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Don Griffith  Canadian Green Building Awards  81 Leduc Street  Gatineau, QC  J8X 3A7 

  CATEGORY  Commercial Project 


  March 6, 2013  I:\Marketing\Awards\SAB Mag\Cover Page.doc

Submission for Canadian Green Building Awards 2013 

The Belmont, Building Enclosure Renewals Project, Vancouver, BC 



There are two categories: Commercial projects: new construction, existing buildings, interiors, renovations, and residential projects larger than Part 9 buildings. Residential projects: new single- and multi-family and renovations which fall within Part 9.

Place this form in the first plastic sleeve of your binder, followed by the Executive Summary and the Main Project Description. ­­­­­The Canadian Green Building Awards recognize excellence in the design and execution of completed Canadian buildings [including housing] of all sizes and types, including new construction, renovations and interior design projects. A jury of distinguished professionals will adjudicate the awards based on criteria of sustainable design, architectural excellence and technical innovation as outlined below. PROJECT DETAILS The Belmont Project name: 5425 Yew Street, Vancouver, BC Address: Year completed: 2013 PROGRAM AND CONTEXT Project type: [Identify all uses occupying 10% or more of gross floor area] Project site: [Check only one]


Previously undeveloped land Previously developed land

Physical Context: [Check only one]


Urban Suburban Rural

Other Building description: [Check only one] New X Renovation Both [If both, list __% new and __% renovation] STATISTICS* 2,700 • Site Area: m2 5,000 • Building gross floor area: m2 180 (predicted) kwh/m2/year • Energy Intensity: [Include both base building and process energy]

n/a • Local materials [800 km radius]: % by value n/a • Recycled materials content: % by value • Water consumption from municipal source: unchanged litres/occupant/year [Include both base building and process consumption]

* NOTE For Part 9 residential projects: please include in the Executive Summary [see next page] the EnerGuide or the Home Energy Rating System [HERS] ratings if available, and the WalkScore rating which can determined by visiting Also, a qualitative assessment of project performance should be included in the appropriate sections of the narrative.

Executive Summary     Originally constructed in 1986, The Belmont is a 13‐ storey residential building on the west side of  Vancouver. After weighing various options on how  best to maintain and reinvest in their property, the  owners of Strata Plan VR1647 decided to proceed  with a building enclosure renewals project in 2012.  Improving the energy efficiency of the building was a  primary objective of the project.    The renewals included replacing windows,  overcladding walls with exterior insulation, and  improving the airtightness of the building. Triple‐ glazed windows with fiberglass frames were used  rather than the more typical double‐glazed  aluminum‐framed windows. Exterior insulation was  added to the exposed concrete walls, which was  then was overclad with stucco and metal panels  attached with fiberglass clips to minimize thermal  bridging. Airtightness improvements were made  through detailing at windows, doors and  penetrations.    Energy savings are expected to be significant,  reducing total building suite heating costs from  about $18,000/year to approximately $2,000/year.  The owners are already noticing the improved  thermal comfort and lower heating bills at their  homes.    This project serves as a model for sustainable,  energy efficient and economical renewals of existing  buildings. The Belmont now likely has the most  energy efficient building enclosure of any high‐rise in  south‐western British Columbia.     





FORM 1 | Page 1 

1. Strategic Decisions    The National Institute of Building Sciences  estimates that over 70% of the buildings that will be  present in 2030 already exist today. The sustainable  and energy efficient renewal of existing buildings is  paramount to reducing our environmental  footprint. Buildings constantly go through renewals  as components reach the end of their service lives.  Rather than replacing components like‐for‐like, this  presents a good opportunity to reduce energy  consumption and improve sustainability at low  incremental cost.     The renewals project at The Belmont was initially  conceived to renew aging building enclosure 

components, repair water ingress issues, upgrade  the aesthetics and make the suites more  comfortable. The energy savings work was  incorporated into the project to achieve significant  energy savings at minimal extra cost to the owners.    Economics were an important consideration in the  planning stages of this project. The final renewals  project was completed at a cost of $3.6 million. A  cost payback analysis was performed to assess the  financial feasibility of each energy efficiency  measure based on its incremental cost above the  baseline renewals budget and the predicted energy  savings. 


Before (left) and after (right) photos of The Belmont. 

