Oxford’s proposed site plan has considered of the elements outlined in section 5.4 of the Rezoning Policy for Sustainable Large Developments.

Storm water col lec tion wil l be improved in the new

site. Improved paved surface to permeable membrane ratios will exist at-grade while catchment gutters placed along rooftops and awnings networked to a reservoir which will store water for irrigation. Soft landscaping on rooftops and terraces will further absorb water and slow runoff.

Re -use of water wil l be improved. Watering of plants and the green screen wall will be with a high-efficiency drip-water irrigation system which uses rain-water sensors to limit water wastage. The plantings adjacent to the green wall can integrate rain gardens to maximize capture and distribution of runoff.

Plantings wil l be selec ted to minimize the need to

use potable water for irr igation by being sourced from and appropriate to the Pacific Northwest microclimate. Per the City of Vancouver Waterwise Planting Guidelines, the plantings will be a mix of hearty and visually diverse plants with raised edges as necessary to provide sufficient growing depths. Additionally, tree plantings along Melville Street will benefit from reservoir moisture and room for root growth from structural soil trenches in the City Boulevards and from sufficient growing depths which will be intentionally designed into the building’s grade plan.

Where possible, existing trees wil l be transplanted.

As mentioned, in the attached arborist report, the current trees on-site are inappropriate for the location, given limited growth-space for

Aerial view to site from northeast


M E L V I L L E S T.

L A N E

EXISTING PARKADE

Permeable Landscape Legend

At Grade (On-Site) 120m2

M E L V I L L E S T.

L A N E

0 10 20 30 40 50 m

Below: Existing Permeability

DN

DN

DNDN

DN

DN DN

NDNNNDNDDNNNDDDDNNNDNNDDDN

DN

DN

UP

UP SVC

LR

LR

LR

LR

LR

LR

LR

LR

P

P

HR

HR

HR

HR

HR

HR

HR

HR

CACF

ELEC

DN

UP

OFFICE

DN

DN

UP

UP SVC LR

LR

LR

LR

LR

LR

LR

LR

TELECOM

MECH

ELEC

WC WCDN

DN

UP

UP

SVC

MECH

HR

HR

HR

HR

HR

HR

WC WC

ELEC STORAGE

TELECOM

MECH

OFFICE

SVC

TELECOM

ELEC

DNUP

WC WC

DNUP

HR

HR

HR

HR

HR

HR

MECH

MECH

SVC

TELECOM

ELEC

DNUP

WC WC

DNUP

HR

HR

HR

HR

HR

HR

MECH

MECH

DNDNDN

Below: Proposed Permeability


b.vii. ZERO WASTE MANAGEMENT PLAN


Zero Waste Management Plan

Oxford aims to assist the City of Vancouver to achieve its Greenest City Target of Zero Waste.

Our vision for the site is to minimize the waste to landfill through the construction, operation and potential eventual deconstruction of the project. We aim to educate our operators and tenants at all critical junctures to achieve a leadership position in carbon-neutrality for large-scale office towers and to re-orient people’s habits and practices towards waste management from the start of the development.

Special consideration wil l be given to ensuring that

materials can be rec ycled in the potential eventual

deconstruc tion of the building and in the event

they are wasted during construc tion: A critical metric for construction material selection will be ease of eventual recycling / reuse. Oxford typically targets a minimum of a 50% diversion rate of construction waste from landfill. The adjacent table provides a breakdown of : • A summary of the types and number of units in development• The types and estimated quantities of waste generated • The types and estimated quantities of waste diverted

The building will generate ~100,000 L of waste per week, of which ~68% will be composed of non-garbage/divertible items.

The building has been designed to provide ample

dedicated space to accommodate diversion of

this waste and to encourage proper use of waste

diversion systems.

In the main building…

Sufficient storage space has been allocated for

recycling and residual waste. Using the Garbage and Recycling Storage Facility Design Supplement and given the proposed areas of the building, waste generated per week has been calculated per space type. The total area required is 85 SM, assuming roughly bi-weekly pick-up.

1133 Melville has allocated 94 SM of space, including space for a compactor. This space is highlighted in green in the adjacent “Below Grade Space Layout.” There will also be 27 SM of flex-space which can be used as occasional overflow space in the event waste flow exceeds expectations.

Calculations above assume 2:1 compaction of garbage and are based on tenant usable area.

Strong visual cues wil l be used in waste storage and

sor ting areas to encourage proper handling of waste.

Each storage zone will have a floor colour specific to the waste type; these colours will be re-enforced by overhead signage. As further outlined in detail in the below “Plan for Ongoing Zero Waste Operations,” bulletin boards and kiosks in back-of-house areas will communicate Zero Waste procedures and policies.

In common areas such as lobby, corridors, and

parkades…

Multi-stream waste receptacles, including green waste

collec tion, will be placed in highly visible areas.

Strong visual cues wil l encourage proper use. The shape of input slots will encourage proper streaming (e.g., the paper stream will feature a narrow slot to encourage only paper to be discarded); simultaneously visual graphics on the units will provide clear instructions on what is acceptable versus not (e.g., an image of a pop can will be placed over the aluminum waste stream).

In individual off ice and retai l units in the complex …

While tenants will ultimately design their own floor space, multi-

stream receptacles wil l be mandated in al l gal leys

and meeting ro oms over a cer tain scale and Oxford

wil l provide below- desk blue rec ycl ing bins.

If space is leased to a third party food service provider…

While tenants will ultimately design their own work spaces, mult i -

stream receptacles wil l be mandated to faci l i tate

convenient source segregation of waste and

diver tible materials.

