Cgba2013 georgiagreen

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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 Project name: Address: Year completed:

Georgia Green 1669 East Georgia Street, Vancouver 2010

pROGRAM AND CONTeXT Project type: [Identify all uses occupying 10% or more of gross floor area] High Density Multi-Family Housing Project site: [Check only one] Physical Context: [Check only one] X Urban Suburban Rural

Previously undeveloped land X Previously developed land

Other Building description: [Check only one] X New Renovation Both [If both, list __% new and __% renovation] sTATIsTICs* 519.6 • Site Area: m2 • Building gross floor area: 102 • Energy Intensity:


m2 kwh/m2/year

[Include both base building and process energy]

• Local materials [800 km radius]: 70 % by value [ Estimate ] 20 • Recycled materials content: % by value [ Estimate ] 42 757 • Water consumption from municipal source: litres/occupant/year [base building [Include bothonly] 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 In a city beset by a dearth of housing affordability, sustainability, and choice, this project set out to provide an alternative. Four compact, efficient units in a range of sizes, close to an intensely urban mixeduse corridor, are designed to capture a demographic range from young singles to young families to multigenerational households. The constraints of the tight site are offset by a complex unit configuration, offering each unit light and air from multiple sides, and impressive views to the North Shore. The project is a sustainability leader with triple-glazed windows and skylights, rainwater capture in underground cisterns for toilet flushing and irrigation, extensive provision of daylight and cross ventilation, a highly insulated, airtight envelope, and access to transit and a major bike route within a block. Replacing a deteriorating single family house with the maximum allowable density, the project contributes to the neighbourhood regeneration evident just down the block as a historic theatre undergoes revitalization. Designed to LEED Platinum, with a Walkscore of 95 and an Energuide rating of 85, this project sets an example for creative sustainability for local professionals and the public.


MAIN PROJECT DESCRIPTION Georgia Green ECO4Plex High Density Multi-Family Housing Zoning : RM4 Permitted FSR 0.75 | Increased FSR 1.02 Total Floor Area : 530.60m2 Total Site Area : 519.6m2 Building Height : 10.7m Date of Completion : November 2010

STRATEGIC DECISIONS Maximizing the density on a site with a small singlefamily house to transform it into a four unit building, housing 13 people, was the key strategic decision, underwriting a viable pro forma in a neighbourhood where investment in quality, sustainable housing could still be met with skepticism. With highly energy and water efficient housing as a baseline, the architect / developer sought to create a unique housing type. A complex, intertwined, configuration provides each unit access to light and air from at least 3 sides, supporting passive ventilation and lighting strategies while maximizing desirable views to the North Shore. Giving equal attention to the building’s exterior interaction with the site and the streetscape, the project contributes to neighbourhood regeneration, while demonstrating to visitors the potential for new housing types in a market flooded with homogenous products.

n. w alk

B-20 to downtown

e hastings

5 mi

w pender



COMMUNITY Though each unit entrance is designed to create a sense of individual ownership, and rated party walls offer acoustic privacy, the unit configuration promotes informal interaction on and around the site. With a mix of unit sizes and types, compact, efficient, sustainable housing becomes available to a broad demographic mix, catering to the surrounding Commercial Drive neighbourhood. Sited half a block from a major commercial corridor well-served by transit, the project easily supports a car-free lifestyle. Two indoor and two outdoor parking spaces accommodate a low car ownership ratio, and covered, secure bike parking provides easy access to one of the busiest bike routes in the city, just a block away.

bike route










e 1st

e 2nd

e 3rd e 4th mcspadden e 5th



. wa




e 6th

e 7th


B-line 99




e broadway

Plants native to the Western Mountains and Pacific Northwest

aralia californica

Elk Clover

clethra alnifolia

Sweet Pepperbush

camassia quamash



aruncus dioicus


salix purpurea

athyrium filix-femina

Lady fern

‘Nana’, Dwarf blue willow

cinicifuga lacinata


adaintum pedatum

Maidenhair Fern

loncera periflymenum



caltha leptosepala

Marsh marigold

gaultheria shallon


carex odnupta


acer cirinatum

Vine Maple

SITE ECOLOGY Situated in a dense, urban context, addressing site ecology focused on reintroducing natural ecosystems to the extent possible within the limited available area, rather than preserving existing systems. Permeable materials were used to the greatest extent possible, though permeable paving was deemed by the building department to be a tripping hazard on emergency access routes. The landscaping is designed around native, drought tolerant plants, and a rain garden serves to slowly infiltrate stormwater that is not captured by the rainwater cisterns.

