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www.metrovancouver.org
Municipal LEED BuildingsMetro Vancouver Design Guide for
www.metrovancouver.org/buildsmart
© Copyright 2006 Greater Vancouver Regional District
Created for Metro Vancouver by Busby Perkins+Will and Stantec Consulting
DisclaimerCopyright to this publication is owned by the Greater Vancouver Regional District (“Metro Vancouver”). Permission is granted to produce or reproduce this publication, or any substantial part of it, for personal, non-commercial, educational and informational purposes only, provided that the publication is not modified or altered and provided that this copyright notice and disclaimer is included in any such production or reproduction. Otherwise, no part of this publication may be reproduced except in accordance with the provisions of the Copyright Act, as amended or replaced from time to time.
While the information in this publication is believed to be accurate, this publication and all of the information contained in it are provided “as is” without warranty of any kind, whether express or implied. All implied warranties, including, without limitation, implied warranties of merchantability and fitness for a particular purpose, are expressly disclaimed by Metro Vancouver, Ledcor Construction Limited, Buildgreen Developments, and Keen Engineering Co. Ltd.
The material provided in this publication is intended for educational and informational purposes only. This publication is not intended to endorse or recommend any particular product, material or service provider nor is it intended as a substitute for engineering, legal or other professional advice. Such advice should be sought from qualified professionals.
BuildSmart is the Lower Mainland’s resource for sustainable design and construction information. Developed by Metro Vancouver, this innovative program encourages the use of green building strategies and technologies; supports green building efforts by offering tools and technical resources; and educates the building industry on sustainable design and building practices.
GVRD Design Guide for Municipal LEED Buildings �
table of contents
�.0 INTRODUCTION �
2.0 OVERVIEW OF THE LEED® GREEN BUILDING RATING SYSTEM 5
3.0 MUNICIPAL CONSIDERATIONS 9
4.0 WATER USE AND CONSERVATION �5
5.0 ENERGY 27
6.0 MATERIALS AND RESOURCES 43
7.0 INDOOR ENVIRONMENTAL QUALITY 57
8.0 TRANSPORTATION CHOICES 7�
9.0 INNOVATION AND DESIGN 77
�0.0 APPENDICES
a. LEED®-Canada �.0 Score Card
b. Frequently Achieved LEED Credits for Municipal Projects
c. City of Vancouver’s Green Building Strategy: Summary of LEED Credits
d. Capital Regional District Cost Summary of Potential Rainwater Systems
e. Technology Fact Sheets:
I. Demand control ventilation
iI. Geo-exchange heating and cooling systems
iii. Waterless urinals
iv. Domestic solar hot water
v. Daylighting
2
GVRD Design Guide for Municipal LEED Buildings �
1.0 IntRoDUctIon
This resource is designed to assist municipalities to effectively construct and
develop high performance and LEED® certified buildings.
In 2002, the Greater Vancouver Regional District (GVRD) Green Building Program
developed the LEED Implementation Guide for Municipal Green Buildings. This
guide has been successful in helping municipalities, consultants, and public sec-
tor building owners understand green building concepts and the LEED rating
system as it applies to new municipal facilities.
The GVRD Design Guide for Municipal LEED Buildings is more of a “how-to
guide” and Technology Series that places a greater emphasis on practical solu-
tions that will help municipalities in the GVRD achieve higher levels of perform-
ance and LEED certification. This Design Guide builds upon the previous guide
by providing:
• Up-to-date information on LEED in Canada;
• Municipally-based solutions to meet LEED credits;
• Guidelines on the ease of implementation, capital cost, and life-cycle cost;
• Operational feedback from built case studies;
• Practical solutions to meeting LEED credits;
• Barriers and issues of design solutions;
• Relevant resources; and
• The responsibilities of professionals.
In conjunction with this Guide, a series of Technology Fact Sheets has been
developed to provide municipalities with detailed information on specific sus-
tainable technologies. These fact sheets are intended to promote market-ready,
sustainable technologies that are applicable throughout the Greater Vancouver
Region. The technologies include:
• Geo-exchange heating and cooling systems
• Waterless urinals
• Domestic solar hot water
• Daylighting
• Demand control ventilation
These fact sheets can also be used as stand-alone documents.
GVRD Design Guide for Municipal LEED Buildings2
1.1 sUmmaRy of DesIgn solUtIons anD measURes
Each section presents a number of design solutions with guidelines on the ease
of implementation, capital cost, and life cycle cost. A complete summary of the
design solutions and information related to ease of implementation, capital cost,
and life cycle cost is provided below.
Definitions of ease of Implementation
Easy: Off the shelf, readily available product or technology
Low–no risk
Many precedents of application in potential other geographic
areas, building types, or industries
Low–no user and maintenance training issues
Moderate: Low-moderate risk
Some training or user modification required
Changed or increased maintenance requirements
Some precedents of application in potential other geographic
areas, building types, or industries
Difficult: Medium-high perception of risk
Use and maintenance training required
Few or no precedents of application in potential other geographic
areas, building types, or industries
Definitions of capital cost
Capital Cost: Net project impact rather than individual strategy or product cost
Cost neutral: +/- 2% of conventional project
Moderate cost increase: 2% - 20%
High cost increase: 20% +
Cost savings: Overall cost savings
Definitions of life-cycle cost
Immediate Payback: 0 - 5 year payback
Moderate Payback: 5 - �0 year payback
Long Payback: �0 years +
GVRD Design Guide for Municipal LEED Buildings 3
summary table of Design solutions
ease of
Implementation
applicable
leeD credit(s)capital cost Increase Payback
Water conservation strategies
Rainwater reuse Moderate WE c�Moderate Immediate
Greywater reuse Moderate to Difficult WE c2, c3Moderate Moderate
On-site sewage treatment Difficult WE c2High Long
Ultra-low flush / dual flush
toilets
Easy WE c3None Immediate
Low flow faucets and
showerheads
Easy WE c3None Immediate
Waterless urinals Easy WE c3None Immediate
Automatic sensor controls on
faucets
Easy WE c3None Immediate
Water use metering Moderate WE c3Moderate Long
energy conservation strategies
Building envelope Moderate EA p2, c�None to Moderate Immediate to
Moderate
Heating Easy to Moderate EA p2, c�None to Moderate Immediate
Cooling Moderate EA p2, c�None to Moderate Moderate
Lighting Easy EA p2, c�None to Moderate Immediate
Domestic hot water Easy EA p2, c�None Immediate
Ventilation Moderate EA p2, c�None to Moderate Immediate
District systems Difficult EA p2, c�Moderate Immediate to
Moderate
GVRD Design Guide for Municipal LEED Buildings4
SS c4
energy conservation cont.
On-site generation Difficult EA p2, c�Moderate Immediate to Long
material strategies
Storage and collection of
recyclables
Easy MR p�None N/A
Building reuse Difficult MR c�Savings N/A
Construction waste
management
Moderate MR c2None Immediate
Resource reuse Moderate MR c3None to Moderate N/A
Recycled content Easy MR c4None N/A
Local / Regional materials Easy MR c5None N/A
Rapidly renewable materials Moderate MR c6None N/A
Certified wood Moderate MR c7Moderate N/A
Durable building Difficult MR c8None N/A
Indoor environmental strategies
Construction IAQ Easy EQ c3None Immediate
Thermal comfort Moderate EQ c7None Immediate
Adhesives and sealants Easy EQ c4.�None N/A
Paints and coatings Easy EQ c4.2None N/A
Carpet Easy EQ c4.3None N/A
Composite wood products Moderate EQ c4.4Moderate N/A
Light quality and views Moderate EQ c8None to Moderate Immediate
Innovative strategies
Green operations
(Housekeeping plan)
Moderate
ID c2
Moderate Immediate
Green education plan Moderate
ID c2
Moderate Immediate
Transportation choices Easy to DifficultSavings to Moderate Immediate
transportation choices
ease of
Implementation
applicable
leeD credit(s)capital cost Increase Payback
GVRD Design Guide for Municipal LEED Buildings 5
2.0 oVeRVIeW of tHe leeD® gReen bUIlDIng RatIng system
Since the inception in �998 of the LEED® (Leadership in Energy and Environmen-
tal Design) Green Building Rating System by the U.S. Green Building Council (US-
GBC), the Council is continuously in the process of updating the Rating System
and developing new application guides for different building types. The follow-
ing LEED Rating Systems are currently available in the U.S. marketplace:
• LEED-New Construction 2.2
• LEED-Existing Buildings
• LEED-Commerical Interiors
• LEED-Core and Shell
2.1 leeD In canaDa
Initially, LEED was solely based on accepted U.S. energy and environmental
standards to evaluate the environmental performance of a building over the
building’s life cycle. In 2003, the Canada Green Building Council (CaGBC) was
formed to represent the rapidly emerging Canadian green building industry. The
CaGBC launched its newly adapted LEED guidelines, LEED-Canada for New Con-
struction version �.0 (LEED Canada-NC) in December 2004, under license from
the USGBC. These guidelines reflect Canadian standards, guidelines and regula-
tions, and closely parallel the USGBC’s LEED-NC Rating System.
All Canadian LEED projects are now being registered and certified exclusively
under the CaGBC. There are some significant changes in LEED Canada-NC that
projects should be aware of when pursuing LEED certification. Under LEED
Canada-NC there are now a possible 70 points rather than 69 points a project can
achieve; further information on these changes can be obtained from the CaGBC.
Appendix A provides a LEED Canada scorecard.
2.2 leeD canaDa maRket DeVeloPments
The Canada Green Building Council is also developing rating system products in
Canada to respond to various market needs. To date, the CaGBC has developed a
supplementary Application Guide for Multi-Unit Residential Buildings and LEED
for Commercial Interiors. The CaGBC is in the process of developing an Applica-
tion Guide for Campus and Multiple Building projects which will be available for
use in Canada by Fall 2006.
GVRD Design Guide for Municipal LEED Buildings6
2.3 mUnIcIPalItIes anD leeD
Municipalities across Canada are leading the market in having new projects
certified under the LEED Canada-NC system. The majority of the LEED certified
projects in Canada are municipal projects; see the list below for examples of
these projects.
Project
Country Hills Multi-Services Centre
location
Calgary, AB
level of
certification
Silver
Emergency Medical Services
Headquarters and Fleet Centre
Nose Creek Recreation and Library
Facility
Surrey Transfer Station
Canmore Civic Centre
St. John Ambulance Headquarters
Crowfoot Library
Spring Creek Firehall
Alberta Urban Municipalities
Association Building Expansion
White Rock Operations Building
City of Vancouver National Works
Yard
Semiahmoo Library and RCMP
District Office
Surrey, BC Silver
Vancouver, BC Gold
White Rock, BC Gold
Edmonton, AB Certified
Whistler, BC Silver
Calgary, AB Certified
Edmonton, AB Silver
Canmore, AB Silver
Greater Vancouver
Regional District, BC
Silver
Calgary, AB Gold
Region of
Waterloo, ON
Gold
See Appendix B Frequently Achieved LEED Credits for Municipal Projects for a
LEED Scorecard that shows which credits are frequently achieved by �0 of the
above �2 certified municipal projects across Canada.
The LEED rating system provides municipalities with an opportunity to bench-
mark building performance and demonstrate sustainability leadership. As well,
GVRD Design Guide for Municipal LEED Buildings 7
municipalities can move to adopt the LEED system as a standard, or guideline,
for green building design in their community.
For a more detailed introduction to the LEED system, the Canada and U.S. Green
Building Council along with the LEED Implementation Guide for Municipal
Green Buildings provide a comprehensive introduction to the rating system.
2.4 ResoURces
Canada Green Building Council: www.cagbc.org
US Green Building Council: www.usgbc.org
GVRD BuildSmart Program: www.gvrd.bc.ca/buildsmart/
(includes GVRD LEED Implementation Guide
for Municipal Green Buildings)
GVRD Design Guide for Municipal LEED Buildings8
GVRD Design Guide for Municipal LEED Buildings 9
3.0 mUnIcIPal consIDeRatIons
3.1 tHe gVRD anD gReen bUIlDIngs
The GVRD has been very active in promoting green buildings over the past 6
years as a key component in meeting its demand side management strategy.
One of the GVRD’s primary initiatives in this area has been the BuildSmart pro-
gram� that was launched in January 2003. This program is a valuable resource for
the design and construction industry, helping designers to make informed deci-
sions about sustainable materials, design and construction choices. The program
encourages the use of green building strategies and technologies; supports
green building efforts by offering tools and technical resources; and educates
the building industry on sustainable design and building practices.
The BuildSmart program contributes to the Sustainable Region Initiative (SRI),
advancing sustainable development in the Greater Vancouver area. The GVRD’s
Sustainable Region Initiative is a framework and action plan for present and fu-
ture Greater Vancouver based on the sustainability principles of economic pros-
perity, community well-being and environmental integrity. It has been adopted
as a management philosophy that will determine how plans and strategies for
tomorrow are developed, evaluated and implemented today.
Local industry knowledge of this subject area is very high. As of November 2006,
the GVRD probably has the highest concentration of green buildings in Canada,
with over 54 LEED registered projects and �5 LEED certified projects.
3.2 ImPact of cIty of VancoUVeR PolIcy on otHeR
JURIsDIctIons
Among the GVRD’s 2� member municipalities, the City of Vancouver is the most
progressive in the area of green building policies. Vancouver alone has 4 certi-
fied and �9 registered LEED projects and the City’s policies cover both municipal
and private sector buildings.
On July 8, 2004 the Vancouver City Council adopted a Green Building Strategy,
setting high environmental standards for the construction of new civic buildings
and special development projects such as Southeast False Creek. This strategy
supported the use of the LEED Green Building Rating System. At that time City
Council mandated:
2. www.gvrd.bc.ca/buildsmart/
In Canada, GHG emissions from buildings are projected to increase by �6% over �990 levels by 20�0 (under a business as usual scenario). This increase will account for 60.7 megatonnes of GHG emissions per year (Pembina Institute, 2003). Buildings in the Lower Mainland contribute the second largest quantity (28%) of GHG emissions in the region; only transportation contributes more (BuildSmart 2006).
GVRD Design Guide for Municipal LEED Buildings�0
• LEED Gold with a 30% improvement in energy performance for all civic
buildings;
• LEED Silver for all buildings in Southeast False Creek (SEFC); and
• LEED Gold for the Olympic Athlete’s Village in SEFC (as of March �, 2005),
with an additional directive to ensure that at least one project is built to a
LEED Platinum standard.
On November 3, 2005 the City of Vancouver Council approved a proposal
that will allow the City of Vancouver to pursue mandatory regulated building
strategies for all buildings regulated under Part Three of the Vancouver Build-
ing By-Law (e.g., generally buildings four stories and above). Experienced City
staff will develop a formal building code and bylaw (including new code/bylaws,
changes, refinements, and modifications) to ensure a new baseline for all non-
combustible, 4-storey or greater, commercial, residential, mixed-use, industrial,
and office buildings. These building types represent 80% of the total square
footage built in Vancouver.
The City has recognized that many of the LEED credits are already aspects of
development which the City currently regulates. Most buildings in Vancouver,
depending on their location, would achieve about eleven LEED points simply
based on their urban location, and by adhering to other existing City regula-
tions. City staff estimate that revisions to a few key by-laws – some of which are
already slated for update – would add an additional sixteen points, resulting in a
base LEED Certified level.
Beyond these credits, the City estimates that there are an additional 6 LEED
credits that are easily achievable because they are low cost and readily market-
able (e.g., use of local or regional materials, low-emitting materials, and paints).
These additional points would bring most buildings to a LEED Silver level; see
Appendix C for the City of Vancouver’s Green Building Strategy and summary
of applicable LEED credits. It must be noted that changes to these by-laws are
subject to cost analysis and consultation.
Once the baseline for green building is built into City’s regulations, compliance
will be obtained through the normal permitting, inspection, and enforcement
system. It is also important to note that under this approach, buildings are not
LEED-certified; but building owners will be well-positioned to apply for formal
LEED certification through the Canada Green Building Council.
GVRD Design Guide for Municipal LEED Buildings ��
This is the first comprehensive municipal approach committed to the develop-
ment of green buildings in Canada. The City of Vancouver has committed to3:
�. develop a regulatory tool for green building development through modifi-
cation, change, and development of key bylaws and codes, thereby raising
the baseline of development in Vancouver and meeting key city environ-
mental policy;
2. ensure a clear correlation with LEED to ensure that a regulatory stream sup-
ports and encourages the LEED framework for voluntary certification;
3. complete a cost benefit analysis of all mandatory measures and by-laws and
code changes;
4. ensure an ongoing liaison with stakeholders;
5. ensure a full assessment of supply and demand and trades and training
capacity to support the new baseline;
6. develop a training program for staff and key stakeholder groups to facilitate
the transition to the new baseline; and
7. create an approach that can be phased in to incrementally increase and
enhance the baseline of performance over time.
It is important to add that the green building baseline achieved through by-law
amendments reflects the City of Vancouver’s environmental priority areas, which
include energy efficiency, greenhouse gas reduction, and water management.
The City of Vancouver is also working with the GVRD in exploring opportunities
for “greening” the low-rise residential building sector in Greater Vancouver, and
collaborating with leading home builders, BC Hydro, Canadian Home Builders’
Association, and the Canada Mortgage Housing Corporation (CMHC).
With these policies, the City of Vancouver is becoming a model for other cities
across North America. In addition, the City of Vancouver’s by-law review under
its Green Building Strategy will provide a benchmark and direction for other mu-
nicipalities wanting to amend code and regulatory barriers to green buildings in
their communities.
3. City of Vancouver. 2005. Vancouver Green Building Strategy. October �7, 2005.
GVRD Design Guide for Municipal LEED Buildings�2
3.3 otHeR local mUnIcIPal gReen bUIlDIng InItIatIVes
A number of other GVRD municipalities have to some extent endorsed sustain-
ability and green building principles through various policy and program initia-
tives. These include:
• Official green building policies with or without minimum performance
targets for municipal buildings (usually expressed in terms of LEED certifi-
cation levels). An example of this is the 2005 City of Richmond Sustainable
High Performance Building Policy that sets LEED Gold rating as the desired
standard of building performance for new City buildings larger than 3,000
sq.m.
• Requirements for a minimum level of green building performance (usually
expressed in terms of levels of LEED certification) for developments on land
previously owned by the City as a condition of sale of the land. For example,
the Council of the City of North Vancouver mandated that the new public
library meet LEED Silver certification. To help fund this new facility, the City
plans to sell surplus lands for the development of two residential towers
and intends to ensure that the LEED system is applied to new construction
within that development.
• Endorsement of green building principles for the private sector and support
to developers willing to pursue green buildings. This is the case of the City
of White Rock, for which the Official Community Plan (OCP) states that the
City supports “green building” initiatives that incorporate environmentally
advanced design and energy systems and that the building applicants are
encouraged to design and construct buildings that incorporate measures
that will improve energy efficiency and reduce their environmental impact.
The City provides information to proponents on environmentally advanced
building techniques, and offers additional advice and guidance through the
review of projects by the Advisory Design Panel.
• Implementation of water metering programs. For example, the Cities of
Richmond, Delta, Surrey, White Rock and West Vancouver have, or plan to
implement a universal metering program. Others require metering only in
new construction, have a voluntary metering system, or nor program at all. 4
4. GVRD Draft Water Conservation Plan 2005 in Support of the GVRD Seymour – Capilano Filtration Project.
GVRD Design Guide for Municipal LEED Buildings �3
A host of other policies are in place in various municipalities that contribute to
green building development by promoting specific areas of sustainability such
as stormwater management, green purchasing, alternative energy supply, and
energy demand management and transportation.
Finally, a small number of initiatives addressing the wider concerns of sustain-
able development, rather than strictly the building, are starting to emerge, such
as the City of New Westminster’s Smart Growth Development Guide or the City
of Coquitlam’s Low Impact Development manual and Guide to Best Site Devel-
opment Practices.
3.4 ResoURces
West Coast Environmental Law. 2002. Cutting Green Tape: An Action Plan for
Removing Regulatory Barriers to Green Innovations. WCEL: www.wcel.org/
Regional District of Nanaimo: Local Government Green Building Programs:
www.rdn.bc.ca/cms.asp?wpID=1046
City of Vancouver Green Building Website:
www.city.vancouver.bc.ca/commsvcs/southeast/greenbuildings/
City of New Westminster Smart Growth Development Checklist:
www.newwestcity.ca/cityhall/planning/index.htm
City of Coquitlam:
www.coquitlam.ca/Business/Developing+Coquitlam/default.htm
City of Richmond. Environmental Purchasing Guide:
www.richmond.ca/services/environment/policies/purchasing.htm
GVRD Design Guide for Municipal LEED Buildings�4
GVRD Design Guide for Municipal LEED Buildings �5
4.0 WateR Use anD conseRVatIon
4.1 IntRoDUctIon
As the GVRD has expanded and grown in population, increasing demand for
water has put pressure on its water resources, while resulting in higher energy
use for pumping potable and wastewater, and greater volumes of water to be
treated. Increasing volumes of municipal wastewater effluents are one of the
largest pollutant sources by volume to Canadian waters and contribute to eco-
system, socio-economic and human health impacts.