Strong visual cues wil l encourage proper use. The shape of input slots will encourage proper streaming (e.g., the paper stream will feature a narrow slot to encourage only paper to be discarded); simultaneously visual graphics on the units will provide clear instructions on what is acceptable versus not (e.g., an image of a pop can will be placed over the aluminum waste stream).

P L A N F O R O N G O I N G Z E R O WA S T E O P E R AT I O N S

To maximize diversion of this waste, we will employ both targeted design features and operating procedures.

Rec ycl ing and waste col lec tion systems will be designed to minimize the amount of waste that goes to landfill. Oxford Properties already manages a number of office towers in downtown Vancouver and has developed waste management policies through tenant feedback; the diversion rates from these buildings

in operation are over 80%!

• To manage basic rec yclables and organics, Oxford will provide:

• A paper recycling container for each workstation • A large paper recycling container for any major common area • A large recycling container in all kitchen areas for bottles

and cans • An organic container for coffee grounds and food waste in

kitchens

• To manage toxic materials/waste items found in

elec tronic devices, Oxford will: • Implement its special waste management program,

E-Waste, which is aimed at reducing electronic waste in landfills through the proper disposal of electronics including computers and monitors, laptops, keyboards, etc.

• To protec t drink ing water from waste, Oxford will: • Require tenants to install backflow prevention assemblies in

line with City of Vancouver recommendations.

Oxford wil l invest in Occupant and Public Education

and Outreach

Oxford provides substantial resources to educate

its employees and new occupants about zero waste

init iatives. Oxford’s portfolio-wide Sustainable Education program informs employees and tenants about building sustainability, encourages the formation of Green teams, and challenges tenants to stretch sustainability objectives including waste diversion challenges. In the past 3 years, Oxford has reached 15,000+ tenants through such programs. The Sustainable Education program and its typical joint Landlord-Tenant Green teams will be deployed at 1133 Melville.


Building Totals

G arbage 31606 LM ixed Papers 29619 LM ixed Containers 18944 LCardboard 3480 LCompostables 16893 LGrease 325 L

Space Waste L/sq.m. Area (sq.m.) L

O ff ice G arbage 0 .66 30075 M ixed Papers 0 .65 29619 M ixed Containers 0 .38 45568 17088 Cardboard - - Compostables 0 .33 15037 Grease - -

Retai l G arbage 2 .25 0 M ixed Papers 1 .50 0 M ixed Containers 0 .65 0 0 Cardboard 2 .30 0 Compostables - - Grease - -

Restaurant G arbage 1 .65 1531 M ixed Papers - - M ixed Containers 2 .00 928 1856 Cardboard 3 .75 3480 Compostables 2 .00 1856 Grease 0 .35 325

Oxford wil l provide occupants with continuous

encouragement and suppor t in implementing and

par ticipating in the Zero Waste Plan. Oxford has a Sustainable Intelligence program that develops environmental standards for buildings. This program, as part of setting standards, provides education to tenants and operators on waste diversion and building operations. Tenants and operators who outperform the high expectations are promoted on in-building signage, in digital newsletters, and sometimes at special functions. Each year since 2008, typically at a corporate ceremony attended by the whole corporate team, Oxford has delivered awards to individuals and buildings who exhibit strongest performance in Sustainable Intelligence. For Proper ty Managers, in par ticular,

a substantial por tion of their compensation is

al located to achieving sustainabil ity targets as well as developing grass-roots sustainability programs.

Oxford wil l provide detai led faci l i ty operations

training and suppor t.

1133 Melville will be managed by Oxford Properties directly. Training for Property Managers and other site operating team members has been created by Oxford’s National Programs Group and is offered annually by an external sustainability consultants, CD Sonter. Further, Oxford will hold regular employee seminars on its waste reduction programs, likely in conjunction with its monthly Landlord-Tenant Green team meetings. Janitorial staff , while generally outsourced, are invited to, and heavily encouraged to attend these meetings and seminars.

Waste Container ChoiceWaste

Generated (L)/week

Capacity (L)

Number of containers

Compactor Number of containers

PickupNumber of containers

Footprint of Container

Manoeuvre Factor

Min. Space Needed (sq.m.)

CompactorCompactor for

GarbageRequired Required 14

Garbage Front End Bin - 8

cu yd 31606 6115.2 6

1 compactor with 2 to 1 reduction 3 twice a week 2 3.06 2.1 12.85

Mixed Papers Front End Bin - 8

cu yd 29619 6115.2 5 NA 5 twice a week 3 3.06 2.1 19.28

Mixed Containers Front End Bin - 8


Cardboard Front End Bin - 8

cu yd 3480 6115.2 1 NA 1 once a week 1 3.06 2.1 6.43

Compostables Front End Bin - 4


Grease2.75 yrd grease

bin 325 2102.65 1 NA 1 once a week 1 1.85 2.1 3.89Totals 100868 29621 23 20 12 Total incl. Compactor 85

Total excl. compactor 71


Dedicated waste space

L E V E L B 1 P L A N – WA S T E R O O M A N D CO M PAC T E R L AYO U T


b.viii. AFFORDABLE HOUSING


Affordable Housing

This section of the policy is not applicable.


b.ix. LOW CARBON ENERGY STUDY


Low Carbon Energy Supply

This study is attached in a separate Addendum.

b.i. SUSTAINABLE SITE DESIGN · Sustainable Site Design 1133 - Melville Street - Office Building...

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