LIGHT AND AIR With 97% of the occupied floor area within 7m of an operable window, the floor plans are organized such that all living spaces are situated on the perimeter with access to natural light and cross ventilation. In addition, five skylights with angled light wells bring daylight deep into the plan in three of the four units; a middle unit without access to the top floor still benefits from generous top lighting. An advanced lighting package includes energy star fixtures and lamps throughout, and airtight pot lights to prevent air leakage into unconditioned space.


103L - Toilet

40% reduction in water consumption

WATER CONSERVATION A combination of high efficiency fixtures and toilet flushing with rainwater results in water consumption of approximately 617 L/m2/occupant/annum compared to a baseline of 1026 L/m2/occupant/ annum, representing a 40% improvement in potable water consumption from the municipal water supply. Installing underground rainwater cisterns for toilet flushing and irrigation was a major challenge for the project. This strategy had not yet been included in the Vancouver Building Bylaw (VBBL), and therefore required an alternative solution, a time-consuming process that would be a deterrent to many project teams. Having demonstrated that the rainwater system would meet all of the functional requirements of the VBBL, the alternative solution was approved under the condition that all non-potable water was piped through a separate, parallel system and that all piping and outlets were labeled non-potable.

6% reduction with use of rainwater


21L - Dual-flush toilet

185 120L - Shower

68L - Laundry



86L - Shower


17L -Lavatory 35L - Kitchen faucet


68 - Laundry

35 21


10L - Lavatory 21L - Kitchen faucet

*Canadian average water use (L/occupant/day) Projected water consumption (L/occupant/day) rainwater storage cistern

*Baseline case using data from LEED reference guide and Environment Canada

rain garden irrigation landscape

a. toilet flushing with rainwater b. irrigation with captured rainwater c. two 2270L rainwater storage cisterns d. permeable landscape for stormwater management

d a





ENERGY PRESENT AND FUTURE The investors’ requirement for highly marketable North Shore views, the limitations of a narrow urban north-south site, and a commitment to energy efficiency were balanced to achieve high-performing, desirable units on a constrained site. With building orientation options limited, envelope efficiency was the first priority, creating the conditions to right-size and maximize the utility of high-efficiency systems. Triple-glazed, low-e windows and skylights, highperformance eco-batt insulation, and a design airtightness of 0.75 contribute to a robust envelope. With high-efficiency gas-fired hot water boilers, heat recovery ventilation, and a solar hot water installation to provide domestic hot water, the projected annual energy use is 14,695 kWh for an Energuide rating of 85. Projected Energy Consumption

South Elevation 22% glazed opening

108 MJ/m2

North Elevation 38% glazed opening

triple-glazed tilt and turn wood windows with insulated frames

Typical triple-glazed window head detail

eco-batt insulation

a. two 4m2 solar hot water panels supply radiant heating and domestic hot water b. heat recovery ventilator c. skylights for natural daylighting d. triple glazed windows R-7 e. south side solar shading f. super-insulated walls R24 walls | R38 roof | R13 foundation g. bicycle storage




c a

a d e


MATERIALS AND RESOURCES With over 90% hard flooring, shoe removal cabinets at each entryway, and extensive natural ventilation, there is very little opportunity for harmful irritants to be trapped in the interior. Low-VOC paint and millwork also contribute to occupant health and comfort. All four internal stairways are defined by their substantial timber treads sourced from Vancouver Island, adding warmth to the otherwise austere, white interiors, and providing carbon sequestration. Local timber is also used for all framing, and the Silva Panel cladding at entryways, soffits, and the ground level on the North and South elevations.

LIFE CYCLE CONSIDERATIONS While much housing in Vancouver is built for a short market cycle of 30 years or less, this project was designed with robust, durable materials for at least a 50-year service life. With appropriate maintenance, it could last far longer, approaching European expectations for building life span. Purposedesigned as housing, the units are not particularly flexible within themselves; however, the unit mix provides flexibility on site, including the potential to accommodate multi-generational households. With the multiple-dwelling density maximized, even intense market pressures are unlikely to spur redevelopment; however, if the building were deconstructed, all of the timber framing, steel, aluminum, and eco-batt insulation could be easily reused or recycled.