Through the adoption of water conservation policies, amendments to plumbing
fixture performance rates, implementation of metering programs, and creation
of incentive programs for users to upgrade systems, local municipalities and the
Region as a whole can be proactive in addressing any future water shortages by
acting immediately.
This chapter addresses various design and technological solutions to conserve
water, specifically looking at innovative wastewater technologies and water use
reduction strategies. Water efficient landscaping strategies are an important
component of reducing demand for potable water and are addressed in the
GVRD’s supplementary document ECOLOGICAL SITE DEVELOPMENT: Regional
Strategies for Design, Construction and Maintenance.
4.2 DesIgn solUtIons
Water use reduction is a current environmental priority for many local munici-
palities. There are a number of design and technological solutions that can be
easily implemented, and have potentially low impact on capital costs and will
result in operating costs savings.
The following design solutions are broken into two categories: innovative waste-
water technologies and water use reduction technologies. These solutions will
help design teams achieve LEED credits WE c2.0 - Innovative Wastewater Reduc-
tion and WE c3.� and c3.2 Water Use Reduction.
Individual responsibilities and timing of documenting these design solutions for
a LEED application are summarized in section 4.3.
The Region’s average per-capita consumption of treated potable water has declined over the past decade, while total water demand has increased by an estimated �5 per cent over the last �3 years (GVRDa 2005).
According to the GVRD Municipal Water Demand by Sector report (2005), water consumed by resi-dences in the GVRD in 200� was at a daily rate of 320 litres per person. This is lower than the provincial average of 425 litres/day for the same period, but much higher than the national rate of 343 litres/day (GVRDb 2005).
GVRD Design Guide for Municipal LEED Buildings�6
4.2.1 Innovative Wastewater technologies
a. Rainwater Reuse
Rainwater reuse consists of harvesting, storing and distributing rainwater for
use throughout the development. This water can be directly used for irrigation
or non-potable uses within the building once acceptable levels of filtration have
been performed.
Implementation Considerations:
Rainwater can be captured on the roof and transported for storage in a tank.
The tank will usually have an overflow to deal with excess capacity. In the case
of lower than required capacity a system will allow for potable water by-pass
system. The water stored will then be filtered and pumped to non-potable water
fixtures, including water closets, irrigation systems or other water fixtures where
human consumption does not occur.
Cost Considerations:
The cost involved in implementing a rainwater harvesting system includes the
following:
• the installation and purchase of the storage tank;
• filtration devices to ensure a minimum quality of water;
• additional piping to the demand sources where rainwater will be used; and
• the potential for locating the tank in an aesthetically pleasing location.
The cost of storage is usually the most expensive part of implementing this
strategy. There are also methods for reducing the upfront costs, these include:
• Potentially, on larger sites, the designers could utilize the water volume as a
heat sink and integrate it into the building’s HVAC system.
• Locating the tank in an elevated location, this will negate the provision for
pumps to supply water.
The Capital Regional District’s 2004 Strategic Plan for Water Management
provides a detailed breakdown of costs for various rainwater systems. Refer to
Appendix D for Cost Summary of Potential Rainwater Systems.
Cost Increase: Moderate
Ease of Implementation: Moderate
Payback: Immediate
GVRD Design Guide for Municipal LEED Buildings �7
Cost Increase: Moderate
Ease of Implementation: Moderate
to Difficult
Payback: Moderate
b. greywater Reuse
Greywater reuse consists of re-routing the wastewater from washroom basins,
showers, and drinking fountains for reuse in non-potable applications such as
urinals and toilets, building mechanical systems (e.g., cooling towers), or site
irrigation.
Implementation Considerations:
Consider the following greywater reuse implementation issues:
• A separate set of pipes for the supply and extraction of the water will be
required. One set of supply pipes will be dedicated for potable uses, while
the other set of pipes will carry the treated greywater to the non-potable
demand points. Two sets of piping are required at the extraction point, so
that the blackwater does not mix with the greywater that is anticipated to
be recycled.
• Greywater reuse is more common in new developments as pipe runs and
locations can be designed right from the start, whereas renovation projects
can prove to be more challenging because the entire system needs to be
redesigned. The feasibility of these systems should be made on a case by
case basis.
• Greywater reuse is usually more feasible in locations where the demand for
non-potable water is relatively high. These include places such as: restau-
rants, laundries, commercial buildings, and projects where the availability of
municipal water and wastewater infrastructure is limited, such as urban infill
and rural development.
Building users should be educated on the appropriate disposal of foreign mat-
ter, maintaining the quality of the recycling system.
The BC Municipal Sewage Regulation (MSR) and the BC Building Code Part 8
specifies standards that the providers of reclaimed water must meet in order to
protect human health and the environment.
GVRD Design Guide for Municipal LEED Buildings�8
Cost Considerations:
The cost for greywater systems can vary depending on a number of variables.
Potential parameters include:
• the amount of water required;
• the level of treatment required; and
• the amount of extra piping necessary.
c. on-site sewage treatment
Wastewater technologies use a variety of processes to treat sewage. Artificial
wetlands or mechanical systems utilize these processes, either by imitating
natural systems or by using physical, chemical and biological technologies simi-
lar to publicly-owned treatment systems.
Implementation Considerations:
• The Municipal Sewage Regulation standards and building codes still apply
for the re-use of water.
• No need for double piping on the extraction side of the cycle (an advantage
over greywater recycling). This is because all of the water leaving the build-
ing is captured and either sent directly to the sewer, or sent to the recycling
plant.
On-site sewage treatment is usually more feasible in locations where there is
a high demand for non-potable water and a high supply of blackwater. These
include building types such as:
• High density residential developments;
• Hotels; and
• Municipal buildings where a supply for the recycled water could be sought,
(i.e., street cleaning, park irrigation, etc).
Cost Considerations:
Innovative wastewater technologies have a high capital cost associated with
them and can be challenging to implement, at both the design and construction
phases. For this type of technology, it is recommended to seek additional project
funding to support any increased capital costs.
Cost Increase: High
Ease of Implementation: Difficult
Payback: Long
GVRD Design Guide for Municipal LEED Buildings �9
4.2.2 Water Use Reduction
Plumbing codes require prescriptive fixture units, which means that engineering
pipe sizing cannot be altered based on actual flow until it reaches the munici-
pal infrastructure. In other words, savings cannot be sought on reducing pipe
sizes; rather, savings are based on the reduction of water, and as municipal water
charges increase, the savings will increase. The following sections outline solu-
tions for conserving potable water.
a. low- or Dual-flush toilets
Ultra-low- flush toilets use 6.0 litres per flush, which is in accordance with the
new BC Regulation for Low Flow Toilets in BC . Dual flow toilets have a “half-
flush” feature that uses only 3 litres rather than the full 6 litres. When used in
combination with low flow fixtures, municipalities can expect to achieve 20% to
30% reduction in potable water.
Implementation Considerations:
• The provincial Water Conservation Plumbing Regulation requires that all
newly installed toilets, for new construction and renovation projects, use 6
litres or less of water per flush.
• The requirements for urinals remain at 5.7 litres or less of water per flush
whereas the baseline for LEED is 3.8 litres.
• Check performance of low flush fixtures as some perform better than oth-
ers. Discuss performance issues with facilities staff from other municipalities.
See resource section for references to market research reports.
The table below summarizes the types of toilets available in BC for minimizing
water consumption.
leeD canada-nc 1.0 fixture Performance Rates
Fixture Type Litres per Flush
Conventional water closet 6.0
Dual flush 6.0/ 3.0
Low-Flow water closet 4.0
Ultra Low-Flow water closet 3.0
Composting toilet 0
Cost Increase: None
Ease of Implementation: Easy
Payback: Immediate
GVRD Design Guide for Municipal LEED Buildings20
Cost Considerations:
Additional costs associated with washroom fixtures are more related to aesthet-
ics rather than low water consumption. There is, therefore, no cost premium
associated with low flush toilets.
b. low flow faucets and showerhead
When low flow faucets and showerheads are used in combination with low or
ultra low-flush toilets, municipalities can expect to achieve a 20% and poten-
tially a 30% reduction of potable water consumption depending on baseline
conditions.
Implementation Considerations:
• Low-flow lavatory faucets consume anywhere between �.8 and 3.6 litres per
minute, compared with conventional faucets of �5-�8 litres per minute.
• Nearly all water-using appliances and fixtures can be purchased with water
conservation options. Look for appliances that are Energy Star-rated.
• Water-saving faucet aerators can be installed without a change in the “feel”
of the water flow pressure.
leeD canada-nc 1.0 fixture Performance Rates
Fixture Type Flow Rate (LPM)
Low-flow lavatory 6.8
Low-flow kitchen sink 6.8
Low-flow shower 6.8
Cost Considerations:
There is no significant capital cost increase for ultra-low consumption fixtures
and these fixtures can often be accommodated within typical construction
budgets.
c. Waterless Urinals
As the name indicates, these fixtures do not use water. They use advanced
hydraulic design, and a lighter-than-urine fluid that sits at the top of the liquid,
providing the “trap” that keeps odours out of the restroom, as long the urinals
are well-maintained.
Cost Increase: None
Ease of Implementation: Easy
Payback: Immediate
Cost Increase: None
Ease of Implementation: Easy
Payback: Immediate
GVRD Design Guide for Municipal LEED Buildings 2�
Implementation Considerations:
• For waterless urinals to function properly one must ensure a reliable pitch
in the drain line;
• Maintenance staff must be willing to learn new procedures; and
• If maintenance and operations staff are concerned with performance and
maintenance problems associated with waterless urinals, it is recommend-
ed to install a demonstration urinal in another similar facility to see how it
performs, what the maintenance issues are, and gather occupant feedback.
Cost Considerations:
Waterless urinals are currently slightly more expensive than comparable con-
ventional fixtures. However, institutional and commercial building budgets will
usually support the use of higher quality plumbing fixtures. In addition, the
elimination of the water line for the fixture can result in a cost-neutral design.
This technology is presented in greater detail in Appendix E: GVRD’s Technology
Fact Sheets.
D. automatic sensor controls on faucets
A variety of self-closing, slow-closing and electronic sensor faucets are available
on the market and are used readily to conserve water in institutional and com-
mercial buildings.
Implementation Considerations:
• They are particularly effective in high use public areas where it is more likely
that faucets may be left running.
Cost Considerations:
It is important to consider any maintenance concerns because this can affect
cost as well as water conservation. For example, with battery-operated sensors, it
will be necessary to consider the labour and cost of changing batteries. Trade-
offs between increased water conservation and maintenance costs must be
observed.
Cost Increase: None
Ease of Implementation: Easy
Payback: Immediate
GVRD Design Guide for Municipal LEED Buildings22
e. metering of water use
Decisions about the implementation of a metering program for charging for
water use must be made at the municipal level. However, metering systems can
also be used to provide information to building owners and occupiers about
their water use. Metering water usage can be a powerful tool for promoting bet-
ter water usage, and identifying abnormal water usage patterns.
Municipalities in the region have applied a wide range of water-conservation
measures. For example, the Cities of Richmond, Delta, Surrey, White Rock and
West Vancouver have or plan to implement a universal metering program.
Implementation Considerations:
• Implement a water meter on the building’s water mains as well as on all
water meters within the building (i.e., cooling towers, domestic hot and cold
water, swimming pools, etc).
• Integrate meters into the building management system. This will enable
facility staff to log water consumption of all major water uses.
Cost Considerations:
Most municipal governments that are introducing metered water supplies are
passing on costs directly to the user of the systems, through increasing the cost
of water rates.
Additional costs include connecting the water meter to a building management
system which enables building owners and facility’s staff to log consumed water.
4.3 leeD ResPonsIbIlItIes anD tImIng
The following professionals play a role in implementing the above design solu-
tions and documenting them for the LEED application:
• client: must provide design team with accurate numbers for full and part-
time occupants, along with a gender break down and indication of transient
occupant loads in order for the team to calculate the project’s Full Time
Equivalency (FTE) for the occupant load. This information can be readily
gathered during the programming phase for a new civic facility. These num-
bers will be used for multiple LEED credit calculations including: Sustainable
Sites Credits 4, and Water Efficiency Credits 2 and 3.
Cost Increase: Moderate
Ease of Implementation: Moderate
Payback: Long
GVRD Design Guide for Municipal LEED Buildings 23
• contractor: ensures the design philosophy is transferred from the design
into the final construction of the building.
• landscape architect: is responsible for selecting plants that are suitable
to the local environment and also designing and documenting a low flow
watering system. If the project is pursuing a rainwater collection system for
landscape irrigation, they must coordinate the irrigation requirement for
the proposed landscape with the mechanical engineer who will responsible
for the cistern design.
• mechanical engineer: will perform water use reduction calculations and
include fixture performance requirements into project specifications. It is
important for the mechanical engineer to establish a water use baseline for
interior loads early on in the design process as it enables the design team
to gauge whether they are track for water conservation and LEED goals.
The mechanical engineer must coordinate fixtures with the project archi-
tect and interior designer. They are responsible for signing off on the LEED
documentation. To design an on-site water treatment system, the mechani-
cal engineer will work closely with the client and a wastewater specialist.
Finally, they should work closely with the landscape consultant in determin-
ing the irrigation or rainwater harvesting requirements.
leeD Requirements and submittals
credit
WE c�: Water efficient landscaping
WE c2: Innovative wastewater
technologies
WE c3: Water use reduction
level of Input for leeD Documentation
Moderate: Drawings, calculations and
narrative
Extensive: Drawings, specifications,
calculations and narrative
Moderate: Cut sheets and calculations
Responsibility for Documentation
Landscape architect and
mechanical engineer
Mechanical engineer
Mechanical engineer
GVRD Design Guide for Municipal LEED Buildings24
4.5 case stUDIes
city of Vancouver mount Pleasant civic centre – leeD-bc gold
Design Team: Busby Perkins+Will, Stantec, Schenke Bawol Engineers, CY Lo &
Associates, and Durante Kreuk Ltd.
Status: Under Construction
Mount Pleasant Civic Centre will be a new �2,000m² mixed-use facility com-
prising a community centre, community branch library, childcare facility, and
housing complex. It is currently under construction and being developed by the
City of Vancouver in the heart of the Mount Pleasant community in Vancouver,
BC. In �987, Vancouver City Council adopted the “Community Development
Plan for Mount Pleasant”, outlining policies for redevelopment and revitalization
of the community. As part of this community development plan, the City saw an
opportunity to take a leadership role in developing the new multi-use facility
for the community. The City thereby mandated that the project should reflect
sustainable building practices and attain LEED Silver certification as means of
demonstrating environmental leadership in the community. Since the inception
of the project, the LEED project goal has evolved and the project now antici-
pates achieving LEED-BC Gold certification.
4.4 sUmmaRy
solution
Rainwater reuse
Greywater reuse
On-site sewage treatment
Ultra-low flush toilets of dual flush toilets
Low flow faucets and showerhead
Waterless urinals
Automatic sensor controls on faucets
Metering of water use
capital cost Increase
Moderate
Moderate
High
None
None
None
None
Moderate
ease of Implementation
Moderate
Moderate to Difficult
Difficult
Easy
Easy
Easy
Easy
Moderate
Payback
Immediate
Moderate
Long
Immediate
Immediate
Immediate
Immediate
Long
Photo: Busby Perkins+Will Architects
GVRD Design Guide for Municipal LEED Buildings 25
Water features for Mount Pleasant Civic Centre include:
• Ultra low-flow aerators for kitchen sinks, lavatories, and shower heads
• Civic Centre shower water flow regulated by push button timers
• Low-flow toilets
• Tenant Education, Awareness, and Monitoring Program
• On-site rainwater collection cistern (to reduce potable water use for irriga-
tion)
• Implementation of a strict appliance procurement policy to ensure that
dishwashers and washing machines selected for residential suites use the
minimum amount of water possible.
The combination of water features is projected to lead to a savings of 4,080m3 of
water annually, for a 2-year simple payback period.
city of Vancouver national street Works yard Project – leeD-bc gold
Design Team: Omicron Consulting Group
Status: Completed 2005
The �2-acre City of Vancouver National Street Works Yard serves as an Engineer-
ing Operations Facility. The project includes an administration centre, a garage
and radio shop, parking operations, warehouses, a car wash and a fuelling sta-
tion. The project was a City of Vancouver’s pilot initiative to promote sustainable
design practices.
The City’s leadership and level of commitment to sustainable principles is
reflected in the design expertise employed and the application of sound envi-
ronmental building practices, which culminated in two of the facility’s buildings
achieving LEED Gold Certification.
Water features for the City of Vancouver National Street Works Yard Project
include:
• Rainwater is collected, treated and used to flush toilets in the building
• Waterless urinals, low flow faucets and dual flush water closets combine to
reduce water consumption
• Drought resistant landscaping eliminates the need for permanent irrigation
systems
These features resulted a 75% reduction in potable water use, which is a savings
of over 2,000,000 litres of water annually.
Photo: Omicron
GVRD Design Guide for Municipal LEED Buildings26
4.6 ResoURces
Canadian Water and Wastewater Association: www.cwwa.ca
Capital Regional District, Water Recycling Information: www.crd.bc.ca/water/
GVRD BuildSmart Water Conservation Website:
www.gvrd.bc.ca/water/conservation.htm
Maximum Performance (MaP), Testing of Popular Toilet Models, July 2006
www.cwwa.ca
Waste Management Act Municipal Sewage Regulation. (BC Reg. �29/99). Sec-
tion �0: Use of Reclaimed Water. Schedule 2 – Permitted Uses and Standards for
Reclaimed Water. (Effective from July �5, �999).
Code of Practice for the Use of Reclaimed Water. (Issued May 200�) A companion
document to the Municipal Sewage Regulation.
BC Building Code: Part 8 Plumbing Systems provides guidelines for installation
of plumbing systems including non-potable water systems (Section 7.7).
Water Conservation Plumbing Regulation of �998: available from the Building
Policy Section, BC Ministry of Municipal Affairs. It mandates water efficiency and
profiles water conservation measures for British Columbia.
4.7 RefeRences
Greater Vancouver Regional District (A). Water Consumption Statistics. 2005 Edi-
tion. Burnaby, BC: Greater Vancouver Regional District, Operations and Mainte-
nance Dept., 2005.
Greater Vancouver Regional District (B). Policy and Planning Dept. GVRD and
Municipal Water Demand by Sector. Burnaby, BC: Greater Vancouver Regional
District, 2005.
GVRD Design Guide for Municipal LEED Buildings 27
5.0 eneRgy
5.1 IntRoDUctIon
Conventional buildings rely heavily on fossil fuels to heat, cool, light and run
facility systems, they contribute significantly to local air pollution and in turn,
global climate change. Moving towards more energy efficient building prac-
tices is consistent with the objectives set out in the Greater Vancouver Regional
District (GVRD)’s Liveable Regions Strategic Plan, and can help municipalities
save money, minimize local air pollution, create jobs and contribute to the local
economy. More so, by reducing operational energy, not only will a reduction in
Greenhouse Gas (GHG) emissions be realized, but local governments can also
seize the opportunity to act as leaders in energy efficient design and green solu-
tions for all other sectors.
5.2 DesIgn solUtIons
Optimizing building energy use will significantly decrease life cycle costs
through reduced operating costs. If appropriate optimization strategies are
implemented, such as considering tradeoffs between envelope performance
and mechanical system size, the capital cost can be the same or less than for
conventional buildings.
The LEED system significantly rewards good energy performance. Ten points are
available for energy performance, often making the difference between certifi-
cation levels achieved. Energy modeling should be done in the early phases of
the project and updated regularly to ensure that targets set out at the begin-
ning of the project are met. As well, it allows entire project teams to analyze and
consider energy savings of various design solutions.
Useful energy modeling software includes EE4, DOE 2 or other full-year, hourly
simulation programs. See Section 5.6 for additional resources.
Figures � and 2 show energy use breakdown for a typical office building and
a typical mixed use residential development. They demonstrate to the project
team where opportunities lie in order to reduce energy (i.e., lighting).
The following design solutions are broken into two categories: energy conserva-
tion and energy generation. Individual responsibilities and timing of document-
ing these design solutions for a LEED application are summarized in section 5.3.
Fig. 2 - Annual Energy Consumption by End Use
Fig. � - Building Energy Distribution for Typical Mixed Use Residential Project
Heating38%
DHW23%
HVAC Fan5% HVAC Aux
1%Lighting
21%
Plug10%
Cooling2%
Lights21%
Hot Water2%Fans
9%Pumps & Aux.