  FORM 1 | Page 2 

6. Energy Present and Future    The energy efficient renewals project at The Belmont  was designed following a whole building systems  approach, first considering passive strategies to  reduce the heating load, with future plans to improve  the mechanical systems. Heating energy was reduced  through a highly insulated building enclosure, energy  efficient windows, and airtightness improvements.  Future work will focus on direct suite ventilation, heat  recovery and improvements to fireplace efficiency.     The existing exterior walls at The Belmont were  exposed cladding with 2” of foam insulation at the  inside, with an overall effective R‐value of R‐4. For the  renewals project, the concrete walls were overclad  with 3.5” of mineral wool insulation behind stucco  and metal panel cladding. The cladding and insulation  was held in place using fibreglass clips, which  significantly reduces thermal bridging compared to a  more traditional metal girt cladding attachment  system. This assembly resulted in an overall effective  R‐value of R‐16 for the exterior walls.    1) New cladding Stucco or metal  panels  2) Furring (fibreglass spacer with  1” steel “z” girt) to create  rainscreen cavity  3) Insulation  4) Vapour permeable coating  5) Existing concrete  Exterior insulated rainscreen wall assembly used at The  Belmont.  Electric  Baseboard  Heating 20%

Equipment  and  Ammenity  (Common) Plug and  17% Appliances  (Suites) 8% Lights ‐ Suite 7% Lights ‐ Common Hot Water 1% 16%


Equipment  and  Ammenity  (Common) 21%

Fireplaces 9%

Ventilation  Heating 22%

Total Energy Intensity 226 kWh/m2 per year 

With a window to wall ratio of 50%, the windows  accounted for a significant portion of heat loss at The  Belmont. The existing windows consisted of double  glazing with air fill and no low‐e coatings in non‐ thermally broken aluminum frames. These were  replaced with triple glazed windows with fibreglass  frames, improving the window U‐value from about  USI‐3.1 (U‐0.55) to USI‐0.97 (U‐0.17).    Airtightness improvements were made to the  enclosure through installation of a liquid‐applied air  and water barrier over cracks in the concrete, best  practice detailing at interfaces and penetrations, and  new airtight windows. The whole building airtightness  was tested before and after the retrofit. The initial  pre‐retrofit airtightness was 0.71 cfm/sf at 75 Pa.  Following the retrofit, the airtightness dropped to  0.32 cfm/sf at 75 Pa.    Energy savings as a result of the enclosure renewals  project were estimated through whole building  energy modeling. The renewals project is predicted to  result in a 20% reduction in overall building energy, a  90% reduction of in‐suite space heating energy. This  retrofit should nearly eliminate the need for electric  baseboard heaters. Energy savings will be confirmed  through measurement and verification (M&V). An  M&V plan has been developed following IPMVP  guidelines (Option D), and M&V will continue through  2013. Energy consumption is predicted to decrease  from 226 kWh/m2 per year (814 MJ/m2), to 180  kWh/m2 per year (648 MJ/m2).        Electric  Baseboard  Heating 2% Fireplaces 11%

Plug and  Appliances  (Suites) 10%


Lights ‐ Suite Lights ‐ 9% Common 2%

Ventilation  Heating 25%

Hot Water 20%


Total Energy Intensity 180 kWh/m2 per year 

Simulated energy consumption by end‐use, before the retrofit (left) and after the retrofit (right). 

FORM 1 | Page 3 

7. Materials and Resources    Materials used in the renewals project were  selected to create a comfortable indoor  environment, be durable, and come from local  sources whenever possible. The thermal  improvements to the enclosure will result in warm,  comfortable spaces with less drafts and cold  surfaces. Glazing with low solar heat gain and  operable vents was selected to prevent  overheating in the spaces, since the building does  not have mechanical cooling.    The renewed enclosure was designed to be durable  and to extend the life of the building. The fibreglass  windows have an anticipated service life of 

Temperature at glazing to frame = 5.7°C  Temperature at frame to interior finish = 7.3°C 

approximately 30 years, and the exterior insulation  system is expected to last over 50 years.    Locally sourced products include windows and  fibreglass cladding attachment clips manufactured  in Langley, BC, and metal panels manufactured in  Ladner, BC.    Very little construction waste was generated from  this project since the majority of the existing  building components were maintained. The  existing windows contained asbestos, and  therefore were disposed of safely.     

Temperature at glazing to frame = 8.0°C  Temperature at frame to interior finish = 16.7°C 

Two‐dimensional heat transfer simulation of surface temperatures for double glazed windows, aluminum frame (left) and  fibreglass frame (right) to assess thermal comfort. 

The fibreglass‐framed windows (left) and fibreglass cladding clips (right) were manufactured just outside Vancouver, BC. 