EDUCATION AND INFORMATION SHARING Given the notable challenges in designing and building this very dense, highly efficient, unique to Vancouver project, a concerted effort has been made to disseminate lessons to both the professional community and the public. In a 2011 presentation to the RAIC, the design, permitting, and building timeline for this project were evaluated against the evolving green building policies in Vancouver, highlighting the areas where policy lagged behind practice, creating substantial hurdles. Acknowledging that occupant behaviour must reinforce energy efficient design, the strata frequently discusses their energy bills and energy conserving rules to insert into the strata bylaws. The project is included in ‘Exploring Vancouver: The Architectural Guide,’ by Harold Kalman and Robin Ward, gaining the attention of many urban explorers.

Target adopted: carbon neutral buildings by 2030

EcoDensity Charter adopted

VBBL Amended for Green Homes Program

EcoDensity Initiative launched











Project Kick-Off

Georgia Green milestones charted against City of Vancouver’s evoloving green policies






DP Submitted

BP Submitted


GHG Reduction ODP adopted ‘Vancouver 2020: a bright green future’

Zoning bylaw amended to remove barriers to green building

Greenest City Quick Start Report Vancouver named a ‘Solar Community’ Passive Design Toolkits Program

Greenest City targets approved

green building strategy underway





Alternative Solution: Rainwater

Issue for Construction





2010 Occupancy Permit








7 7

3 2

3 11

4 4

4 Unit 3 1


Unit 1

Unit 4



5 1

9 5



Unit 2 2




APPENDIX a. Garden level b. Ground level c. Level two d. Level three 1. Entrance 2. Living 3. Dining 4. Kitchen 5. Bedroom 6. Balcony 7. Patio / Deck 8. Multipurpose Room 9. Storage 10. Utility 11. Rainwater Storage 12. Roof Garden

6 6







Unit 3


8 8

Unit 1

Unit 2 Unit 1



Unit 3 5

5 6




















2 2


4 11







4 1 1



4 1 5

1. Entrance 2. Living 3. Dining 4. Kitchen 5. Bedroom 6. Balcony 7. Patio / Deck 8. Multipurpose Room 9. Storage 10. Utility 11. Rainwater Storage 12. Roof Garden


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]. X

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]: 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.] X

Enclosed is my credit card payment of $ to cover all of my submissions. [Add $25 per submission if returning by Express Post.] X Visa

4538 2502 6143 0015 MC

06 / 16

card number

expiry [month/year]

Nick Sully name on card

hand written signature

06 / 03 / 13 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: Telephone: Fax:

Nick Sully 534 West Pender Street Vancouver, BC V6B 1V3 604 687 4457

Architect/Firm SHAPE Architecture Inc. To whom design should be credited Contact name: Nick Sully Contact e-mail: Address: 534 West Pender Street Telephone: Fax:

Vancouver, BC V6B 1V3 604 687 4457

Joint Venture or associate architect [if applicable] Contact name: Contact e-mail: Address:

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

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:

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

Damian Stathanikos 1667 East Georgia Street Vancouver, BC V5L 2B1 778 990 1320 Econ Construction Marcel Studer Suite 5B - 770 Terminal Avenue Vancouver BC 604 662 3266

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

Nemetz (S/A) & Associates Ltd. Steve Nemetz 2009 West 4th Avenue Vancouver, BC V6J 1N3 604 736 6562 604 736 9805 AME Group Matt Younger 501 - Abbott Street134 Vancouver, BC V6B 2K4 604 684 5995 604 684 5993


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

Fast + Epp Duane Palibroda 201 - 1672 West 1st Avenue Vancouver, BC V6J 1G1 604 731 7412 604 731 7620 Terra Mechanical Jason De Los Santos 2874 Norland Avenue Burnaby BC V5B 3A6 778 835 1732

please add any other contributors as you wish [Attach a supplementary page if necessary] Contact name: Contact e-mail: Address: Telephone: Fax:

E3 Eco Group Inc. Troy Glasner 604 874 3715

photographer/use of photos Eric Scott Contact name: Contact e-mail: Address: 202-950 Powell Street Telephone: Fax:

Vancouver, BC V6A 1H9 604 731 6044

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]

Nick Sully

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

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


SHAPE Architecture Inc.

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