4%Cooling
6%
Heating32%
Plug Loads26%
GVRD Design Guide for Municipal LEED Buildings28
5.2.1 eneRgy conseRVatIon solUtIons
a. building envelope
Good green design starts with the more passive elements of a building, these
include giving attention to the following:
• Building orientation and massing
• Glazing and framing selection
• External shading devices
• Insulation levels
Implementation Considerations:
Project teams should coordinate efforts from the outset to make choices that
take advantage of significant energy reduction opportunities while not detract-
ing from other aspects of sustainable buildings such as indoor environmental
quality. For example, a reduction in glazing can have energy savings while hav-
ing negative impacts on the ability to effectively daylight a space, thus affecting
occupant satisfaction and productivity. Costs for productivity losses can greatly
outweigh any capital savings realised in construction.
Municipal project managers should work with the design team to determine
what the budget can afford in terms of external shading devices and glazing
quality and quantity. This examination should take into account the downsizing
of mechanical equipment that occurs with improved performance.
Cost Considerations:
• Cost implications can be observed for higher performance glazing; however,
costs vary greatly depending on actual market supply and demand rates.
• Cost premiums for external façade elements and premium performance
fenestration elements can often be absorbed through the reduction of
other elements within the building, such as, reduced plant space require-
ments, reduced duct sizes through smaller quantities of air required, etc.
• A full building simulation can highlight the tradeoffs between different
glazing systems, overall energy performance and mechanical equipment
requirements, as well as the payback for such systems.
Cost Increase: None
Ease of Implementation: Moderate
Payback: Immediate to moderate
GVRD Design Guide for Municipal LEED Buildings 29
b. Heating
The two figures above both depicting energy consumption suggest that energy
associated with heating dominates the annual energy demand of typical resi-
dential and commercial buildings. They show that the heating system efficiency
can have a more significant impact on a building’s energy performance than any
other system; as such the project team will likely benefit from dedicating consid-
erable effort to the design and integration of the heating system.
Implementation Considerations:
In considering an optimal heating design system, a series of steps should be
considered, including:
• Optimize the building envelope.
• Consider the heat delivery method. Heat delivery methods that rely on
water are more effective than those that rely on air or electric resistance.
• Consider high efficiency heat generation options. They can include:
• condensing boilers
• geothermal systems (depending on soil and load conditions)
• district system (if available)
• Select a system that has reduced maintenance costs and improved occu-
pant satisfaction. This should be a highly prioritized consideration for the
design team. Radiant systems that include both cooling and heating are
one such example.
There are many good conventional systems that can deliver good thermal com-
fort and operational efficiency.
Cost Considerations:
Cost issues depend directly on the nature of the project, the design team will be
required to investigate each applicable technology and perform analysis (simu-
lation and cost) as required.
It is worth ensuring that the design team looks into all available incentive pro-
grams to ensure that this payback period is as short as possible.
Cost Increase: None to moderate
Ease of Implementation: Easy to
Moderate
Payback: Immediate
GVRD Design Guide for Municipal LEED Buildings30
c. cooling
While peak cooling loads in a space can be of a similar order of magnitude to
peak heating loads, the energy consumption associated with cooling systems
is typically dramatically lower in the Lower Mainland’s relatively mild summer
climate. Consequently, dramatic reduction or elimination of cooling systems
through effective building design is a smart energy-saving and capital cost-sav-
ing strategy.
Implementation Considerations:
Project team should consider the following when wanting to reduce cooling
loads:
• Look at orientation, shading options, and envelope performance to see if it
is possible with the internal requirements of a space to use entirely natural
ventilation for cooling.
• Investigate a mixed-mode strategy. This involves naturally ventilating
through an operable façade when conditions are appropriate, and mechani-
cally ventilating with the façade closed in extreme conditions.
• Focus on equipment efficiency, such as the chiller’s coefficient of perform-
ance (COP), and effective staging of chiller sets.
• Evaluate alternate air delivery and zone cooling systems. These types of
systems can drastically reduce air distribution quantities down to minimum
outdoor air rates as the majority of cooling is performed within the space.
Types of systems include:
• Chilled ceilings
• Passive chilled beams (active beams not preferred due to increased fan
power requirements)
• Wall mounted chilled elements
• The above systems can offer opportunities to use free cooling (when
outdoor air temperatures are similar to the supply air temperatures)
for much longer periods of the year. This will lead to reduced cooling
energy consumption.
• Consider the choice of refrigerant. Recently, there has been a market drive
through the implementation of LEED, to move to more environmentally
sustainable refrigerants that have little or no effect on global warming and
the ozone layer.
Each year, the building sector consumes at least 40% of the raw materials and energy produced in the world (Athena Institute 2006).
Cost Increase: Moderate
Ease of Implementation: Moderate
Payback: Moderate
GVRD Design Guide for Municipal LEED Buildings 3�
• Examine high efficiency process cooling such as for ice skating rinks. This
can result in not only less costly operations but also with LEED points under
the energy performance credits. It is important to look at not only the
equipment efficiency of these systems but also the heat recovery potential
of the systems.
Cost Considerations:
Costs for cooling systems will depend directly on the nature of the project. The
design team will be required to investigate each applicable technology and
analyze them as required.
D. lighting
Lighting is often the second-largest energy user in a building. There are numer-
ous opportunities to reduce a building’s lighting load.
Implementation Considerations:
The following are a number of aspects to be considered when designing (or
retro-fitting) a project’s lighting system:
• Daylighting strategies can not only bring increased occupant satisfac-
tion and productivity but also significant energy savings. Daylight sensors
should be considered where the lights are either switched off or dimmed
when there is adequate natural light within the space. See Appendix E:
GVRD’s Technology Fact Seet for more information on Daylighting.
• Strategies for reducing lighting energy use come not only with the fixture
and luminaire selection but also with good overall design of the lighting
strategies.
• Considering lower overall lighting levels with enhanced task lighting can
lower energy usage in office areas.
• High volume spaces such as sports facilities can benefit from recent ad-
vancements in fluorescent lighting that make it possible to move away from
traditional lamp types.
• Currently, LED technology is used for applications such as exit lights, but the
use of LEDs for space lighting applications should be viable very soon. The
very low power requirements of this lamp type should make it an appealing
choice to municipal applications where not only low energy use but also
long lamp life can result in a low life cycle cost.
Cost Increase: Moderate
Ease of Implementation: Easy
Payback: Immediate
GVRD Design Guide for Municipal LEED Buildings32
• Wherever daylight penetration is optimized, attention should be given to
effective glare control. Failure to acknowledge this element can result in a
space that is inhabitable for a large proportion of the year. LEED credit (EQ
c8.�) that rewards daylighting performance requires glare control, recogniz-
ing the need to control the daylight in a space. Examples of glare control
strategies include:
• external louvres (both fixed and operable – preferred)
• internal blinds/screens (�-2% visible light transmittance, preferably dark
in colour)
lighting fixture Performance comparison chart
Incandescent
5% of energy converted into the
visible light spectrum
Fluorescent
4-5 times more efficient than
incandescent globes
LED
Produce 60% fewer lumens per
watt than fluorescents, but have
�0 times the life expectancy
Cost Increase: None
Ease of Implementation: Easy
Payback: Immediate
Cost Considerations:
Improvements in lighting technology are occurring all the time, both in terms of
lighting quality and power requirements, thus reducing cost premiums for high
efficiency lighting and reducing energy bills.
Re-lamping costs can be high if attention is not paid to ensuring long lamp life
for fixtures.
e. Domestic Hot Water
For community centres, ice rinks, fire stations and a few other municipal build-
ing types, domestic hot water consumption can be relatively high compared to
office-type buildings. Particularly for these facilities, domestic hot water systems
should be designed to reduce energy consumption.
Implementation Considerations:
The first place to start designing for water reduction is with consumption fig-
ures. Looking at low water consuming fixtures will help not only with the energy
side of LEED but also with the water efficiency credits.
GVRD Design Guide for Municipal LEED Buildings 33
Once demand is reduced as much as is practical, strategies to reduce the energy
associated with generating hot water include:
• Pre-heated water using condensing boiler return water;
• Heat recovered from some mechanical equipment can be used to pre-heat
water; and
• Solar hot water tubes or panels.
Heat recovery and solar hot water tubes (or panels) are excellent methods for
dramatically reducing summer boiler use for buildings and systems. Additionally,
the hot water generated can be used for other uses such as swimming pools.
There is a detailed description of the use of solar domestic hot water in Appen-
dix E: GVRD’s Technology Fact Sheets.
Cost Considerations:
• Single dwelling residential domestic hot water systems cost $800-$�,400
per person, installed.
• Systems for multi-unit domestic hot water (DHW) and similar commercial-
scale year-round applications cost $�00-200 per annual gigajoule offset.
• It is unlikely that a solar hot water system will cater for all of a project’s hot
water requirements; therefore the payback of the systems can be somewhat
reduced depending on the size of the unit. However, short term paybacks
are fairly easily achievable.
f. Ventilation
The energy impact of a building’s ventilation system is two-fold. First, energy is
consumed, warming or cooling the air to the temperature at which it is appro-
priate to deliver it to the space (identified earlier in heating and cooling). Next,
energy is consumed by any fans that must push the air into occupied spaces.
Implementation Considerations:
• High efficiency motors on all fans is essential. This item also applies for
pumps.
• Variable frequency drives are highly recommended as it allows the fans to
be throttled down to suit the quantity of air being delivered. This item also
applies for pumps.
Cost Increase: Moderate
Ease of Implementation: Moderate
Payback: Immediate
GVRD Design Guide for Municipal LEED Buildings34
• Demand Control Ventilation (DCV) should be investigated, DCV regulates
the fan speed based on the levels of carbon dioxide within the space. More
information can be found in Appendix E: GVRD’s Technology Fact Sheets.
Cost Considerations:
The above recommendations currently incur a slight cost penalty; however,
trends associated with these elements mean that prices will fall as they become
mainstream elements utilized within buildings. This being said however, annual
energy figures are reduced sufficiently that small payback periods of less than
five years are realized.
5.2.2 energy generation solutions
a. District systems
Many local municipalities including the City of North Vancouver and the City of
Vancouver have considered or installed high efficiency district heating systems
in certain higher density development areas. By doing this, they have been
able to save significant quantities of energy and greenhouse gases and provide
consumers with a better than market heating system for a relatively low incre-
mental cost. District systems are ones where a central heating and/or cooling
plant provides services to a number of buildings. Efficiencies are created as it
is commonly noted in building dynamics that peak loads do not always occur
at the same time, therefore system sizes can be reduced and more effectively
controlled.
Implementation Considerations:
Municipalities are in a position to govern utilities and have their councils set
rates so long as they own the system – an option that can be a revenue stream
or an opportunity for the municipality and to ensure that areas are able to
achieve higher environmental performance.
Several options for district systems are available. Their suitability varies widely
depending on the specific project conditions including (among others):
• development density;
• soil conditions;
• development size; and
• funding opportunities.
Cost Increase: Moderate
Ease of Implementation: Difficult
Payback: Immediate to moderate
GVRD Design Guide for Municipal LEED Buildings 35
The potential make-up systems of the central plants are endless, but a few com-
mon options currently in use in today’s marketplace include:
• high efficiency gas-fired boilers;
• biomass systems including co-generation or boilers; and
• gas-fired micro-turbines or geothermal systems.
An in-depth feasibility study is recommended for each case, this will ensure that
the correct mix of options is considered for the project and the correct design
resolution is attained.
Cost Considerations:
It is often more economical to implement higher efficiency systems for a com-
munity scale development.
b. on-site energy generation
On-site, renewable energy can be generated in very small scale applications as
demonstration projects including micro turbines and photo-voltaics (PV). Larger
scale building applications can include greater use of wind, PV, or other renew-
able electrical generation equipment. LEED Canada will also now consider solar
hot water tubes under the LEED EA Credit 2 Renewable Energy.
Implementation Considerations:
With such a wide range of technologies available, the application considerations
vary widely. There are, however, certain issues that remain constant:
• The availability of whatever “fuel” is needed for the system, be it sunshine,
wind or readily available, affordable biomass, will determine if the technol-
ogy is appropriate for the application.
• Localized conditions must be checked for the availability of reliable wind or
sun.
• Transportation infrastructure should be investigated to see how likely it is
to transport biomass to site if it is not available from an on-site source.
Overall, on-site generation can be both economically and environmentally ben-
eficial but there are many technical and non-technical factors that vary from site
to site, so project teams must spend time investigating the feasibility of options
for their specific application.
The National Climate Change Sec-retariat estimates that total annual energy use per capita for munici-pal operations is approximately 2,000MJ per capita. Buildings are estimated to account for approxi-mately 750MJ of this total, almost 40%. (Pembina Institute 2003).
Cost Increase: Moderate
Ease of Implementation: Difficult
Payback: Immediate to long
GVRD Design Guide for Municipal LEED Buildings36
Cost Considerations:
• Financing considerations are paramount for determining the feasibility of
this kind of system.
• Financing can be separated from the project’s capital cost if the system is
large enough and a separate investor can be found.
Costs will depend primarily on local utility costs and capital cost of system.
These costs should be explored upfront in the project as many grants are avail-
able from governments, utilities and private sources, and applications should
be submitted early on in the design process for these external funding sources.
For example, the Federation of Canadian Municipalities is a large supporter of
alternative energy infrastructure: see the Resources section.
5.3 leeD ResPonsIbIlItIes anD tImIng
Using an integrated design process ensures that energy conservation is truly re-
alized. The following professionals play a role in implementing the above design
solutions, exploring tradeoffs between systems, and documenting them for the
LEED application:
• architect: is responsible for maintaining the client’s design intent especially
with respect to the form, durability, and performance of the building, as well
as with respect to building integrated technologies. For example, the archi-
tect will coordinate how photovoltaic systems are integrated with the build-
ing form. Throughout the design the Architect will develop wall sections
and details documenting how the systems will be assembled. The Architect
also needs to pay special attention to preventing thermal bridging, which
allows significant heat loss from and gain into the building. They will work
closely with the Mechanical Engineer in balancing passive design strategies
(i.e., natural ventilation and daylighting) with the mechanical system design
to optimize the overall building performance.
• building envelope/building science consultant: may be hired by the
Architect or Owner to assist in the envelope design. During the conceptual
phase, they will provide technical input to help design an effective building
envelope. During construction, they may provide quality assurance reviews.
• client: must provide decisions based on design team advice as to what is
acceptable in terms of cost premiums and payback periods.
An estimated 75 cents from every dollar spent on conventional en-ergy supply leaves the community to pay generators, refineries, and large utility companies. However, a dollar in energy savings can repre-sent much more if spent within the community where it can circulate several times over. Cost savings on energy can also alleviate some of the pressures of increased demand on infrastructure and the reduction in transfer payments from federal or provincial funding sources. (Pem-bina Institute 2003)
GVRD Design Guide for Municipal LEED Buildings 37
• commissioning authority: is typically hired by the Owner to review the
design at several stages throughout design and to verify installation and
functional performance of energy related systems. They should be hired
early on in the design process (i.e., by end of Schematic Design).
• contractor: will ensure the design philosophy is transferred from the de-
sign into the final construction of the building
• electrical engineer: if there is no Interior Designer on the project, the
Electrical Consultant may be responsible for maintaining the client’s design
intent with respect to interior lighting. They will also be responsible for
coordinating control systems with the Mechanical Engineer.
• Interior Designer: may be a member of the Architectural firm or an inde-
pendent consultant. The Interior Designer is responsible for maintaining
their design intent with respect to lighting.
• mechanical engineer: will perform sensitivity analysis on specific items in
order to provide design team with a clear understanding as to the impacts
of each alternate strategy. They will work closely with the architectural team
to optimize the building performance. It is typically the Mechanical Engi-
neer who will sign off on the LEED documentation required for most of the
LEED Energy and Atmosphere Prerequisites and Credits.
• simulation specialist: may be a member of the Mechanical firm or an in-
dependent consultant. Their role is to prepare a preliminary energy model
during schematic design or even earlier to assist the entire design team in
making decisions regarding the building envelope, heating, cooling, ventila-
tion and lighting systems. The simulation is updated throughout the design
and a final update is done once energy related shop drawings are received
from the contractors.
leeD Requirements and submittals
credit
EA p2: Minimum Energy Performance
EA c�.�-�.�0: Optimize Energy
Performance
level of Input for leeD Documentation
Extensive: Letter template signed
Energy model
Narrative of proposed
measures
Equipment cut-sheets
Construction details
Responsibility for Documentation
Mechanical Engineer with input from
Architect and Electrical Engineer
GVRD Design Guide for Municipal LEED Buildings38
IEQ c8.�-8.2: Daylight & Views Moderate: Letter template signed
Narrative
Calculations
Drawings or computer
simulations
Architect
5.4 sUmmaRy
solution
Building envelope
Heating
Cooling
Lighting
Domestic Hot Water
Ventilation
District Systems
On-Site Generation
capital cost Increase
None - moderate
None - moderate
None - moderate
None - moderate
None
None - moderate
Moderate
Moderate
ease of Implementation
Moderate
Easy - moderate
Moderate
Easy
Easy
Moderate
Difficult
Difficult
Payback
Immediate - moderate
Immediate
Moderate
Immediate
Immediate
Immediate
Immediate - moderate
Immediate - long
credit
EA c2.�-2.3: Renewable Energy
EA p3: CFC Reduction in HVAC&R
Equipment and Elimination of Halons
EA c3: Ozone Protection
level of Input for leeD Documentation
Moderate: Letter template signed
Narrative of systems
Calculations
Easy: Letter template signed
Equipment cut-sheets
showing refrigerants used
Responsibility for Documentation
Mechanical Engineer with input
from the Electrical Engineer
Mechanical Engineer
GVRD Design Guide for Municipal LEED Buildings 39
5.5 case stUDIes
Vancouver International airport – solar Hot Water Heating system
Design Team: Stantec
Completed: 2003
The Vancouver Airport Authority has a long-term goal to improve electricity
efficiency by �5% by 2007 relative to 200� levels and improve fuel efficiency by
�5% by 2009 relative to 2004 levels.
The resource efficiency program promotes the importance of resource-efficient
operations and identifies ways to reduce consumption of natural gas, diesel,
gasoline, water and electricity at the airport. The Airport Authority improved
its natural gas efficiency through the installation of a solar-powered hot water
heating system in the Domestic Terminal in 2003. The solar-powered hot water
heating system, along with the implementation of night-time set-backs, CO2
sensors, and improved scheduling and system tune-ups, has led to a decrease of
nearly 30% in natural gas use in the Domestic Terminal since 200�.
city of north Vancouver – lonsdale energy corporation – District energy
Design Team: Stantec
Status: Ongoing
The Lower Lonsdale area of the City of North Vancouver is an existing urban area
with a high density of mixed residential and commercial buildings.
The Lonsdale Energy Corporation (LEC) provides Lower Lonsdale with depend-
able, clean and competitively priced energy, while significantly reducing the de-
mand for electricity. The LEC district energy service is provided through a series
of mini-plants that produce hot water. The resulting hot water energy is then
distributed through underground pipes in city streets to buildings connected
to the system. Once used in the buildings, the water is returned to a mini-plant,
reheated and circulated back to the connected buildings.
Each mini-plant contains high-efficiency natural gas boilers with efficiencies of
up to 98%. The interconnected mini-plant concept provides greater financial
and operational flexibility for LEC during system build-out. Marginal costs of
system growth are more closely matched with marginal revenues. In addition,
system changes or improvements can be more easily incorporated into future
growth with the distributed plant versus a central plant generation model.
Photo: Stantec
Photo: James Dow
GVRD Design Guide for Municipal LEED Buildings40
Each ‘mini plant’ houses from 4 to 6 high-efficiency condensing boilers, requiring
a floor area equivalent to several parking spaces. Developers are asked to pro-
vide, in certain select building sites, space for a small energy plant. To date, two
‘mini-plants’ have been constructed and commissioned and are interconnected
with the in-street energy distribution system. A third plant is under construction.
municipality of West Vancouver gleneagles community centre
Design Team: Patkau Architects, Earth Tech Canada Inc., Fast & Epp, Webster
Engineering, Vaughan Landscape Planning & Design, Country West
Construction Ltd.
Completed: 2003
The Gleneagles Community Centre is a 23,000sf mixed use facility containing
a gymnasium, community living, fitness centre, art centre, childcare, and ad-
ministrative spaces. The program is organized on three levels. By virtue of the
slope the lower levels are accessible from the exterior on opposite sides of the
building. The section energizes the building. The gymnasium and multi-purpose
rooms rise through the three levels; walls that separate these volumes from
adjacent spaces are glazed to facilitate visual connection within the building.
Simultaneous views of multiple activities animate the interior; the life of the
building and the energy of the place are palpable to the community within and
without. The multi-purpose room acts in a similar way but at a smaller scale;
it provides a visual link between the child-care area and the activities below.
Simultaneous views of multiple activities animate the interior; the life of the
building and the energy of the place are palpable to the community within and
without.