FORM 1 | Page 4 

9. Education and Information Sharing    Recognizing the need for more energy efficiency  measures incorporated into traditional building  renewals projects, The Belmont was selected to  be part of a project to study deep energy retrofits  for buildings. This project is being completed in  partnership with various industry organizations  including BC Hydro, FortisBC, Homeowner  Protection Office (Branch of BC Housing), Natural  Resources Canada, several municipalities and  other organizations. The project includes  research components such as airflow testing and  monitoring (including pre‐ and post‐retrofit  airtightness testing), and measurement and  verification of energy savings.    The results of the research and pilot project will  be made public to inform future renewals  projects. The retrofit work performed at The  Belmont serves as a model approach to renewing  existing buildings to be more energy efficient,  sustainable, and to extend the service life of  existing buildings. The research, reporting and  publication of this study will assist future  renewals projects in incorporating energy  efficiency measures.                         

FORM 1 | Page 5 


Note: This form should be used only once to include payment for all of your entries. Place in a plastic sleeve.


1 I am submitting project[s] to the 2013 Canadian Green Building Awards. [please indicate quantity] A. Choose an entry fee payment option:


Commercial Projects Enclosed is my payment for the fee of $215 for the first entry, $200 for the second entry, and $185 for each subsequent entry. [Price includes GST/HST/QST]. Residential Projects [Part 9 projects] $95 for the first entry, $88 for the second entry, and $80 for each subsequent entry. [Price includes GST/HST/QST].

B. Choose payment method for your submission[s]:


215 Enclosed is my cheque for $ to cover all of my submissions. [Add $25 per submission if returning by Express Post.] Make cheque payable to Janam Publications Inc. [Business Number 3379990 Canada Inc.] Enclosed is my credit card payment of $ to cover all of my submissions. [Add $25 per submission if returning by Express Post.]



card number

/ expiry [month/year]

name on card

hand written signature

/ / date [month/year]

C. Choose one return shipping option: [This section must be completed if you wish to have your submission returned.]

Please return my submission[s] using my FedEx# or my UPS# I am including in my entry fee an amount equal to $25 per submission to cover costs of returning my submission by Express Post. [You must include a return envelope] X I do not want my submission returned. D. Notification of receipt: If you would like notification that we have received your project submission[s], please provide your e-mail address:


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

Project Contact name: Contact e-mail: Address:

The Belmont Warren Knowles, P.Eng. 224 West 8th Avenue, Vancouver, BC

Telephone: 604 873 1181 604 873 0933 Fax: RDH Building Engineering Ltd. Architect/Firm To whom design should be credited Warren Knowles, P.Eng. Contact name: Contact e-mail: Address: 224 West 8th Avenue, Vancouver, BC 604 873 1181 Telephone: 604 873 0933 Fax: Joint Venture or associate architect [if applicable] Contact name: Contact e-mail: Address:

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

Telephone: Fax: Owner/Developer Contact name: Contact e-mail: Address:

Strata Plan VR1647 Bob Kendrick 5425 Yew Street, Vancouver, BC

Telephone: Fax:

604 267 4033

General Contractor RDH Building Engineering Ltd. Kevin Ganzert Contact name: Contact e-mail: 224 West 8th Avenue, Vancouver, BC Address: Telephone: Fax:

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

604 873 1181 604 873 0933

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


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

Structural Engineer RDH Building Engineering Ltd. Contact name: Ed Thiessen, P.Eng. Contact e-mail: Address: 224 West 8th Avenue, Vancouver, BC

Photographer/Use of photos Contact name: Al Jaugelis Contact e-mail: 224 West 8th Avenue, Vancouver, BC Address:

Telephone: Fax:

Telephone: Fax:

604 873 1181 604 873 0933

Commissioning Agent RDH Building Engineering Ltd. Warren Knowles, P.Eng. Contact name: Contact e-mail: 224 West 8th Avenue, Vancouver, BC Address: Telephone: 604 873 1181 604 873 0933 Fax: Please add any other contributors as you wish [Attach a supplementary page if necessary] Contact name: Contact e-mail: Address: Telephone: Fax:

Other Research Partners: - BC Hydro - HPO, Branch of BC Housing - FortisBC - Other partners

604 873 1181 604 873 0933

Note: if more than one photographer has been used for your submission, please be certain each is identified. I hereby certify that permission has been obtained [including waiver of settlement of any applicable user fees] from the owner and photographer of the project named above to publish photographs and information about the project in the Canadian Green Building Awards announcements, publicity, in the special awards editions of SABMag, ecoHouse Canada and website, and other publishing activities related to the Canadian Green Building Awards, and I hereby release to and authorize SABMag to use the materials for these purposes. Submitted by: [Please print your name and sign]

Contact name: Contact e-mail: Address:

Warren Knowles, P.Eng.

Telephone: Fax: Contact name: Contact e-mail: Address: Telephone: Fax:

Firm/Company: RDH Building Engineering Ltd.