The structural system consists of cast-in-place concrete floor slabs, insulated
double-wythe tilt-up concrete end walls and a heavy timber roof. This structure
is used as part of the interior climate control system of the building, and acts as
a huge thermal storage mass; a giant static heat pump, absorbing, storing and
releasing energy to create an extremely stable and robust indoor climate with
constant temperatures inside occupied spaces, regardless of exterior climate.
Radiant heating and cooling in both floors and walls maintains a set tempera-
ture; the concrete surfaces act alternately as emitters or absorbers. The thermal
energy for this system is provided by water-to-water heat pumps via a ground-
source heat exchanger under the adjacent parking area. Since air is not used for
Photo: Patkau Architects
GVRD Design Guide for Municipal LEED Buildings 4�
climate control, opening windows and doors does not affect the performance
of the heating and cooling system. The building’s high efficiency mechanical
systems and building envelope design led to a mechanical plant that is 40% of
the size of the size of a conventional HVAC plant.
5.6 ResoURces
Commercial Building Incentive Program (CBIP)
http://oee.nrcan.gc.ca/commercial/financial-assistance/index.cfm?attr=20
Natural Resources Canada offers financial assistance to Commercial and Institu-
tional organizations through the Commercial Building Incentive Program. Up to
$60,000 is available for eligible organizations based on building energy savings.
Green Municipal Funds (FCM): www.fcm.ca
Funding options are available to capital environmental infrastructure projects in
the form of loans, grants or a combination of the two. A new energy sector fund-
ing opportunity is available for municipal governments and municipal energy
utilities. This opportunity is a long-term, sustainable source of low interest rate
loans and grants for municipal governments and their partners to support envi-
ronmental projects in six categories: Energy, Waste, Water, Sustainable Transpor-
tation, Brownfield Remediation, and Integrated Community Planning.
BC Hydro: www.bchydro.com/business/
BC Hydro has a number of resources for business in order to facilitate energy ef-
ficiency. Incentives are offered through the High Performance Building program;
information on energy efficient products and performance are also offered
along with the opportunity to purchase Green Power.
Terasen: www.terasengas.com
Terasen’s Efficient Boiler Program can help project teams with both design
incentives and capital cost incentives that will help with the installation of more
efficient boilers.
Local Governments for Sustainability: www.iclei.org
Pembina Institute: www.pembina.org
GVRD Design Guide for Municipal LEED Buildings42
5.7 RefeRences
National Climate Change Secretariat: Municipalities Issue Table of Canada’s
National Climate Change Process. �998. Foundation Paper. National Climate
Change Secretariat: Ottawa. November, p.�6-�7:
www.climatechangesolutions.com/
Pembina Institute: www.climatechangesolutions.com/
Athena Sustainable Materials Institute:
www.athenasmi.ca
GVRD BuildSmart: www.gvrd.bc.ca/buildsmart/
GVRD Design Guide for Municipal LEED Buildings 43
6.0 mateRIals anD ResoURces
6.1 IntRoDUctIon
The GVRD has prioritized dealing with solid waste as one of their top environ-
mental concerns. Materials selection is a fundamental effort in the design of
green buildings, and has impacts ranging from appropriate resource extrac-
tion and reducing pressure on valuable land, through to participation in local
economies.
The assessment of materials qualities for LEED projects implies a large range of
decision factors. Materials selection will depend first on meeting the needs and
desires of user groups, which involves the balancing of cost and utility. Another
consideration is the priority of material and resource use for the building.
Trade-offs:
Because of the wide range of considerations, there are usually trade-offs in mak-
ing decisions about materials and resources. For example:
• PVC flooring is inexpensive, but it comes with a range of toxicities. A natural
alternative, linoleum, may require slightly more maintenance but for the
same, or a longer lifetime.
• Choosing a locally-manufactured material, for example, may cost a little
more than a product manufactured overseas, but in doing so, the local
economy is boosted and greenhouse gas emissions associated with travel
are reduced.
Materials choices are based on some or all the following, each of which have life
cycle and environmental impacts:
• aesthetics
• cost
• source
• aspects and processes of manufacture
• recyclability
• current resource efficiency
• durability (suitability to purpose)
• future reuse and disassembly
GVRD Design Guide for Municipal LEED Buildings44
Embodied Energy:
An assessment of embodied energy is emerging as an important focus in ma-
terials selection: it gives a full picture of energy consumption. Nevertheless, com-
paring materials solely on the basis of embodied energy is inappropriate since
there are other factors to consider, including durability and recyclability.
6.2 DesIgn solUtIons
More and more, manufacturers are aware of the demand for information about
green building products, and understand that they have a vested interest to
provide the information required by the LEED system. Information on the per-
centage of recycled content, place of manufacture and extraction are all details
that are usually easily obtained from the manufacturer.
The following design solutions can help municipalities reduce operational and
construction waste stream, and make smarter choices when selecting materials
for new civic facilities. LEED timing and responsibilities are summarized for these
design solutions in section 6.3.
6.2.1 Waste management
a. operational Waste management
For more than �5 years, recycling has long been a key component of the region’s
efforts to reduce solid waste. Recycling extends the life of landfills, reduces
our consumption of natural resources and creates employment opportunities.
Further, recycling keeps already-processed materials in a product stream. In
most cases, the use of recycled materials engages the use of materials with less
embodied energy than exists in virgin sources.
Implementation Considerations:
Municipal green buildings are not distinctly different from other green buildings
in the implementation of operational waste management. A municipal green
building such as a civic centre may generate less operational waste than a non-
municipal commercial green building, which deals more with paper waste.
Providing receptacles for operational waste management is a less urgent task,
and less difficult to implement than some other Materials and Resources credits,
but should still be considered as part of the specification. In implementing a
operational waste management program, the following should be considered:
Cost Increase: None
Ease of Implementation: Easy
Payback: Not Applicable
Embodied energy, as defined by the ATHENA™ Institute, includes all energy, direct and indirect, used to transform or transport raw materi-als into products and buildings, in-cluding inherent energy contained in raw or feedstock materials that are also used as common energy sources. (Athena 2006)
Of the material collected at GVRD curbs each week, approximately 50 per cent is recycled, �7 per cent is incinerated, and the rest is sent to landfills. (GVRD 2006)
GVRD Design Guide for Municipal LEED Buildings 45
• Ensure that adequate program space is allocated for recycling storage;
• Provide receptacles and services for metals, plastics, glass, paper and card-
board, in areas convenient to building occupants; and
• Educate building users and encourage the use of reusable and refillable
items will help reduce operational waste.
Securing a company that will provide recycling and waste removal services is
key to an effective operational waste management program. Numerous recy-
cling companies exist within the GVRD.
Cost Considerations:
• The costs of recycling are comparable to those for garbage disposal (ap-
proximately $�30 per tonne).
• Recycling generates revenue for the region and taxpayers, helping keep
taxes and utility costs down.
• Identifying the priority and amount of wastes for the building’s function can
help identify possible revenues.
b. construction Waste management
By reducing building construction waste, pressure on landfill is reduced. Any
Municipal building may achieve the LEED MR c2.�-2.2 Construction Waste Man-
agement credits as they are not particular to a building type.
Implementation Considerations:
Generally in the GVRD, construction waste management is easily achieved, with
experienced contractors becoming more familiar at each step.
An important existing resource for this process is the GVRD’s LEED for Contrac-
tors Guide. Covering contractor involvement, documentation, and providing
examples of submittals, templates, it is an invaluable resource for contractors. It
is also useful to give the contractor a copy of the LEED Letter template, which
will help guide them in proper documentation of the processes.
Consider the following tips:
• A Construction Waste Management Plan should be in place prior to con-
struction (but can be completed during the construction documentation
phase).
Cost Increase: None
Ease of Implementation: Moderate
Payback: Immediate
GVRD Design Guide for Municipal LEED Buildings46
• At the beginning of the construction phase, it is useful to have a start-up
meeting with the contractor in order to make sure everyone is onboard and
understands what is required of them and their subtrades.
• Construction waste management is one of the LEED credits that must be
closely controlled from the beginning of the construction process.
• On tight urban sites there may be challenges with the placement of sepa-
rating bins.
• Weigh bills must be collected on an ongoing basis.
• Construction waste can be measured by weight or volume as long as it is
consistently measured.
Cost Considerations:
Waste streams can be identified depending on the building type and construc-
tion. It is possible to generate revenues from construction waste; but generally
construction waste management is cost-neutral since any revenues from reus-
ing formwork or recycling concrete as aggregate, for example, are absorbed into
fees.
6.2.2 material specification
a. salvaged materials
Salvaged, also known as reclaimed or reused materials are commonly found
now in the GVRD marketplace, often at much lower cost than comparable new
products. Examples range throughout building materials, from construction to
interior finishes, and include hardwood flooring and recovered timber beams,
through to wiring, glulam beams, windows and toilets. Sometimes large dimen-
sion old growth timbers from older buildings are recovered, which are often
extremely valuable in today’s market.
Often salvaged materials are reclaimed from local buildings, as well as from the
building site itself, reducing life cycle and pollution costs due to transportation.
In using salvaged materials, similarly to using recycled materials from opera-
tional waste streams, products are kept in continued use and diverted from the
waste stream, lowering the total embodied energy of the building.
Cost Increase: None to moderate
Ease of Implementation: Moderate
Payback: Not Applicable
GVRD Design Guide for Municipal LEED Buildings 47
Implementation Considerations:
The greatest barrier to the use of salvage materials may lie in the perception of
their aesthetics and/or performance; yet the quality of salvaged materials are
often just as high, sometimes substantially higher than new products in the
market.
• Salvaged materials and products should be assessed for performance and
must meet the BC Building Code by the contractor.
• In the case of structural load-bearing components, salvaged materials and
products should be assessed by an engineer.
• Sourcing of salvaged materials should occur early in the design process, in
order to allow for sourcing delays.
Cost Considerations:
The lower costs of salvaged materials needs to be weighed against:
• construction management fees;
• the cost of assessment;
• the cost of storing the material (on-site or externally) if sourced early on in
the project;
• labour costs; and
• potential additional storage costs.
b. Recycled content materials
As discussed above, recycling material into new products reduces pressure on
natural resources, and lowers the embodied energy of the new product or cre-
ated assembly. Post-consumer recycled material is that taken from the consumer
waste stream, while post-industrial recycled material is usually a waste output
from one manufacture processes and that is reused in the manufacture of an-
other material. Materials containing post-consumer recycled content include, for
example, cellulose insulation, gypsum, and rubber floors. Examples of materials
containing post-industrial recycled content include steel, concrete with flyash,
insulation, and gypsum. Good recycled content backed up by maximum recycla-
bility of the material at the end of life is the best strategy.
Cost Increase: None
Ease of Implementation: Easy
Payback: Immediate
GVRD Design Guide for Municipal LEED Buildings48
Implementation Considerations:
By this time, most manufacturers are aware of the LEED rating system and, if
relevant, have LEED-compliant data readily available. However, sorting through
manufacturer’s claims can often require much communication and clarification.
There are accessible third-party certification programs, such as the Scientific
Certification Systems that help in verifying claims made regarding percentages
of recycled content.
The amount of recycled content in building materials is specified by the design
team. Consider the following in specifying materials with recycled content:
• Frequently, the choice between different materials in the same class comes
down to weighing a difference in a few percent of recycled content.
• The priority or weight of other environmental factors can play a part in
determining the best overall environmental choice.
• The life-cycle aspect should be taken into account when considering mate-
rial choices: some materials, such as anodized aluminium for example, are
energy-intensive to recycle and manufacture.
The GVRD has a number of Guides and standards available for input on recycled
content choices: see the list of resources in Section 6.6.
Cost Considerations:
Materials with post-industrial and/or post-consumer recycled content are fre-
quently sourced at negligible or low premium. Many companies offer building
material product lines with high recycled content, specifically for LEED or green-
conscious purposes.
c. Rapidly Renewable materials
Rapidly renewable resources include wheatgrass, wool, sorghum, cotton, ash,
poplar, and others. Use of these materials is important not only for their be-
nign organic material content, but for the fact that they replenish themselves,
typically within a �0 year cycle. This means that the resource is regenerated in a
relatively shorter amount of time compared to traditional resources.
Cost: Neutral
Ease of Implementation: Moderate
Payback: Not applicable
GVRD Design Guide for Municipal LEED Buildings 49
Implementation Considerations:
The use of these materials in buildings is increasing, but as with new materials
on the market, supply is greatly sensitive to demand. The perception is gener-
ally that many rapidly renewable products have a shorter life-span. More time
in the building industry is required for the experience of these materials to be
complete.
For example, Dow’s wheatboard was discontinued due to light demand that
was below their profitability requirements. It was a LEED-compliant alternative
to Medium Density Fibreboard (MDF), and had the synergistic benefit of being
manufactured without urea-formaldehyde binder, thereby meeting IEQ low-
emitting materials credits. In order for new products to remain on the market,
supply must be stimulated through demand, which is ultimately created by
architects and specifiers.
Consider the following:
• Consider the trade offs between the rapidly renewable characteristics of
product and its emissions levels. Bamboo flooring, for example, uses urea-
formaldehyde-based glues.
• Replace conventional material with rapidly renewable materials; wheat-
board elements in place of MDF for millwork, for example, should be speci-
fied in the construction documents.
• Ask product manufacturers for installation examples to demonstrate per-
formance history.
Cost Considerations:
The cost premium of rapidly renewable materials is often negligible and their
use can be realistically specified.
D. certified Wood
LEED requires Forest Stewardship Council (FSC) certified wood to be specified
for 50% of wood-based materials and products used in a project. FSC-certifica-
tion ensures that a rigorous, voluntary, independently-verified chain-of-custody
tracking has been undertaken in the production of wood, from woodlot to
end-user. This standard ensures that wood products are not from endangered
species, and that forests are managed under accepted sustainable practices.
Cost Increase: None
Ease of Implementation: Moderate
Payback: Not Applicable
Linoleum, or “lino” is a flooring prod-uct made from natural resources in-cluding linseed oil, cork dust, wood flour, tree resins, ground limestone and pigments.
GVRD Design Guide for Municipal LEED Buildings50
Other standards exist, including the Canadian Standards Association’s (CSA)
Sustainable Forest Management Standard (CSA SFM Z809), and the Sustainable
Forest Initiative (SFI); however, FSC-certification is the only one currently recog-
nised by LEED.
Implementation Considerations:
A challenge with specifying and using FSC-certified wood is that each point
along the supply chain must be chain-of-custody certified. In the Lower Main-
land, for example, there are only two millwork shops that hold this certification.
This certification information must be collected as part of the LEED process in
order to prove compliance with the credit.
Although the chain-of-custody certification provides assurances regarding the
source and manufacturing practices, it also presents a challenge to municipal
clients who are required to seek out multiple quotes for services.
Other considerations include:
• Availability of FSC wood-based products can be scarce in British Columbia
and other provinces, as well as in the United States.
• Sourcing of certified wood should occur early in the design process, in order
to allow for sourcing delays. It may take additional time to research sources.
• Certified wood should be specified in the construction documents.
Cost Considerations:
The cost of certified wood is dependent on supply and type of product, but can
range from negligible to 5 or �0% premium.
e. Durable buildings Design solutions
Buildings that have durable components will reduce costs and materials due to
reduced frequency of replacement. Stucco cladding in the GVRD, for example,
needs to be replaced approximately every �8 years, increasing life cycle costs
and material use over other cladding options. 5
Building durability is a new credit, currently found only in the LEED Canada-NC
�.0 rating system: only one project has achieved this credit as of August 2006.
Cost Increase: Neutral
Ease of Implementation: Difficult
Payback: Not Applicable
5. Busby Perkins+Will, February 2006. Life Cycle Assessment of Mount Pleasant Civic Centre Mixed-Use Complex.
GVRD Design Guide for Municipal LEED Buildings 5�
Implementation Considerations:
• The life and replacement cost of components and assemblies must be
determined and filled out in the tables outlined in CSA S478-95 (R200�)
– Guideline on Durability in Buildings. Reliable products with established
lifetimes must be sourced.
• Completion of Tables A�, A2, and A3 as required by the CSA standard can
take considerable time to document, and will require coordination between
the architect, product manufacturers, and possibly a building envelope
consultant.
• Teams should consider involving a building envelope specialist to help
document this credit.
• Since Municipalities have a vested interest in the operations and mainte-
nance costs of their buildings, this credit is likely to take a relatively high
priority on the list of Materials and Resources credits.
Cost Considerations:
Drawing up a Durable Building Plan and completing the tables required by CSA
478(R200�)-Guideline on Durability in Buildings can take time depending on
the scale and building envelope construction. Overall, this cost to a project is
negilible.
6.3 leeD ResPonsIbIlItIes anD tImIng
• architect: is generally responsible for signing off on the LEED documen-
tation for the Materials and Resources Credits. The architect will need to
allocate sufficient space in the plans to accommodate the facility’s recycling
requirements. This can be easily completed early on in the design process.
The architect also needs to include requirements for a construction waste
management plan in the project specifications.
• building envelope consultant (and/or the architect): is responsible for
drawing up a durable building plan. They will also need to work closely
with the interior designer to include material properties in the specifica-
tions (i.e., recycled content values).
• client: must work with the design team to determine recycling capacity
requirements and appropriate location of recycling receptacles, and may
need to store sourced materials earlier than desired.
GVRD Design Guide for Municipal LEED Buildings52
MR c2: Construction Waste
Management
Moderate: Waste management
specifications and plan
Collection of weigh bills
and waste diversion
calculations
Project Architect and Contractor
MR c3: Resource Reuse Moderate: Calculations
Supporting information
from salvage company
verifying the cost of the
material
Architect, Structural Engineer,
Contractor
credit
MR p�: Storage and Collection
of Recyclables
level of Input for leeD Documentation
Easy: Signed LEED letter
template
Plans showing recycling
bins and collection areas
Responsibility for Documentation
Architect
• contractor: is responsible for collecting information on material cost and
properties (i.e., recycled content, etc.) and pass it along to the LEED Champi-
on on a regular basis (i.e., once per month). They are responsible to draw up
a Construction Waste Management Plan, and oversee its implementation.
This should be completed prior to the start of construction. The Contractor
is also required to collect weigh bills and is recommended to forward these
once per month to the project’s LEED Champion. They can also help source
salvaged materials.
• leeD champion: is responsible for collecting product information (i.e.,
invoices, weigh bills, etc.) from the contractor to confirm material cost calcu-
lations on a regular basis (i.e., once per month).
• structural engineer: may be required for re-grading of materials if
necessary.
leeD Requirements and submittals
MR c4: Recycled Content Moderate: Calculations
Supporting information
from manufacturer to verify
calculations
Architect, Interior Designer, and
Contractor
GVRD Design Guide for Municipal LEED Buildings 53
MR c6: Rapidly Renewable
Materials
Moderate: Calculations
Supporting information
from manufacturer to verify
claims
Supporting cost informa-
tion from contractor and/or
subtrades
Architect, Interior Designer, and
Contractor
MR c7: Certified Wood Moderate: Calculations
Supporting information
that documents chain-of-
custody number
Supporting cost informa-
tion from contractor and/or
subtrades
Architect, Contractor
MR c8: Durable Buildings Extensive: Building durability plan
Completion of Tables A�,
A2, A3
Architect, Building Envelope
Consultant, Contractor
6.4 sUmmaRy
solution
Storage and Collection
of Recyclables
ease of Implementation
Easy
Payback
Not Applicable
Building Reuse Moderate Not Applicable
Construction Waste
Management
Moderate Immediate
capital cost Increase
None
Savings
None
credit level of Input for leeD Documentation Responsibility for Documentation
MR c4: Recycled Content cont. Moderate: Supporting cost informa-
tion from contractor and/or
subtrades
Architect, Interior Designer, and
Contractor
Resource Reuse Moderate Not Applicable
Recycled Content Easy Not Applicable
None to moderate
None
GVRD Design Guide for Municipal LEED Buildings54
6.5 case stUDy
case study: city of Vancouver asphalt Plant and materials Handling facility
Design Team: Busby Perkins+Will, Fast + Epp Partners, Keen Engineering, Reid
Crowther and Partners, Ken King and Associates
Completed: �999
The City of Vancouver’s Asphalt Plant and Materials Handling Facility was
relocated in �999 to the north shore of the Fraser River. Although the project is
small, it is an exciting prototype, demonstrating the economical use of recycled
and salvaged materials in construction.
The new Materials Testing Facility began with a tight budget. The project team
proposed that the project could be built within the budget by utilizing salvaged
and recycled materials. Instead of demolishing warehouses on the site and
building a new facility, the project utilized reclaimed warehouse building mate-
rials. The project team set out to design and build this testing facility, with a goal
that 90% of the new building be recycled and salvaged materials.
In order to achieve the 90% salvaged content, much of the design was not de-
termined until the project team knew what kinds of materials they would have
to work with. The team allowed the available items to dictate the shape of the
building.
The project team came up with a list of desired materials, and set out to see
what was available. In addition to the salvaged materials from the on-site ware-
house the team went to local salvage companies and recycling depots. Many
salvaged and recycled resources were located, including:
Local / Regional
Materials
Easy Not Applicable
Rapidly Renewable
Materials
Moderate Not Applicable
Certified Wood Moderate Not Applicable
Durable Building
None
None
Moderate
None Difficult Not Applicable
solution ease of Implementation Paybackcapital cost Increase
Photo: Busby Perkins+Will Architects
GVRD Design Guide for Municipal LEED Buildings 55
• five 60-by-�0 foot wood trusses,
• �00 glulam beams,
• 30,000 square feet of tongue and groove lumber,
• doors, windows and plywood sheathing, panel boards, furniture, and labora-
tory equipment.
Overall, 75% of the materials used in the project were reclaimed materials.
6.6 ResoURces
salvaged materials:
BuildSmart’s salvaged material resources: www.gvrd.bc.ca/buildsmart/
• Salvaged materials set of case studies
• Demolition and Salvage: A Guide for Project Managers and Contractors
• GVRD Old to New Design Guide
construction Waste management Resources:
• GVRD Buildsmart Resources: www.gvrd.bc.ca/buildsmart/
• Project Construction Waste Management Master Specification
• Building Deconstruction Master Specification
• Job Site Recycling Guide
• Job Site Recycling Directories:
• Demolition and Salvage Contractors
• Hauling Services
• Local Recycling Depots
• Salvaged Building Materials Supplier
• Job Site Recycling Case Studies
• 3R’s Code of Practice for the Building Industry
• Greenbuilding website and resources: www.greenbuildingsbc.com/new_
buildings/resources_guide/8.0_epr_construction.html
• City of Vancouver Solid Waste Management: www.greenbuildingsbc.com/
new_buildings/resources_guide/8.0_epr_construction.html
operational Waste management:
• 3Rs: GVRD code of practice, �997: www.gvrd.bc.ca/buildsmart/pdfs/Codeof-
Practice.pdf
• GVRD Garbage and Recycling links:
www.gvrd.bc.ca/recycling-and-garbage/business-services.htm
GVRD Design Guide for Municipal LEED Buildings56
• GVRD Garbage and Recycling tip sheet:
www.gvrd.bc.ca/recycling-and-garbage/pdfs/TipSheets-offices.pdf
• BuildSmart Solid Waste
• Ministry of the Environment Municipal Solid Waste:
www.env.gov.bc.ca/epd/epdpa/mpp/solid_waste_index.html
• The Recycling Council of BC: www.rcbc.bc.ca/Hotline
Recycling:
GVRD’s Best Practices www.gvrd.bc.ca/buildsmart/materials.htm, includes:
• GVRD 3Rs Code of Practice for Businesses
• GVRD Old Corrugated Cardboard (OCC) Disposal Ban
• Disposal Ban on Old Newspapers and Office Papers
• Best Practices Guide: Material Choices for Sustainable Design -
• Sustainable Building: A Materials Perspective
• GVRD’s Best Practices in Material Choices Guide
www.gvrd.bc.ca/buildsmart/pdfs/bestpracticesguidenewcover.pdf
Durable building:
• GVRD Building retrofits: www.gvrd.bc.ca/buildsmart/planning.htm
• Canadian Standards Association Standard S478-95 (200�).
• Buildings BC Materials guides, including durability: www.greenbuildingsbc.
com/new_buildings/resources_guide/6.0_epr_materials.htmll
certified Wood:
• Canadian Eco-Lumber Co-op: www.ecolumber.ca/
• Certified Wood: www.certifiedwood.org
• Scientific Certification Systems: www.scscertified.org
6.7 RefeRences:
• ATHENA Sustainable Materials Institute: www.athenasmi.ca
• GVRD. 2006. Recycling & Garbage.:
www.gvrd.bc.ca/recycling-and-garbage/recycling.htm
GVRD Design Guide for Municipal LEED Buildings 57
7.0 InDooR enVIRonmental QUalIty
7.1 IntRoDUctIon
Indoor air and environmental quality concerns transcend all building types.
Indoor air quality is adversely affected by lack of ventilation, off-gassing of
chemicals from building materials, and the growth of moulds and bacteria on
damp building materials.
The simplest and most effective means of achieving optimal indoor air quality is
to greatly reduce or eliminate off-gassing from interior materials, and to ensure
adequate fresh air ventilation through a space. Designing and constructing
municipal buildings that provide acceptable or enhanced indoor air quality is
a process which depends on diligent product specification, ventilation design
(whether mechanical or natural ventilation), and construction management
procedures.
7.2 DesIgn solUtIons
For all types of municipal buildings, designing healthy interiors should be a pri-
ority no matter the program type. This priority should be expanded at the outset
of the project during a goal setting charrette and can be carried throughout by
implementing many or all of the design solutions listed below.
The following design solutions provide a range of easy to more difficult meas-
ures that can be implemented for a wide range of municipal buildings:
• Construction IAQ Management
• Low Emitting Materials
• Thermal Comfort
• Daylight & Views
LEED timing and responsibilities are summarized for these design solutions in
section 7.3.
a. construction IaQ management
Successful achievement of the two available LEED credits relating to Construc-
tion IAQ Management (EQ 3.� & 3.2) is greatly dependent on careful planning
and scheduling before construction. Successful execution of a comprehensive
Indoor Air Quality (IAQ) Management Plan is also vital. General and mechanical
Cost Increase: Neutral
Ease of Implementation: Easy
Payback: Immediate
On average, Canadians spend 90% of their time indoors; thus the qual-ity of the indoor environment has a significant influence on occupant health and productivity. Over the past twenty years, there has been growing concern about indoor air quality (IAQ) and the effects of poor IAQ on occupant health and well being. (CaGBC 2004)
GVRD Design Guide for Municipal LEED Buildings58
contractors are responsible for providing most of the required LEED documenta-
tion so it is imperative that these team members design and follow an effective
IAQ plan. All contractors, crews and subtrades must understand and be aware of
IAQ procedures, and addressing construction-related IAQ issues early in project
planning will help to ensure dedication to IAQ at all required levels.
Implementation Considerations:
There are a number of implementation concerns that must be considered when
implementing an effective IAQ Management Plan. These issues are outlined
below:
strategy
Scheduling
Implementation considerations
• Control the sequence of construction activities in order to minimize the ab-
sorption of VOCs by other building materials.
• For example, apply paints, sealants, and other volatile materials and allow them
to dry thoroughly before installing ceiling tiles and carpet.
HVAC Protection • Prevent construction dust from entering the ductwork by isolating the return
(negative pressure) side of the HVAC system from the surrounding environ-
ment during construction / demolition activity.
• Install temporary filters to keep the system clean if it is operated during con-
struction (filters should be replaced prior to completion/occupancy).
Source Control • Use low-emitting paints, finishes, sealants, adhesives, and carpeting (also see
MR credits). Some adhesives and sealants are low-emitting on curing after
installation, but have higher emissions prior to installation.
• For materials supplied by contractors such as cleaning products, specify non-
toxic products (low VOCs) to minimize building contamination.
Pathway Interruption • When pollutants must be generated, prevent or reduce contamination by
installing physical barriers between work areas and non-work areas, or for ex-
ample by ventilating using �00% outside air during application or installation
of VOC emitting materials.
Housekeeping • Clean frequently to eliminate construction dust and debris.
• Do not allow water to accumulate or work areas to become wet or damp in
order to discourage the growth of mould and bacteria.
• Synergies with Materials and Resources: design for spaces to avoid water pool-
ing; specify appropriate flooring materials.
GVRD Design Guide for Municipal LEED Buildings 59
Cost Considerations:
Low-VOC and cleaning materials can be obtained at negligible cost. So long as
management is consistent and implemented early in the construction process,
costs due to implementing the IAQ Management Plan are minimal.
b. low-emitting materials
Specification of low-emitting materials is critical to maintaining a healthy indoor
environment and air quality for building occupants. Volatile organic compounds
(VOCs) typically off-gas from interior finishes and products such as adhesives,
sealants, paintings, coatings, carpet and composite wood products. Common
and well-documented illnesses resulting from exposure to VOCs include sick
building syndrome, building related illnesses, and multiple chemical sensitivities.
Exposure to these chemical compounds and potential for these illnesses can be
minimized by specifying interior products that have low VOC limits (GVRD 2003).
In addition to alleviating the health concerns associated with low-emitting ma-
terials, these products can contribute to the overall energy efficiency of a build-
ing. With low VOC finishes, the outdoor air volume required to achieve a given
indoor air quality can be reduced with significant energy and cooling plant cost
savings.
Implementation Considerations:
When working on a LEED project is important to follow a number of steps to en-
sure that the right products are specified and used during construction by the
contractor and sub-trades. Failure to specify or apply the correct product can
jeopardize more than one LEED point. For example, if high emitting adhesives
are used, the project may fail the indoor air quality testing procedures conduct-
ed at the end of construction prior to occupancy. Additional considerations are
outlined below:
Housekeeping Cont. • Address spills immediately.
• Hazardous materials should be treated with extra care.
Flush-out • Conduct the building flush-out with new filtration media and �00% outside air
after construction ends and prior to occupancy.
• Ensure the specified total air volume is supplied (4,300 m3 outdoor per m2 of
floor area).
• Carefully examine the project schedule to ensure flush-out procedures will fit
within the schedule.
Cost Increase: Neutral
Ease of Implementation: Easy to
moderate
Payback: Immediate
GVRD Design Guide for Municipal LEED Buildings60
Product
Adhesives and Sealants
Implementation considerations
• Ensure that the products meet the VOC levels outlined in the most current
version of the South Coast Air Quality Management District (SCAQMD) Rule
#��68, October 2003 Amended January 7, 2005.
• Consider all adhesives and sealants used within the building envelope; low-
emitting products are often overlooked for glazing and plumbing sealants.
Paints and Coatings • Attention to function is important: for example, choosing the apropriate paint
for a space containing a swimming pool is more critical due to the corrosive
nature of a chlorinated environment.
• Review the manufacturer’s Material Safety Data Sheet for VOC limits which
must be expressed in grams per litre for LEED requirements.
• Most major brands offer low-emitting alternatives as part of product line.
• Ensure that the products meet the VOC levels outlined in the most current ver-
sion of:
• Green Seal Standard GS-��
• Green Seal Standard GC-03
• SCAQMD Rule #���3, October 2003 Amended July 9, 2004
Carpet • Specify carpet tile rather than broadloom carpet, primarily for ease of ongoing
maintenance. Carpet tile is straightforward to replace, providing building own-
ers with a high degree of flexibility if damage occurs in an isolated area.
• Consider the VOC values associated with adhesives required to secure carpet
tiles.
• Consider the percentage of recycled content, place of manufacture and rapidly
renewable material content.
Composite Wood • Sourcing composite wood products without any added urea-formaldehyde is
more of a challenge than the requirements of other IEQ product categories.
• Common alternatives to urea-formaldehyde binders include:
• Phenol formaldehyde (also known as phenolic);
• MDI (polymeric diisocyanate binder, which can be sued in straw fibre-
board, some MDF); and
• Parafin wax (can be used in cellulosic fibreboard).
GVRD Design Guide for Municipal LEED Buildings 6�
General implementation tips:
• Ensure project teams reference the latest version (most recently amended)
of the standard, since VOC limits may change as standards become more or
less stringent over time;
• Keep a running list of adhesives, sealants, paintings, coatings, carpet and
composite wood products specified in the project and their relevant VOC
limits. This tracking mechanism (see table below) will help streamline the
LEED documentation process at the end of the project;
• Ensure there is clear communication at the beginning of the project be-
tween the architect and interior designer regarding finishes and VOC limits;
• Educate the contractor and sub-trades on the importance of using the right
product; and
• Seek feedback from operations and maintenance staff on experience using
various interior finishes and low-emitting materials. Include these individu-
als early on in the design process.
Product
Credit c4.� Adhesives and Sealants:
Safecoat 3 in � Adhesive
(Cork Wall and Floor Adhesive)
Credit c4.2 Paints and Coatings:
Benjamin Moore EcoSpec 223
�00% Acrylic Latex Interior Eggshell
Vocs
97 g/l
�44 g/l
Voc limits
�00 g/l
�50 g/l
Reference standard
SCAQMD Rule #��68
Green Seal GS-�� and GC-03
SCAQMD Rule #���3
msDs sheet
yes
yes
Cost Considerations:
• Low-emitting adhesives, sealants, paints, coatings are readily available in the
marketplace at no additional capital cost.
• As alternative binders to formaldehyde for composite wood products
become available, the cost premium for urea-formaldehyde wood products
will be reduced.
Sample Low-Emitting Materials Tracking List:
GVRD Design Guide for Municipal LEED Buildings62
c. thermal comfort
Good thermal comfort is something that most building owners will assume
will be provided as part of a quality building, but it is also something that many
post-occupancy evaluations are showing cannot be taken for granted.
Thermal comfort is not only related to air temperature. This is because an indi-
vidual’s perception of temperature is based on a combination of factors, and as a
result, thermal comfort is derived from a number of environmental parameters,
including the following:
• Air temperature;
• Mean Radiant Temperature;
• Air Velocity within the space;
• Relative Humidity;
• The level of activity of the occupants; and
• The type of clothing worn by the occupants.
Uncomfortable occupants are less likely to be happy and thus less productive
in their working environment, ultimately affecting an organization’s financial
bottom line.
LEED and good practice recognizes the ASHRAE thermal comfort Standard
55-2004, Thermal Environmental Conditions for Human Occupancy, as being
the way to define acceptable comfort conditions. Figure 3 shows acceptable
comfort conditions.
Thermal comfort conditions are no longer defined at a single point. While it
used to be that a single air temperature and humidity ratio were held to be “the”
comfort point for all, it is now recognized that seasonal variation, levels of cloth-
ing and radiant impacts all come into play. While this seems that it would make
it more difficult to design a building with good comfort, in fact, it can make it
easier.
In order to make the space comfortable, the key aspects to remember are to:
• give people access to control points including operable windows where
appropriate;
• vary the temperature seasonally to respond to how people are dressed;
• prevent drafts; and
• pay attention to how thermal mass (such as large areas of concrete) is used
in the building.
Cost Increase: Neutral
Ease of Implementation: Moderate
Payback: Immediate
GVRD Design Guide for Municipal LEED Buildings 63
Figure 3: Acceptable range of operative temperature and humidity for spaces that meet the criteria specified in ASHRAE Standard 55-2004, Section 5.2.�.�.
Source: ASHRAE Standard 55-2004, Ther-mal Environmental Conditions for Human Occupancy
GVRD Design Guide for Municipal LEED Buildings64
Implementation Considerations:
It is important for the whole design team to work together to consider how
thermal comfort is impacted by the design choices made in the building.
There are many items which can influence thermal comfort within the internal
space. These include:
• Architectural shading;
• Structural concrete;
• Lighting systems; and
• As well as mechanical choices such as types of air-conditioning systems.
It is interesting to note that a well-designed naturally ventilated space can result
in significantly more comfortable conditions than a mechanically conditioned
space (Brager, DeDear 2002). However, natural ventilation is an option that can
save a lot of energy but should be used only with careful analysis to ensure that
the resultant space conditions will be comfortable.
Cost Considerations:
Cost issues can vary depending on the course of action taken to maximize oc-
cupancy thermal comfort. Items such as increasing glazing performance can
raise the initial cost of the glass; however, savings may be realized through the
reduction of the plant sizing and mechanical systems due to less solar load be-
ing introduced into the space. Cost implications must be made on a case by case
basis, although it is not unreasonable for this item to be cost neutral.
D. light Quality and Views
There are a significant number of studies which have demonstrated the benefits
to occupant health and well-being with access to natural light. Natural light not
only has an impact on health, but also improves the amenity of the space, and
reduces the lighting energy and heat associated with the reduced lighting load
with a good level of natural light.
LEED credit IEQ c8.2 can be earned by providing a direct line of sight to vision
glazing for building occupants in 90% of all regularly occupied spaces. Board-
room and group work spaces are considered in the calculations for regularly
occupied spaces.
Cost Increase: Moderate
Ease of Implementation: Moderate
Payback: Immediate
GVRD Design Guide for Municipal LEED Buildings 65
Implementation Considerations:
Daylight in a space can be influenced by a number of different factors, including
the following:
• Building orientation;
• Glazing selection in particular the visual light transmission;
• The extent of the amount of glazing;
• External solar control strategies; and
• Maximized perimeter spaces through the use of atria and courtyards.
A good benchmark to follow is to provide at least a 2% daylighting factor to
75% of regularly occupied spaces. This will also achieve the requirements for one
LEED credit (IEQ c8.�). Computer simulation technologies are frequently used by
design teams to determine the daylighting potential of a building design.
By coordinating electrical lighting systems and shading strategies with available
daylight, the potential to maximize energy savings is improved.
• Consider providing tenants with information that demonstrates the ideal
daylighting goals and outline the techniques and practices required to
achieve them.
• Provide calculated expected savings in energy and cost by following these
best practices.
See Appendix E: GVRD’s Technology Fact Sheets for more detailed information
on daylighting strategies.
Cost Considerations
Increasing natural light within a space can often lead to increased levels of solar
load within the space and potentially increase the amount of mechanical cool-
ing required to offset this additional heat within the space. Care must be taken
to take both of these elements into account, striking a balance between cost
and indoor amenity.
7.3 leeD ResPonsIbIlItIes anD tImIng
• architect: is responsible for sourcing out appropriate products and that
they are correctly specified. During construction, the architect or interior
designer should review alternative products if proposed by the contrac-
tor. The architect also selects building envelope materials consistent with a
thermally comfortable space. The architectural team should complete the
GVRD Design Guide for Municipal LEED Buildings66
daylight and view calculations early on in the design development phase to
confirm the project’s ability to achieve the credit. Depending on the project
size and program complexities, it can take a couple of days to a week to
complete these calculations, and may require teams to perform a daylight
simulation model to verify the daylight factor.
• contractor: is responsible for drawing up an IAQ Management Plan based
on LEED requirements and information from Mechanical consultants. This
Plan should be in place prior to installation of any ductwork on site, and ad-
dresses air quality concerns through construction to installation of drywall.
Further, the contractor should disseminate the plan and may need to edu-
cate the sub-trades on procedures. The contractor also needs to ensure that
non-compliant products are not brought and used on-site. This will require
some monitoring of the sub-trades; the contractor will also be responsible
for collecting MSDS sheets from the sub-trades. Generally, the contractor
should ensure that the design philosophy is transferred from the design
into the final construction of the building.
• Design team: works together to provide highly naturally lit, energy con-
servative spaces.
• Interior Designer: is responsible for specifying low-emitting products
where ever possible.
• leeD champion: is responsible for collecting, on a regular basis (e.g., once
a month), product literature, MSDS sheets from the contractor, architect and
interior designer.
• mechanical engineer: is responsible for providing the contractor with rel-
evant information on HVACR system specifications, and to select systems that
promote enhanced thermal comfort and document elements for LEED credits.
• specification writer: is responsible for ensuring that VOC requirements are
embedded in specifications.
IEQ c3.2: Construction IAQ Management
- Testing Before Occupancy
Moderate: Depends on Option Chosen Mechanical Contractor / Engineer
credit
IEQ c3.�: Construction IAQ Management
level of Input for leeD Documentation
Moderate: Construction IAQ Plan
Photographs
Responsibility for Documentation
General / Mechanical Contractors
leeD Requirements and submittals
GVRD Design Guide for Municipal LEED Buildings 67
IEQ c4.2: Paints and Coatings Extensive: Careful specification
Listing of products
Collection of product litera-
ture including MSDS sheets
Interior Designer, Project
Architect, and Contractor
IEQ c4.3: Carpet Moderate: Careful specification
Listing of products
Collection of product litera-
ture including MSDS sheets
Interior Designer, Project
Architect, and Contractor
IEQ c4.4: Composite Wood Products Extensive: Typically requires detailed
research of alternative
products
Careful specification
Listing of products
Collection of product litera-
ture including MSDS sheets
Interior Designer, Project
Architect, and Contractor
Mechanical EngineerIEQ c7.�: Thermal Comfort - Compliance Moderate: Signed Letter Template
Calculations of operative
temperatures radiantly
conditions spaces
Mechanical EngineerIEQ c7.2: Thermal Comfort - Monitoring Moderate: Signed Letter Template
Confirmation of Controls
ArchitectIEQ c8.�: Daylight and Views
- Daylight 75%
Moderate: Narrative
Calculations
Drawings or computer
simulation
ArchitectIEQ c8.�: Daylight and Views
- Daylight 90%
Moderate: Narrative
Calculations
Drawings or computer
simulation
credit
IEQ c4.�: Adhesives and Sealants
level of Input for leeD Documentation
Moderate: Careful specification
Listing of products
Collection of product litera-
ture including MSDS sheets
Responsibility for Documentation
Interior Designer, Project Architect,
and Contractor
GVRD Design Guide for Municipal LEED Buildings68
7.5 case stUDy
case study: semiahmoo library & RcmP facility
Design Team: Musson Cattell Mackey Partnership, Darrell J. Epp Architect Ltd.,
Weiler Smith Bowers Consulting Engineers, VEL Engineering, Flagel
Lewandowski Ltd, Perry and Associates, Graham Harmsworth Lai & Associates
Ltd., Intercad Services Ltd., Bunt and Associates.
Completed: 2003
The high standard of indoor air quality and thermal comfort achieved on this
project is particularly noteworthy. The building’s design, especially the glazed
atrium along the front (east) façade and the high ceiling on the second sto-
rey, works with the displacement ventilation system to provide very effective
ventilation throughout the structure. Security requirements precluded windows
that opened, yet the overall distribution of fresh air and the comfort level are
excellent — and the system is exceedingly quiet, an important factor for both
the RCMP and the library functions. As an additional measure to ensure consist-
ently good air quality, the client chose to invest in a Carbon Dioxide monitoring
system for this facility.
In the specification of materials for construction of the building, preference
was given to low-emitting materials throughout, including adhesives, sealants,
paints, and carpets. Behind the scenes, solid wood blocking (instead of plywood)
was used to anchor all units that required wall mounting, a measure suggested
by the contractors on site.
7.4 sUmmaRy
solution
Construction IAQ
Thermal Comfort
Adhesives and Sealants
Paints and Coatings
Carpet
Composite Wood Products
Light Quality and Views
ease of Implementation
Easy
Moderate
Easy
Easy
Easy
Moderate
Moderate
Payback
Immediate
Immediate
Not Applicable
Not Applicable
Not Applicable
Not Applicable
Immediate
capital cost Increase
None
None
None
None
None
Moderate
None-moderate
Photo: Bob Matheson
GVRD Design Guide for Municipal LEED Buildings 69
7.6 ResoURces
GVRD. 2003. Sustainable Building Design: Principles, Practices & Systems Guide.
GVRD.
GVRD. 2002. LEED Implementation Guide for Municipal Green Buildings. GVRD.
GVRD Air Quality: www.gvrd.bc.ca/air/voc.htm
Green Seal Program: www.greenseal.org
Master Paint Institute: www.paintinfo.com/mpi/
South Coast Air Quality Management District: www.aqmd.gov
GreenGuard Environmental Institute: www.greenguard.org
Scientific Certification Systems: www.scientificcertificationsystems.org
Resource Venture ‘Construction IAQ Management for LEED 2.� in Seattle’:
www.resourceventure.org/rv/publications/building/LEED-IAQ.pdf
7.7 RefeRence
CaGBC. 2004. LEED Green Building Rating System: www.cagbc.org
de Dear, R.J., and G.S. Brager, 2002. Thermal Comfort in Naturally Ventilated Build-
ings: Revisions to ASHRAE Standard 55. Energy and Buildings 34, p.549-56�.
GVRD Design Guide for Municipal LEED Buildings70
GVRD Design Guide for Municipal LEED Buildings 7�
8.0 tRansPoRtatIon cHoIces
8.1 IntRoDUctIon
As the most significant contributor to GHG emissions in the region, building
design must consider transportation as a key site consideration in order to posi-
tively impact environmental priorities. Available transportation infrastructure
determines the transportation choices of residents and businesses, affecting the
level and type of transportation energy consumed and the number and length
of vehicle trips.
8.2 DesIgn solUtIons
LEED has several credits available under Sustainable Sites related to transporta-
tion choices. In considering the alternatives to single occupancy vehicles (SOVs),
a fairly major reduction in energy and use of fossil fuels can be realized. Most
credits available require relatively little investment in terms of capital cost, in ad-
dition to a relatively simple documentation process.
Since urban density is directly related to energy consumption (when density in-
creases, efficiencies increase), site selection is one of the easiest ways to accom-
modate transportation choices and encourage energy efficiency.
Implementation Considerations:
Designing a comprehensive workplace trip reduction program can prove valu-
able in reducing energy consumption as a result of transportation, in addition to
earning several LEED credits. For example, a workplace might:
• choose to locate within close proximity to several types of transit services;
• provide designated parking stalls to car/vanpools;
• provide alternatively-fuelled fleet cars for staff to use during the day;
• encourage cycling by providing bike racks and shower facilities. City au-
thorities may agree to install racks upon request if they do not already exist
within the vicinity. In some cases, municipal requirements for bicycle stor-
age exceed the LEED requirement;
• provide a guaranteed ride home for employees that work late; and
• introduce variable work hours and allow telecommuting.
Transportation of all types accounts for more than 25% of the world’s commercial energy use, and motor vehicles account for nearly 80% of that. (World Resource Institute �998 and BEST 2006)
Cost Increase: Moderate
Ease of Implementation: Varies
Payback: Immediate
GVRD Design Guide for Municipal LEED Buildings72
Cost Considerations:
There is no significant capital cost associated with providing bicycle storage,
changing rooms or developing car/van pool programs. Projects can actually
incur a cost savings if they reduce their parking requirements for the project.
Providing facilities and incentives for alternatively-fuelled vehicles can be more
cost-intensive and possibly less feasible for a larger number of projects. How-
ever, municipalities may wish to consider this credit given the potential for local
governments to act as leaders for sustainable alternatives.
8.3 leeD ResPonsIbIlItIes anD tImIng
The following professionals play a role in implementing alternative transporta-
tion solutions and documenting them for the LEED application:
• client: must provide Full Time Equivalency occupant numbers for the
design team to complete the LEED calculations required to determine the
number of showers, bicycles racks, van/carpool spaces and spaces dedi-
cated for alternative fuel vehicles.
• architect: is responsible for incorporating bicycle storage, showers, and
van/carpool requirements into the design. Typically the architect will sign
off on the documentation required for these credits.
• electrical/mechanical: is responsible for maintaining their design intent
with respect to alternative fuel refuelling stations.
GVRD Design Guide for Municipal LEED Buildings 73
credit
SS c4.�: Public Transportation Access
level of input for leeD Documentation
Easy: Letter Template Signed
Drawing showing local bus
or mass transit routes and
distance to the project
Responsibility for documentation
Architect, Client
SS c4.2: Bicycle Storage and Changing
Rooms
Easy: Letter Template Signed
Drawings indicating loca-
tion of bicycle storage and
changing facilities
Architect
leeD Requirements and submittals
SS c4.3: Hybrid and Alternative
Fuel Vehicles
Easy: Letter Template Signed
Lease documentation
Calculations
Drawings and Parking Plan
Architect, Client
SS c4.4: Parking Capacity Easy: Letter Template Signed
Narrative
Drawings and Parking Plan
Architect, Client
8.4 sUmmaRy
solution
Transportation Choices
ease of Implementation
Easy - difficult
Payback
Immediate
capital cost Increase
Cost savings - moder-
ate cost increase
GVRD Design Guide for Municipal LEED Buildings74
8.5 case stUDy
case study: Vancouver Island technology Park transportation study
Design Team: Bunting Coady Architects, Idealink Architecture, Boulevard
Transportation Group
Completed: 2002
In 2002, Boulevard Transportation Group conducted a Sustainable Transporta-
tion Plan for the newly created Vancouver Island Tech Park in Saanich. The Park’s
mission was to create a national showcase for sustainable high tech develop-
ment in a campus-like setting and to model environmentally friendly building
and land management principles such as “green” building design and sustain-
able transportation systems. The masterplan was intended to be a living docu-
ment, a malleable tool that could accommodate changes and alterations so as
to reflect evolving site conditions.
Study objectives involved the implementation of an efficient and convenient
sustainable transportation system at the Vancouver Island Technology Park;
demonstrating and displaying sustainable transportation technologies; and
minimizing the number of vehicles traveling to the site, thus reducing parking
needs and greenhouse gas emission levels; and minimizing the risk, frequency
and severity of traffic accidents through incorporating safety conscious plan-
ning. Meeting these goals consisted of three stages including:
Stage I - A Preliminary Evaluation Plan which evaluates existing transportation
trends, patterns, infrastructure, initiatives, tools and practices; and analyses, inter-
prets and provides recommendations for implementation of Stage II
Stage II – A Sustainable Transportation Masterplan for the VITP and surrounding
area
Stage III – Implementation of a sustainable transportation system using innova-
tive sustainable transportation technologies.
During the early stages of development of the Park, the District of Saanich
granted it the opportunity to reduce parking requirements in exchange for trip
reduction initiatives and measures designed to manage transportation demand,
the goal being to reduce congestion and emissions, traffic impacts and asphalt.
Extensive best practices research were collected, as well as new research into
Photo: Sandy Beaman
GVRD Design Guide for Municipal LEED Buildings 75
how emerging advanced technology applications could be applied to trip-re-
duction strategies. At present, Park management’s commitment to environmen-
tal design is illustrated in the inclusion of sustainable transportation features
such as grass and gravel paved parking lots, bike facilities, showers and lockers,
electric vehicle recharging stations, and transit facilities.
Throughout the course of this study, it became apparent that a sustainable
transportation system at the VITP site could serve as a regional catalyst for
bringing all sorts of groups, agencies, institutions, interests, businesses and gov-
ernments together under a common set of goals and objectives. The project has,
and will continue, to benefit from the efforts of all the partners in this project to
put in place the systems and infrastructure necessary that will not only facilitate
the effective implementation of VITP’s plan, but also will allow for a regional
multi-mode transportation network.
8.6 ResoURces
Better Environmentally Sound Transportation (BEST): www.best.bc.ca
BEST provides a collection of information on local transportation alternatives
and commuting options. Support for commuting programs such as car/van-
pools, cycling information, case studies for business, the Cooperative Auto
Network, pedestrian safety and more can be accessed through BEST.
Ministry of Transportation Cycling Infrastructure Partnership Program
www.th.gov.bc.ca/popular-topics/cycling/cipp.htm
The CIPP is a cost-shared program where the Government of British Columbia
will partner with local governments in the construction of new transportation
cycling infrastructure. Up to $250,000 of funding per project is available.
8.7 RefeRences
World Resources Institute. �998-�999 World Resources: A Guide to the Global
Environment. New York: Oxford University Press, �998.)
GVRD Desin Guide for Municipal LEED Buildings76
GVRD Design Guide for Municipal LEED Buildings 77
9.0 InnoVatIon anD DesIgn
9.1 IntRoDUctIon
Often sustainable design stops once a building is completed. Municipalities,
however, are well-positioned to extend this design philosophy into the opera-
tions of their facilities by implementing policies and best practices that apply
to the operations and maintenance of the buildings. It is beneficial if these
operational policies are developed as part of a broader sustainability or green
building policies.
LEED also provides the opportunity to go beyond what has been presented
in the previous sections of this document and to demonstrate leadership by
exceeding any of the proposed standards or by implementing strategies not
identified in the LEED system.
Two major opportunities are readily available to municipalities that fulfil this
requirement, and include developing:
• Green Operating Programs (i.e., purchasing and housekeeping policies and
products) .
• Green Education Plan (i.e., education of both building occupants and
visitors).
9.2 DesIgn solUtIons
Two operational policies that have direct application for municipalities include a
green housekeeping and education plan. These two programs are discussed in
greater depth below.
a. green operations Program
Once a high performance and/or LEED project is completed, proper mainte-
nance and operation of a building are critical for maintaining good indoor air
quality and the health of building occupants over the life of the building. Ad-
dressing health concerns associated with cleaning and maintaining buildings
can be accomplished through the development of policies for green mainte-
nance procedures. Several municipalities within the GVRD have already adopted
policies to address this issue, including the City of Richmond and Vancouver.
For the average commercial build-ing in the U.S., more than half as much money is spent per year on cleaning as on energy. In energy-ef-ficient green buildings, significantly more money may be spent on cleaning than on energy. Cleaning compounds and compounds used for stripping and refinishing floors can be a building’s largest source of volatile organic compound (VOC) emissions. (Environmental Building News 2005)
Cost Increase: Moderate
Ease of Implementation: Moderate
Payback: Immediate
GVRD Design Guide for Municipal LEED Buildings78
The LEED for Existing Buildings (LEED-EB) program outlines a number of best
practices for maintaining a healthy work environment during the operation of a
building.
Implementation Considerations:
Steps for developing a Green Housekeeping and Operations Program:
�. Identify materials used in day-to-day operations and determine their poten-
tial impact on the human effect and the environment;
2. Identify alternatives to commonly used products;
3. Develop an organization policy that specifies the use of environmentally
preferable cleaning products. Green Seal, Environmental Choice Program,
and Canadian Centre for Pollution Prevention are good references for devel-
oping such organization policies;
4. Inventory office consumable products and consider environmentally prefer-
able products for office consumables (i.e., printing paper, toner, janitorial
paper products);
5. Examine landscape and pest management products and seek out alterna-
tives;
6. Identify a strong champion within the municipality who will spearhead this
program;
7. Seek feedback from maintenance, operations and procurement staff prior to
full scale implementation;
8. Pilot products before full scale implementation; and
9. Educate building occupants on alternative and program.
Cost Considerations :
The cost for environmentally preferable cleaning products has decreased along
with the increase in their demand, but there remains a slight premium for the
products. These products are readily available in the market place.
b. green education Plan
When occupants move into the building, they are typically not informed about
building systems, technologies, or design strategies. Yet these strategies all work
together to conserve energy and water, enhance the indoor environmental
quality, and also offer significant operations and maintenance savings on an
Cost Increase: Moderate
Ease of Implementation: Varies
Payback: Immediate
GVRD Design Guide for Municipal LEED Buildings 79
annual basis — meanwhile, often dependent on building occupants and/or
maintenance staff to be fully realised. Developing and implementing an educa-
tion plan can be the catalyst for informing building occupants and visitors of
these features.
Educating building occupants and visitors can fulfil three important goals:
• Ensuring that building occupants and visitors understand the impact their
behaviour can have on the building performance;
• Contributing to the dissemination of knowledge about green buildings and
its benefits; and
• Positioning the municipality as a leader and a model for the community.
Implementation Considerations:
The following measures can be implemented as part of educating the building
occupants:
• Develop a signage program throughout the building or brochure commu-
nicating design features and their benefits;
• Host regular tours of the building; and/or
• Create a virtual “real-time” display communicating for example the build-
ing’s total or daily energy and water use.
Cost Considerations:
There are a few minor “soft” costs associated with developing an education plan:
• Time spent preparing the materials either by a marketing or graphics team;
and
• Time for an individual to conduct building tours.
c. other Innovative solutions
The LEED Green Building Rating System recognizes projects that implement in-
novative design measures that:
�. greatly exceed any of the LEED performance standards;
2. implement strategies that are not identified by the LEED system (i.e., green
housekeeping or education program); and/or
3. include a LEED Accredited Professional on the design team.
GVRD Design Guide for Municipal LEED Buildings80
The LEED Canada Reference Guide outlines the detailed summary of what is
required for an innovation point.
Implementation Considerations:
Implementation issues will vary for different innovative solutions, however the
following tips apply:
• Raise innovative solutions early on in the design process in order to have
enough time to explore their economic feasibility, and any other social or
environmental implications;
• Explore external funding for measures; and
• Engage academic researchers to explore ideas for innovative building re-
search opportunities that could be included in the project.
Cost Considerations:
Cost issues will vary from project to project, depending entirely on the scope of
the innovation.
9.3 leeD ResPonsIbIlItIes anD tImIng
Early on in the design process, it is necessary to identify who is responsible for
documenting the innovative measure.
• the client: is typically responsible for coordinating this initiative internally
with janitorial, maintenance and operations staff or with external contrac-
tors.
• the client and architect together: typically look after creating an educa-
tion plan. Proof that this plan is under development must be submitted as
part of the LEED project application.
• marketing or graphic teams will also play an important role in crafting the
graphic images for the education plan.
GVRD Design Guide for Municipal LEED Buildings 8�
9.5 case stUDIes
case study: city of Richmond green Procurement Policy and Plan
The City of Richmond is an early adopter of Green Operations policies and
formalized its Green Procurement Policy with a Green Purchasing Guide which
provides specific purchasing guidance for the following areas:
• general building maintenance;
• janitorial products;
• vehicles and maintenances;
• furniture and office systems;
• office equipment and related services;
• office supplies;
• lighting and lighting systems;
• construction, renovation, demolition;
• parks, recreation amenities and landscaping; and,
• special programs.
credit
ID c�.�-�.4: Innovative Design
Measures
level of Input for leeD Documentation
Depends on Innovation strategies
Develop rationale for innovative
measure and provide supporting
evidence
Responsibility for Documentation
Consultant will vary depending on
design measure
ID c�.2: LEED Accredited
Professional
Minimal: Signed Letter Template
Copy of LEED Accreditation
Certificate
Team member with LEED AP
designation
leeD Requirements and submittals
9.4 sUmmaRy
solution
Green Operations (House-
keeping Plan)
ease of Implementation
Moderate
Payback
Immediate
capital cost Increase
Moderate
Green Education Plan Moderate Moderate Immediate
Minimal to Extensive:
GVRD Design Guide for Municipal LEED Buildings82
case study: city of seattle - seattle Justice centre and education Program
Design Team: NBBJ Architects, Hoffman Construction Co., Skilling Ward Mag-
nusson Barkshire, CDI Engineers, Abacus, Gustafson Partners Ltd., SvR Design
Company
Completed: 2002
The Seattle Justice Center was the first building completed within the City of
Seattle’s Sustainable Building Program. A resolution passed in 2000 required all
City buildings over 464 s.m. to conform to a LEED silver rating. Currently there
are �6 LEED projects that fall within the policy.
The Seattle Justice Center was also one of the first LEED registered buildings
in Seattle, and consequently stands as a beacon for learning about sustainable
building within Seattle. An education program for the sustainable building
program, and for the Seattle Justice Center in particular includes the publishing
of case studies and the provision of regular tours.
The Seattle Justice Center has now been published in three different formats.
The Sustainable building program official format is a partnership with the Cas-
cadia Region Green Building Council.
Additionally two other case study formats have been developed. The DOE High
Performance Buildings case study, which includes publication on the Environ-
mental Building News web-site, is now on-line. Better Bricks – a regional initia-
tive by the North West Energy Efficiency Alliance – have also published their
own case study on the building on their web-site.
Tours are scheduled monthly, often occurring more frequently as demand
requires. The City’s Green Building Team has trained 5 docents to perform the
tours on a rotating schedule. Other tour leaders have included the design team.
Tours have performed for a wide range of visitors ranging from local profession-
als to visiting state and international delegations.
Photo: Erik Stuhaug
GVRD Design Guide for Municipal LEED Buildings 83
case study: city of White Rock - operations centre - leeD-nc gold
Design Team: Busby Perkins+Will, Fast + Epp, Flagel Lewandowski, Keen Engi-
neering, KDS Construction, Wendy Grandin, Pacific Environmental Consulting
Services
Completed: 2003
In July 2003, the City of White Rock was awarded LEED Gold certification of
its new Operations Building, making it only the second building in Canada to
achieve this standing and the first for new construction. The design locates the
new facility over an abandoned sanitary treatment plant, using existing storage
tanks as the building’s foundations. The building developed into two separate
pavilions: a two-storey component on the north end, housing departmental
elements which are only periodically used (field crew facilities, change rooms,
meeting and lunch rooms), and a one-storey building on the south end, housing
the office component of the department.
Water conservation was a major design criteria for the City’s new Operations
building. A number of strategies were implemented in an effort to reduce the
potable water use on the site. In terms of the demand for water within the build-
ing, several strategies were implemented:
• Highly efficient, water conserving plumbing fixtures were used;
• Dual flush toilets and waterless urinals were installed throughout the
complex; and
• Stormwater is used to service all toilets for sewage conveyance.
The total amount of potable water used inside the building is 65,2�7
gal/year, 36.5% less than the reference case.
In addition, one of the decommissioned sewage treatment tanks was excavated
and upgraded to become a holding tank for stormwater that was diverted from
streets up the hill north of the building site. This water reduced the demand on
potable water for the following:
• Sewage conveyance;
• Washing the City’s fleet of vehicles; and
• Irrigation of landscape.
Photo: Busby Perkins+Will Architects
Photo: Stantec
GVRD Design Guide for Municipal LEED Buildings84
No potable water is used for outdoor applications. Water for the hosebibb
(6,275gal/year), washing of operations vehicles (�50,00 gal/year), and street
cleaning vehicles (260,000 gal/year) is supplied �00% by captured stormwater.
Overall, the project reduced its potable water consumption by 87.2% or by
444,448 gallons per year.
As a result of these conservation measures, the project greatly exceeded the
LEED thresholds for water use reduction, achieving all 5 Water Efficiency credits
and an innovation credit.
9.6 ResoURces:
City of Richmond Green Purchasing Guide:
www.richmond.ca/services/environment/policies/purchasing.htm
Environment Choice Program: www.environmentalchoice.ca
Canadian Centre for Pollution Prevention: www.c2p2online.com
Green Seal Organization: www.greenseal.org
LEED for Existing Building, US Green Building Council: www.usgbc.org
Design for Cleanability. Environmental Building News. September 2005.
Environmental Protection Agency Comprehensive Procurement Guidelines
www.epa.gov/cpg
Sustainable Purchase Network: www.fraserbasin.bc.ca/programs/documents/
SPN2006/SPN_FactSheet.pdf
Environmental Building News. 2005. Design for Cleanability. Vol. �4, No. 9.
GVRD Design Guide for Municipal LEED Buildings 85
10.0 aPPenDIces
a. LEED®-Canada �.0 Score Card
b. Frequently Achieved LEED Credits for Municipal Projects
c. City of Vancouver’s Green Building Strategy: Summary of LEED Credits
d. Capital Regional District Cost Summary of Potential Rainwater Systems
e. Technology Fact Sheets:
I. Demand control ventilation
iI. Geo-exchange heating and cooling systems
iii. Waterless urinals
iv. Domestic solar hot water
v. Daylighting
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AE
55
-20
04
Opt
imiz
e E
nerg
y P
erfo
rman
ce, N
ew: 3
3%
MN
EC
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AS
HR
AE
Ther
mal
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fort
, P
erm
anen
t M
onit
orin
g S
yste
m
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imiz
e E
nerg
y P
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rman
ce, N
ew: 3
8%
MN
EC
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0%
AS
HR
AE
Day
light
& V
iew
s , D
aylig
ht 7
5%
of
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ces
Opt
imiz
e E
nerg
y P
erfo
rman
ce, N
ew: 4
2%
MN
EC
B, 3
5%
AS
HR
AE
Day
light
& V
iew
s, D
aylig
ht f
or 9
0%
of
Spa
ces
Inno
vati
on &
Des
ign
Pro
cess
LE
ED
Acc
redi
ted
Pro
fess
iona
l
Inno
vati
on in
Des
ign :
Gre
en P
ower
Inno
vati
on in
Des
ign:
Inno
vati
on in
Des
ign:
Inno
vati
on in
Des
ign:
GVRD Design Guide for Municipal LEED Buildings 87
10.0 aPPenDIces
a. LEED®-Canada �.0 Score Card
b. Frequently Achieved LEED Credits for Municipal Projects
c. City of Vancouver’s Green Building Strategy: Summary of LEED Credits
d. Capital Regional District Cost Summary of Potential Rainwater Systems
e. Technology Fact Sheets:
I. Demand control ventilation
iI. Geo-exchange heating and cooling systems
iii. Waterless urinals
iv. Domestic solar hot water
v. Daylighting
Freq
uent
ly A
chie
ved
LEE
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HR
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ost
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e S
elec
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ldin
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xist
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ls, Fl
oors
and
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f
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uild
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se, M
aint
ain
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% o
f E
xist
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ls, Fl
oors
and
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f
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evel
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ated
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uild
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se, M
aint
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% o
f In
teri
or N
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truc
tura
l Ele
men
ts
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erna
tive
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nspo
rtat
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aste
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rtat
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pen
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ecyc
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tent
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peci
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.5%
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+ 1
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i)
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evel
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ent
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agem
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0%
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actu
red
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ater
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oof
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tifi
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ood
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t P
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lity
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ce
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able
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ldin
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er E
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dsca
ping
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obac
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mok
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TS)
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trol
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er E
ffic
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dsca
ping
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se o
r N
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xide
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O2)
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vati
ve W
aste
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er T
echn
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ffec
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er U
se R
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Red
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on
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stru
ctio
n IA
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lan ,
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ing
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stru
ctio
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ater
Use
Red
ucti
on, 3
0%
Red
ucti
on
Con
stru
ctio
n IA
Q M
anag
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t P
lan ,
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ting
Bef
ore
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upan
cy
Low
-Em
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ng M
ater
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, A
dhes
ives
& S
eala
nts
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rgy
& A
tmos
pher
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w-E
mit
ting
Mat
eria
ls, P
aint
s an
d C
oati
ng
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-Em
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ng M
ater
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, C
arpe
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ndam
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ldin
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yste
ms
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mis
sion
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-Em
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ng M
ater
ials
, C
ompo
site
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d an
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min
ates
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esiv
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um E
nerg
y P
erfo
rman
ce
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or C
hem
ical
& P
ollu
tant
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rce
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trol
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Red
ucti
on in
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C&
R E
quip
men
t an
d el
imin
atio
n of
Hal
ons
Con
trol
labi
lity
of S
yste
ms ,
Per
imet
erO
ptim
ize
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rgy
Per
form
ance
,N
ew: 2
4%
MN
EC
B, 1
5%
AS
HR
AE
Con
trol
labi
lity
of S
yste
ms,
Non
-Per
imet
erO
ptim
ize
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rgy
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form
ance
, N
ew: 2
9%
MN
EC
B, 2
0%
AS
HR
AE
Ther
mal
Com
fort
, C
ompl
y w
ith
AS
HR
AE
55
-20
04
Opt
imiz
e E
nerg
y P
erfo
rman
ce, N
ew: 3
3%
MN
EC
B, 2
5%
AS
HR
AE
Ther
mal
Com
fort
, P
erm
anen
t M
onit
orin
g S
yste
mO
ptim
ize
Ene
rgy
Per
form
ance
, N
ew: 3
8%
MN
EC
B, 3
0%
AS
HR
AE
Day
light
& V
iew
s, D
aylig
ht 7
5%
of
Spa
ces
Opt
imiz
e E
nerg
y P
erfo
rman
ce, N
ew: 4
2%
MN
EC
B, 3
5%
AS
HR
AE
Day
light
& V
iew
s, D
aylig
ht f
or 9
0%
of
Spa
ces
Inno
vati
on &
Des
ign
Pro
cess
LE
ED
Acc
redi
ted
Pro
fess
iona
l
Inno
vati
on in
Des
ign :
Gre
en P
ower
Inno
vati
on in
Des
ign :
Inno
vati
on in
Des
ign:
Inno
vati
on in
Des
ign:
GVRD Design Guide for Municipal LEED Buildings 89
10.0 aPPenDIces
a. LEED®-Canada �.0 Score Card
b. Frequently Achieved LEED Credits for Municipal Projects
c. City of Vancouver’s Green Building Strategy: Summary of LEED Credits
d. Capital Regional District Cost Summary of Potential Rainwater Systems
e. Technology Fact Sheets:
I. Demand control ventilation
iI. Geo-exchange heating and cooling systems
iii. Waterless urinals
iv. Domestic solar hot water
v. Daylighting
CITY OF VANCOUVER
POLICY REPORT ENVIRONMENT
Report Date: October 17, 2005 Author: Trish French/Dale
Mikkelsen Phone No.: 604.873.7041/604.871.6168 RTS No.: 04441 CC File No.: Meeting
Date:
TO: Standing Committee on Planning and Environment
FROM: Director of Central Area Planning, in consultation with the Manager of Sustainability Office and Chief Building Official
SUBJECT: Vancouver Green Building Strategy
APPENDIX C PAGE 1 OF 4
POSSIBLE BY-LAW CHANGES AND LEED EQUIVALENT VALUES A. Already Regulated or De-Facto 11 pts. Sustainable Sites
1. Site Selection 2. Urban Development 3. Brownfield Redevelopment 4. Alternative Transportation, Public Transit Access 5. Alternative Transportation, Bicycle Facilities 6. Alternative Transportation, Parking Capacity 7. Light Pollution Reduction – except for special situations
Indoor Environmental Quality
1. Carbon Dioxide Monitoring in public spaces 2. Daylight and Views for 75% 3. Indoor Chemical & Pollutant Source Control 4. Views for 90% of spaces
APPENDIX C PAGE 2 OF 2
B. Proposed GBS By-law Changes 16 pts. (Preliminary List: subject to consultation and confirmation) Sustainable Sites 1 pts. Stormwater Management Rate and Quantity – 1 pt.
- Sewer and Watercourse By-law amendment to require stormwater retention
Water Efficiency 2 pts. Water Efficient Landscaping – 1 pt.
- Water shortage response plan – can be upgraded to reduce by 50% Water Use Reduction 20% - 1 pt.
- Plumbing Codes 7.2.10.6 (2) & (3) – lav’s, sinks, showerheads, and water closets in non- residential buildings
Energy and Atmosphere 3 pts. Optimise Energy Performance 10% - 1 pt.
- Energy Utilization Provision of the Building By-law amendment – ASHRAE “plus” (subject to cost/benefit analysis)
- Energy design guidelines developed Ozone Depletion – 1 pt.
- Energy Utilization Provision of the Building By-law: full implementation of current ASHRAE 90.1
Additional Commissioning – 1 pt. - Energy Utilization Provision of the Building By-law: full implementation of current
ASHRAE 90.1
Materials and Resources 3 pts. Construction Waste Management 50% - 1 pt.
- VBBL and Solid Waste By-law amendment (underway) Construction Waste Management 75% - 1 pt.
- VBBL and Solid Waste By-law amendment (underway) Building Durability – 1 pt.
- CSA standards for envelope/rain screen; amendment in VBBL
Indoor Environmental Quality 3 pts. Construction IAQ post-occupancy – 1 pt.
- Pre-design under ASHRAE 90.1 and ref. to ASHRAE 62 – enforcement issue
APPENDIX C PAGE 3 OF 3
Thermal Comfort – 2 pts.
- Energy Utilization Provision of the Building By-law: full implementation of current ASHRAE 90.1
- Innovation and Design 4 pts. Education Program for Owners and Operators – 1 pt.
- Energy Utilization Provision of the Building By-law: full implementation of current ASHRAE 90.1
Allocation of space for building compost collection – 1 pt
-Zoning and Development By-law, Waste Management By-law Collection of Organics – 1 pt.
- pilot program in SEFC - broader application subject to City organic waste collection
Alternative Vehicles/Car-Share Program – 1 pt.
- Parking By-Law (underway) C. Often Attained: Low/No Cost (no proposed work) 6 Pts. Materials and Resources
1. Resource Reuse 5% 2. Local/Regional Materials 20%
Indoor Environmental Quality
1. Low-Emitting Materials, Adhesives and Solvents 2. Low-Emitting Materials, Paints 3. Low-Emitting Materials, Carpets 4. LEED Accredited Professional
Summary of LEED Equivalent Points A. Already Regulated or De-Facto 11 Pts. B. Phase 1 GBS By-law Changes 16 Pts.
- Sustainable Sites - 1 Pts. - Water Efficiency- 2 Pts. - Energy & Atmosphere - 3 Pts. - Materials & Resources- 3 Pts. - Indoor Environmental Quality- 3 Pts. - Innovation & Design- 4 Pts.
C. Often Attained (Low or no cost; non- regulated ) 6 Pts.
APPENDIX C PAGE 4 OF 4
TOTAL 33 Pts. LEED Certified: 26-32 Points LEED Silver: 33-38 Points
GVRD Design Guide for Municipal LEED Buildings 9�
10.0 aPPenDIces
a. LEED®-Canada �.0 Score Card
b. Frequently Achieved LEED Credits for Municipal Projects
c. City of Vancouver’s Green Building Strategy: Summary of LEED Credits
d. Capital Regional District Cost Summary of Potential Rainwater Systems
e. Technology Fact Sheets:
I. Demand control ventilation
iI. Geo-exchange heating and cooling systems
iii. Waterless urinals
iv. Domestic solar hot water
v. Daylighting
GVRD Design Guide for Municipal LEED Buildings 93
10.0 aPPenDIces
a. LEED®-Canada �.0 Score Card
b. Frequently Achieved LEED Credits for Municipal Projects
c. City of Vancouver’s Green Building Strategy: Summary of LEED Credits
d. Capital Regional District Cost Summary of Potential Rainwater Systems
e. Technology Fact Sheets:
I. Demand control ventilation
iI. Geo-exchange heating and cooling systems
iii. Waterless urinals
iv. Domestic solar hot water
v. Daylighting
“
Demand Control Ventilation
Capital cost: Increased
Lifecycle cost: <5 year payback
Ease of Implementation: Easy
1.1 Description
CO2 Demand Control Ventilation
(DCV) is a real-time, occupancy-
based ventilation approach that
can offer significant energy savings
over traditional fixed ventilation
approaches, particularly where
occupancy is intermittent, or variable
from design conditions. Properly
applied, it allows for the maintenance
of target per-person ventilation rates
at all times. Even in spaces where
occupancy is static, CO2 DCV can be
used to ensure that every zone within
a space is adequately ventilated for its
actual occupancy. Air intake dampers
can be controlled automatically,
avoiding accidental and costly over- or
under-ventilation.
1.2 Applicability
Building Types - DCV strategies can
be employed in almost all types of
buildings. They are most beneficial
in spaces where occupancy can vary
significantly from maximum design
conditions, such meeting spaces,
auditoriums and conference halls.
New vs. Retrofits - DCV is relatively
simple to install in a retrofit scenario,
provided that the quantity of outdoor
air can be varied based on sensor
input.
1.3 Benefits
Benefits of DCV include:
• Excessive over-ventilation - this is
avoided while still maintaining good
Indoor Air Quality (IAQ);
• Energy Savings - studies have
shown that annual energy savings
in the order of $10/m² can be
realized;
• Reduced peak electricity demand
- when occupancy levels fall below
design levels during peak periods,
customers who are charged for
demand (kW) earn monthly utility
bill savings;
• Automatic reset - a DCV system
will automatically reset damper
positions without manual assistance
from building maintenance staff,
ensuring the building is being run at
its optimum efficiency at all times;
• Outdoor Air - the CO2 system will
consider infiltration air and operable
windows as a source of outdoor air,
therefore additional savings may be
sought; and
• Highly adaptable control strategy
– this will auto-adjust for any future
changes to the use of the space.
Available data suggests that DVC
reduces ventilation, heating and cooling
loads by 10% to 30%
www.aircuity.com”
DEMAND CONTROL VENTILATION | 1
CO2 Panel Sensor
Source: www.topac.com
1.4 Limitations
The limitations of demand control ventilation systems are
as follows:
• In recent years there has emerged a stigma within the
construction industry that CO2 sensors and control
systems do not work. This perception has stemmed from
incorrect installations and improper designs;
• These systems must be re-commissioned at regular
intervals to verify performance and measurement are
accurate; and
• There is a concern regarding the accuracy of the
outdoor sensors in cold climates. In these cases it is
recommended that a fixed CO2 level be assigned, based
on the program requirements of each space.
1.5 Design/Installation Considerations
The following are some general guidelines for designing a
DCV system:
Control Strategy - the objective is to modulate ventilation
in order to maintain ventilation rates based on actual
occupancy. Typical control mechanisms include a
proportional or proportional-integral controller. CO2
is measured in parts per million (e.g., 100 parts of CO2
to a million parts of air) and is typically measured as a
difference between inside and outside CO2 levels.
Duct vs. Wall Mounted - it is generally recommended
that the sensors be mounted within the space rather than
in the return air duct, as this technology doesn’t treat
individual spaces separately, but averages all spaces being
conditioned. Duct sensors may be appropriate if the
multiple spaces have similar occupancy patterns and uses.
Location of Wall-Mount Sensors - criteria for the
placement of CO2 sensors are similar to that of temperature
sensors. Installation near doors, air intakes, exhausts, open
windows, or locations where people may breathe on the
sensor should be avoided. One sensor is required per zone
and should be located at least 0.5 metres from busy areas.
1.6 Capital & Life Cycle Cost Considerations
The payback for CO2 DCV will be greatest in higher
occupant density spaces that are subject to variable
occupancy profiles and that would otherwise have a fixed
ventilation strategy.
Typically the sensors cost approximately $1,000 dollars
fully installed, usually with one sensor per zone. Other
additional expenses include infrastructure to connect the
sensors into the building controls. On average, DCV has
approximately a two to three year payback period.
Another design consideration is the cost premium
associated with more control boxes. To gain the greatest
benefits, more control points would be required than
conventional design.
1.7 Applicability to LEED
DCV applies directly to:
• EQc1 – CO2 Monitoring.
The LEED requirements include installing a system that
provides feedback on space ventilation performance, in
a form that affords operational adjustments. CO2 sensors
will not only monitor indoor levels but also monitor the
difference between indoor and outdoor levels.
Energy may be conserved by varying the amount of fresh
air relative to the occupancy levels. DCV therefore also
indirectly affects:
• EAp2 – Minimum Energy Performance
• EAc1 – Optimize Energy Performance
DEMAND CONTROL VENTILATION | 2
1.8 Local Applications
There are several examples of DCV within the British
Columbia region including the following:
• Vancouver Post Office – Vancouver
• Vancouver International Terminal – Richmond
• Revenue Canada Building - Surrey
• Stantec Boardrooms - Vancouver
1.9 Other Resources
Additional information can be found within the ASHRAE
(American Society of Heating, Refrigeration and Air-
Conditioning Engineers) handbooks and publications:
www.ashrae.org
In addition to ASHRAE, the Health Canada website also
contains useful information on understanding Indoor Air
Quality problems and solutions in schools, but the issues
apply across the board in all types of developments:
www.hc-sc.gc.ca/ewh-semt/alt_formats/hecs-sesc/pdf/
pubs/air/tools_school-outils_ecoles/tools_school-outils_
ecoles_e.pdf
DEMAND CONTROL VENTILATION | 3
“
Geoexchange
Well-designed geoexchange sys-
tems can reliably reduce heating energy
consumption by 65% to 75% and cooling
energy consumption by 15% to 40%
when compared to conventional North
American building designs.
”
1.1 Description
A geoexchange heating and
cooling system uses the consistent
temperature of the earth (or body of
water) to provide heating, cooling,
and hot water for both residential
and commercial buildings. Water is
circulated through polyethelene pipes
in closed loops, below the earth’s
surface. These loops can be buried
vertically or horizontally in the ground,
or submersed in a pond. These loops
are connected to water source heat
pumps.
1.2 Applicability
Building Type - Geoexchange
systems can be adapted to nearly any
type of building in nearly any setting.
However, the design of the system
must appropriately account for the
heating/cooling load profile specific
to the building and to the physical
features of the site. Geoexchange
technology is therefore better suited
for some types of buildings and
settings but not others, and so costs
can vary significantly.
In regions such as the Lower Mainland,
it is particularly important because
widely varying regional climates cause
significant variation in building load
profiles and widely varying ground
conditions affect the performance,
cost (installation and annual), and
construction considerations relating
to the ground heat exchange
coupling.
New vs Retrofits - Geoexchange
is generally reserved for new
developments, as retrofit
developments are often subject to site
constraints. This is site-dependent.
1.3 Benefits
There are many advantages to
geoexchange heating and cooling
systems over conventional HVAC
systems:
• Single unit - heating, cooling, and
hot water are provided in one unit;
• Low maintenance - geoexchange
systems have fewer moving parts
than conventional systems;
• Safe - geoexchange systems have
no open flames;
• Clean - geoexchange water source
heat pump access panels are well
constructed and tightly sealed and
no combustion air is required;
• Dependable - geoexchange
systems use proven solid state
electronic controls, largely due to
less moving parts within the units;
www.geoexchangebc.ca
GEOEXCHANGE | 5
Vertical Geothermal field
Source: Iowa Energy Centrewww.energy.iastate.edu/
Capital cost: Increase
Lifecycle cost: 5-10 year payback
Ease of Implementation: Medium
• Durable - a geoexchange water source heat pump will
last up to 30 years when properly installed:
• Less stress - the geoexchange compressor operates
under less stress than a conventional system which
has to work harder to compensate for variable outside
temperatures;
• No gas piping - geoexchange systems do not use
natural gas;
• No gas combustion - over time, gas combustion causes
rust and corrosion of furnace components;
• Lower cost of operation - geoexchange systems are
more efficient than fossil fuel or electric heating and
cooling systems;
• No exhaust venting - geoexchange systems have no
combustion air or venting requirements; and
• Waste heat - Any heat not utilized for heating and
cooling purposes can potentially be used to preheat
domestic hot water requirements.
1.4 Limitations
In today’s marketplace, there are numerous barriers to full
consumer and commercial adoption. All of these potential
barriers can be minimized through a careful design
process. These barriers include:
• Higher initial cost compared with conventional systems;
• Deficiencies in some past installations, creating negative
sentiment;
• Lack of training, certification and support for installers,
designers and customers (although this is becoming less
of a concern);
• Lack of tracked information to support claims of value;
• Poor customer follow-through on servicing and/or repair;
• Design difficulties with some underground loops;
• Energy balance considerations – concerns that if too
much heat is removed from the ground, year after year
this will lead to long-term cooling of the surrounding
soils. The reduced temperatures will decrease the
capacity of the system. However, appropriate attention to
design will eliminate this; and
• Increased use of electricity – while these systems
eliminate the need for fossil fuel connections, the
systems do require a greater amount of electricity to run
the circulation pumps.
1.5 Design/Installation Considerations
The following factors must be considered in order to
evaluate the technical feasibility and economic viability of
a geoexchange system application.
Site setting - Geoexchange systems can be designed for
most sites. Careful evaluation of site-specific conditions,
including geology, hydrogeology, geography, and
topography, will determine the feasibility and the most
cost-effective configuration of the ground coupling system.
Building energy requirements - The long-term thermal
storage and inertia of the earth’s mass will affect the
geoexchange systems performance. Therefore, calculations
must go beyond peak heating and cooling loads, and
take into account the annual heating and cooling energy
requirements of the building.
GEOEXCHANGE | 6
Geoexchange system configuration - Designing a
geoexchange heat pump system is more complex than
designing a conventional HVAC system. The overall
geoexchange system performance depends on dynamic,
long-term thermal interaction between the ground heat
exchanger and the building load side of the system. The
system operating efficiency depends predominantly on the
temperature difference between the geoexchanger and
the building load. Smaller temperature differences allow
more efficient system performance.
Availability and cost of fossil fuel alternatives - To justify
the typically higher capital cost of geoexchange and to
realize its long-term economic viability, any geoexchange
design should be able to compete with and outperform all
other available conventional HVAC system design options
relying on fossil fuels or electricity. This includes full life
cycle cost analysis.
1.6 Capital & Life Cycle Cost Considerations
The capital cost of a geoexchange system is typically
higher than the cost of a conventional HVAC system mainly
due to the added cost of the ground heat exchanger.
Many factors have to be carefully evaluated to develop
a cost-effective geoexchange system configuration. In
general, geoexchange can be successfully applied to
any type of building provided a thorough economic and
technical assessment indicates long-term energy and cost-
effectiveness.
1.7 Applicability to LEED
Geothermal fields directly impact the quantity of energy
consumed by the development. LEED credits are as follows:
• EAp2 – Minimum Energy Performance prerequisite
• EAc1 – Optimize Energy
1.8 Local Applications
There are currently approximately 30,000 residential
Ground Source Heat Pumps (GSHPs) in Canada. An
estimated 1,000 residential GSHPs are installed in Canada
per year. Local examples of GSHPs include the Oakridge
Shopping Centre, the Vancouver International Airport
terminal, as well as residential communities such as
Sunrivers in Kamloops.
Other examples within the Greater Vancouver region
include:
• Burnaby Mountain High School
• Mole Hill Housing Project
• Gleneagles Community Centre
• GVRD Seymour/ Capilano filtration plant
1.9 Other Resources
GeoExchange BC: www.geoexchangebc.ca/
This website contains information centering on the British
Columbia market and includes content such as:
• Report, publications and resources;
• BC installations and case studies;
• Financial assistance;
• Industry news; and
• A directory of service providers.
GEOEXCHANGE | 7
“
WATERLESS URINALS | 9
Waterless Urinals
Capital cost: Neutral
Lifecycle cost: <5 year payback
Ease of Implementation: Easy
According to the GVRD Municipal
Water Demand by Sector report (2005),
water consumed by residences in the
GVRD in 2001 was at a daily rate of 320
litres per person. This is lower than the
provincial average of 425 litres/day for
the same period, but much higher than
the national rate of 343 litres/day.
”
1.1 Description
Waterless urinals are a relatively
new product to North America, and
have become an appealing means
of conserving water in buildings.
Technologies have developed over
recent years and these fixtures can
be very successful if applied and
maintained correctly.
Waterless urinals have a similar look
to conventional urinals; however,
they do not require water to flush
the waste. The waterless versions are
designed with an extremely smooth
bowl surface to direct waste easily
into the trap. The trap contains a
cartridge filled with a liquid sealant.
The difference in specific gravity
between the trap solution and urine
creates a liquid seal. The lighter
sealant enables the liquid to float to
the top of the waste, creating a seal
and preventing odours from backing
up. Waterless urinals are installed with
a conventional drain line and are wall-
hung. Installation is faster and simpler
than water flushing urinals since
there is no requirement to connect a
waterline or flush valve.
Materials differ between
manufacturers; some use vitreous
china while others use moulded
plastics. Moulded plastic fixtures are
lighter and less costly, whereas fixtures
made from vitreous china are more
durable.
1.2 Applicability
Occupancy - waterless urinals are
appropriate for any kind of facility
where a conventional urinal might
be used. Waterless urinals function
as do conventional urinals in terms of
use, and as such they can be applied
quite widely. It may be prudent to
include signage indicating the type of
technology, as users may wonder at
the lack of water or flushing apparatus.
It is also wise for designers to ensure
that more durable products are used
where there is greater vandalism
potential.
Project size - any project size is
appropriate for this type of product.
Larger projects with higher occupancy
will see greater savings through
greater reduction in water usage.
New vs. retrofits - this technology is
appropriate for use with both new and
retrofit projects. The greatest financial
benefit is realized with new projects
since water lines can be omitted, but
the technology can and has been used
successfully for retrofits.Waterless Urinal
Source: www.waterless.com
GVRD 2005
1.3 Benefits
Benefits include:
• Conservation - there is potential to
save significant quantities of potable
water. Waterless urinals can save
approximately 151,000 litres of water
per urinal per year (SGOG 2004) in
commercial and industrial applications;
• Low cost - installation costs are kept low since no water
piping is connected to the unit;
• Low maintenance - eliminates maintenance to flush
controls, sensors to adjust flow, battery replacement and
eliminates leaks to water piping; and
• Improved sanitary conditions - flushing tends to create
turbulence generating an invisible mist of airborne
germs.
1.4 Limitations
Common limitations include:
• Many manufacturers are getting CSA approval for their
products, so it is still necessary for designers to confirm
with newer manufacturers that they have obtained the
necessary approvals for installation in Canada;
• The source of most of the problems with waterless
urinals can be traced back to improper installation or
maintenance;
• The need to obtain a variance from the municipality; and
• New maintenance procedures will need to be developed
for this product.
1.5 Design/Installation
Considerations
Installing waterless urinals is relatively
simple compared to installing a
conventional flushing fixture. There
are no waterlines to connect, and
no flushing valves to install; the only
connection required is to a standard
drain line. It is still important that the manufacturer’s
directions be followed for installation. Problems have been
reported with leaks between the fixture and the drain line
due to improper pitch of the drain line.
1.6 Capital & Life Cycle Cost Considerations
The capital cost for these urinals is approximately equal to
conventional technologies when considering the cost of
the entire system. A cost savings on installation offsets a
slight cost increase for the fixtures.
Slightly increased maintenance costs are also offset by
water cost savings. It is important to note that as water
costs increase, a differential will appear, making the life
cycle cost less for the waterless version.
1.7 Manufacturer Information
There are several companies that manufacture waterless
urinal fixtures. Many companies offer a mixture of both
vitreous china and molded plastic models (see below).
Each manufacturer has a slightly different product, but
the technology remains the same across all sources. While
there have
been positive
WATERLESS URINALS | 10
and negative reviews of products supplied by all the
manufacturers, the common theme persists: proper
installation and maintenance will result in more
satisfactory results. Cleaning products, trap cartridges,
and maintenance tools are all available from select
manufacturers as well.
The following manufacturer information is provided for
example purposes only. The GVRD does not specifically
endorse any one product. BuildSmart’s Product Directory
provides further information on supplier and manufacturer
resources.
• Sloan Valve Company - Waterfree Urinals (CSA approved):
www.sloanvalve.com
• Waterless (CSA approved): www.waterless.com
• Falcon Waterfree (CSA approved): www.falconwaterfree.
com
1.8 Applicability to LEED
Waterless urinals apply to 2 LEED credits directly, as follows:
• WEc2 – Innovative Wastewater technologies
• WEc3 – Water Use Reduction
1.9 Local Applications
Local applications of waterless urinal technology include:
• The City of White Rock Operations Building
• The Vancouver Island Technology Park
• City of Vancouver National Street Works Yard
1.10 Other Resources
Vickers, Amy. 2001. Handbook of Water Use and
Conservation. Waterplow Press, MA.
Smart Growth on the Ground (SGOG), 2004. Water
Consumption in Maple Ridge. Technical Bulletin No. 2.
Sustainable Communities Program, UBC:
www.sgog.bc.ca/uplo/mr2wateruse.pdf
GVRD, 2005. Water Consumption Statistics. 2005
Edition. Burnaby, BC: GVRD, Operations and Maintenance
Department.
WATERLESS URINALS | 11
“
Solar Domestic Hot Water
Capital cost: Increased
Lifecycle cost: <5 year payback
Ease of Implementation: Easy
Domestic water heating contributes
approximately 6 million tonnes of CO2
each year toward Canada’s greenhouse
gas emissions.
”
1.1 Description
A solar domestic hot water system
(SDHW) is one which absorbs the sun’s
energy and transfers it to a storage
cylinder. Solar hot water panels do
not produce electricity, they heat the
water directly.
A SDHW system is typically installed
along with another source of heating
such as electric, gas or oil. This will
ensure that hot water is provided all
year round.
The installation of a solar system
involves more than just plumbing; it
also involves other trades including
roofers and electricians, and also
requires people with solar technical
skills. Architects and Structural
Engineers, may design the systems.
A typical system will include a set
of solar collectors, pumps, a heat
exchanger and storage medium
to store the hot water for when it
is required. Increased structural
requirements may be needed to
support the solar collectors on the
roof.
1.2 Applicability
Building Type - Solar hot water
heating can be applied in areas
including pool heating, space
heating, domestic hot water, and any
combination thereof. There are two
main types of systems that may be
implemented:
1) Direct system - the fluid that
passes through the solar panels is
actually the water that eventually
comes out of the hot tap. In this
type of system, there are concerns
with the water freezing in the
panels during the winter. To
counter this, the panels will need
to be drained. Lime-scale build-up
is a potential problem.
2) Indirect system - the water in the
panels passes through a heat
exchanger (coil) in the cylinder
and then back to the panels in
a continuous loop. Anti-freeze
agents can be added to the
closed-loop to prevent freezing
and additives can be added
to prevent lime-scale build-up
without affecting the water quality.
An indirect system is most appropriate
for the microclimates within the lower
mainland.
www.canren.gc.ca
SOLAR DOMESTIC HOT WATER | 13
Solar Domestic Hot Water System
Source: Borough Council of King’s Lynn & West Norfolkwww.west-norfolk.gov.uk/
Solar hot water can be used for other demand sources in
addition to domestic hot water. Another use includes the
use of solar hot water for space heating, systems such as
hydronic radiators, fan-coil systems and forced-air systems.
New vs. retrofits - Existing building retrofits are
complicated and usually not economically feasible at
small scales. Investigation into the technologies is always
recommended.
1.3 Benefits
The major benefits of SDHW are:
• Cost reduction - on-site generation reduces associated
hot water heating fuel costs, reducing utility bills by
approximately 40-50%;
• No fossil fuels - SDHW systems involve the use of
renewable energy sources, and therefore does not
involve the burning of fossil fuels, and its associated
problems including greenhouse gas emissions; and
• Economies of scale - SDHW systems provide an
economy of scale (the larger the project, the cheaper the
initial costs become).
1.4 Limitations
Common limitations include:
• Systems can often offer poor performance during local
winter conditions, however the increased benefits seen
across the entire year outweigh these limitations;
• Small scale retrofits are usually not economically feasible;
and
• System needs to be correctly sized. If it is oversized
there needs to be a place to which the additional heat
can be rejected (i.e., swimming pool or recharge a geo-
exchange system).
1.5 Capital & Life Cycle Cost Considerations
There are many different solar water heating products on
the market. Interested parties are always encouraged to
research current available technologies: it is often worth
paying a premium for quality, performance, and system
longevity.
Residential domestic hot water (DHW) systems are usually
sized according to the number of residents and can cost
$800-$1,400 per person, installed. Systems for multi-unit
DHW and similar commercial-scale year-round applications
cost $100-200 per annual gigajoule offset. System life
spans are around 15 – 20 years.
Some people are finding it challenging to budget for
long-term energy savings in return for the up-front capital
expense. Financing solutions are being developed: low-
rate loans are currently offered by some solar companies
and financial institutions in B.C.
1.6 Applicability to LEED
Introducing solar hot water to your project will affect three
credits with respect to LEED, as follows:
• EAp2 – Minimum Energy Performance
• EAc1 – Optimize Energy Perfomance
• EAc2 – Renewable Energy
SOLAR DOMESTIC HOT WATER | 14
1.7 Local Applications
The British Columbia Sustainable Energy Association
(www.bcsea.org) contains information on renewable
technologies, including installations in the lower mainland
region, such as:
• Hyde Creek – solar domestic hot water for a community
centre in Coquitlam
• Vancouver Airport – 100 glazed collectors installed for
hot water at Vancouver International Airport’s domestic
terminal building
• Ocean Village – solar pool heating system for a resort in
Tofino.
• Solar-Ready – new co-housing community in Robert’s
Creek is pre-plumbed for solar
1.8 Other Resources
The following rebate schemes are available:
• Currently in British Columbia, there is no PST on solar
products and services.
• The Renewable Energy Development Initiative (REDI) is
a federal scheme the offers 25% of the installed costs for
commercial developments.
Additional resources include:
• Canadian Renewable Energy Network:
www.canren.gc.ca
• Canadian Solar Industry Association: www.cansia.ca
• British Columbia Sustainable Energy Association:
www.bcsea.org
• Renewable Energy Deployment Initiative:
www.nrcan.gc.ca/redi
• International Solar Energy Society policy proposals:
www.whitepaper.ises.org
SOLAR DOMESTIC HOT WATER | 15
Daylighting
Capital cost: Increased
Lifecycle cost: <5 year payback
Ease of Implementation: Easy
A well-designed daylit building is
estimated to reduce lighting energy use
by 50% to 80%”
”Sustainable Building Technical
Manual 1996
1.1 Description
Daylighting design involves the
introduction of outdoor, natural light
into indoor spaces at levels that are
appropriate for the function of the
space. The purpose is not only to
utilize and increase natural lighting
levels, but also to minimize energy
use and maximize human comfort. A
growing body of evidence is showing
that the provision of daylight and
outdoor views has a beneficial effect
on building occupants.
Daylighting is an effective energy
conservation measure in two ways:
1) When linked with an artificial
lighting control system that dims
or switches off lights when there is
sufficient natural light within the
building; and
2) By reducing artificial lighting loads,
the correspondingly reduced cooling
loads result in decreased energy use.
1.2 Applicability
Building Type - daylighting strategies
are often not considered in a retail
scenario because sunlight can affect
the integrity of or damage products.
Blackout or brownout features can
also be included within naturally-lit
project designs, if this is a requirement
of the space.
New vs. Retrofits - daylighting
strategies can be applied to newly
constructed and designed buildings,
as well as retrofit projects. The
difference between the two is the
nature of the daylighting strategy to
be implemented.
1.3 Benefits
The major benefits of daylighting are:
• Lighting quality - improved
interior lighting;
• Increased productivity and
reduced absenteeism - studies are
indicating increased productivity
and reduced absenteeism of
building users due to improved
daylighting;
• Improved comfort and health;
• Occupancy labor cost savings;
• Cooling load reduction;
• Energy cost reductions - due in
part to smaller plant capacity; and
• Reduced peak electricity demand.
DAYLIGHTING | 17
Teresen Gas Building – Interior Light Shelves
“
1.4 Limitations
Common limitations include:
• Over-luminance, leading to an increased level of
perceived glare and resulting in visual discomfort;
• Integration of daylight sensors that are properly
designed and installed; and
• Adequate switching (on/off ) lighting systems.
1.5 Design Considerations
The following principles are to be considered when
designing quality naturally-lit spaces:
• Allow no direct sun penetration, except in circulation
spaces;
• Select glazing that diffuses the light broadly;
• Use shading or light shelves to diffuse light in interior
spaces;
• Introduce daylight through the highest points possible;
• Use light-coloured surfaces;
• Keep brightest surfaces out of line of sight; and
• Provide blinds or louvres where there is potential for
glare or for audio-visual control.
Other design strategy implications to be taken into
account when designing naturally-lit spaces include:
• Natural ventilation;
• Visual communication;
• Noise control;
• Radiant comfort - hot and cold surfaces;
• Safety and security;
• Air and water leakage;
• Condensation; and
• Maintenance and replacement.
1.6 Capital & Life Cycle Cost Considerations
The capital cost for daylighting depends on the technology
that is being employed. The introduction of internal
and external elements will provide an increase in capital
cost; however, any increases in capital cost can often be
minimized or offset by the creation of efficiencies in other
systems. Internal and external elements will have a higher
maintenance and cleaning cost.
Cost savings associated with the impact of daylighting on
productivity, absenteeism, and occupant satisfaction are
the focus of numerous studies not within the scope of this
technology sheet. See resources in section 1.11 below.
1.7 Potential Daylighting Strategies
Methods of improving and controlling daylighting within
an internal space include:
• Daylight linking to turn off artificial lighting when natural
lighting levels are sufficient;
• Fixed external shading devices to restrict direct light
penetration;
• Internal light-shelves to increase light penetration;
• Spectrally selective glazing (glass that allows daylight
to penetrate the space while reflecting unwanted heat
away from the building;
• Operable internal blinds for glare control;
• Open plan spaces close to the perimeter of the building
to improve deeper light penetration;
• Skylights, clerestories, internal atriums and courtyards;
DAYLIGHTING | 18
• Narrower floorplates to provide a greater %age of floor
area to natural light; and
• Orientation of the building.
1.8 Manufacturer Information
There are many manufacturers that implement façade
systems; however, the larger firms are an attractive
option, such as Pilkington (http://www.pilkington.com/
the+americas/canada/english/default.htm). There is
also an organisation within British Columbia called the
Glazing Contractors Association of British Columbia. Their
website lists a range of registered contractors who will
install glazing and façade systems (http://www.gca-bc.org/
component/option,com_frontpage/Itemid,1/).
1.9 Applicability to LEED
Daylighting systems directly affect:
• IEQc8.1 – Daylight and Views: Daylight 75% of Spaces
• IEQc8.2 – Daylight and Views: Views for 90% of spaces
Through the introduction of a daylight linking system
(point 1 of section 1.7), daylighting will affect LEED energy
credits, including
• EAp2 – Minimize Energy Performance
• EAc1 – Optimize Energy Performance
1.10 Local Applications
White Rock Operations Building – Two daylighting
strategies that were implemented are:
• Horizontal, external shading devices; and
• Narrow floor plate design allowing natural light
penetration to reach a greater proportion of building
users.
Terasen Gas Operation Centre, Surrey – Interior light
shelves were used to allow daylight to penetrate deep into
the building interior.
APEGBC Headquarters, Burnaby, BC – This building uses
external fritted glass sunshades on the east and southern
façades, in combination with low-emissivity glazing to
reduce the solar loads by approximately 60%. These
strategies also enhance daylighting performance and
reduce glare opportunities. Low voltage lighting has also
been employed. Ceiling- mounted fabric reflects both
natural and artificial light to increase this effect.
1.11 Other Resources
Lawrence Berkeley National Laboratories: Tips for
Daylighting. This is a comprehensive guide to daylighting:
http://windows.lbl.gov/
The GVRD contains links to resources for designing
effective daylit spaces:
http://www.gvrd.bc.ca/buildsmart/Daylighting.htm
DAYLIGHTING | 19
BuildSmart is the Lower Mainland’s resource for sustainable design and construction information. Developed by Metro Vancouver, this innovative program encourages the use of green building strategies and technologies; supports green building efforts by offering tools and technical resources; and educates the building industry on sustainable design and building practices.
www.metrovancouver.org/buildsmart
Busby Perkins + Will was established by Peter Busby in 1984 and is currently recognized as one of the leading “green” architectural firms in Canada. The majority of the staff is LEED™ accredited. The firm is deeply committed to environmental sustainability and specializes in using a variety of design techniques to conserve energy, and effect the many aspects of design that are interwoven with sustainable architecture. This commitment goes beyond buildings - into research, education, and development of public policy and sustainable guidelines for Canada.
www.busby.ca
Stantec, founded in 1954, provides professional design and consulting services in planning, engineering, architecture, surveying, economics, and project management. Continually striving to balance economic, environmental, and social responsibilities, we are recognized as a world-class leader and innovator in the delivery of sustainable solutions. We support public and private sector clients in a diverse range of markets in the infrastructure and facilities sector at every stage, from initial concept and financial feasibility to project completion and beyond.Our services are offered through over 8,500 employees operating out of more than 125 locations in North America.
www.stantec.com
BUSBY PERKINS
+WILL
www.metrovancouver.org/buildsmart
For more information call our Sustainable Business Services information line at 604-451-6575 or email buildsmart@metrovancouver.org.
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