sustainable design strategy rezoning submission 427 ave...leed ap bd+c, cagbc faculty certified...

SustainableDesignStrategy–RezoningSubmissionProject:427-477W49thAve.,Vancouver,BC Date:July27,2020

KaneConsultingispleasedtosubmitthisSustainableDesignStrategyonbehalfoftheProjectTeamandOwnershipfor427-477W49thAve.,Vancouver,BC.PathB–LowEmissionsGreenBuildingsTothebestofourknowledge,thedesignassubmittedisontargettomeettherequirementsofthepolicy.Thefollowingdescribesthesustainabledesignelementsandstrategiesincludedintheproject:B.1–LEEDGold:Thissectionisnotapplicabletothisproject.B.2–PerformanceLimits:asummaryofstrategiesandmeasurestoachieveperformancelimits,heatlossandGHGisincludedinthefollowingsection.B.6.2–EmbodiesEmissions:thePreliminaryembodiedemissionscalculations,andadescriptionofspecificmeasuresthatwillbeexploredduringdesigntoreduceembodiedemissionsisincludedinthefollowingsectionB.10–SiteIRMPandGreenInfrastructure:thesiteIRMPanddescriptionisincludedinthefollowingsection.OwnerCommitment:TheOwnerCommitmentisincludedinthefollowingsection.SeparateFiles:ThefollowingfilesmakeupouroverallRezoningapplicationbuthavebeensubmittedasseparatedocuments:

1. B.10–LandscapeandArchitecturalPlans.Sincerely,DanielRobertsLEEDAPBD+C,CaGBCFacultyCertifiedPassiveHouseConsultantPartnerKaneConsultingPartnership

B.2–PerformanceLimits

Project AddressSecondary Address

Project Working TitlePOSSE File Name (City use only)

Gross Floor Area indicated on Arch. Drawings (m²)Parkade Area (m²) 7,305

Building Type(s) Modelled Floor Area (m²) Rezoning? TEUI TEDI GHGIResidential, 7+ storeys (Group C except Hotel) 9,854 Yes 120 30 6

Office 663 Yes 100 27 3Retail (Group D & E except Office) 1,109 Yes 170 21 3

Total 11,626 TEDI limit for this portion of building 29.0

Building Type Modelled Floor Area (m²) Rezoning?

Enter Other Building Type Baseline Model Performance Energy (kWh) Em. Factor Emissions (kgCO2e) TEUI TEDI GHGITotal Annual Electricity Use 0.011 - Baseline: 0 0 0

Total Annual Natural Gas Use 0.185 - Target: 0 0 0Total Annual District Energy Use 0.070 -

Total - - Total Annual Heat Demand - for TEDI

TEUI TEDI GHGITotal Modelled Floor Area (m²) 11,626 Whole-Building Performance Limits 123.6 29.0 5.5

Modelled Floor Area within 5% of Gross Floor Area? -

Energy (kWh) Fuel Type Em. Factor Emissions (kgCO2e) TEUI GHGIInterior Lighting 316,616 Electricity 0.011 3482.776 27.2 0.3

Exterior Lighting 8,760 Electricity 0.011 96.36 0.8 0.0Heating 167,797 Electricity 0.011 1845.767 14.4 0.2Cooling 64,853 Electricity 0.011 713.383 5.6 0.1Pumps 5,332 Electricity 0.011 58.652 0.5 0.0

Fans 330,444 Electricity 0.011 3634.884 28.4 0.3Domestic Hot Water 181,849 Natural Gas 0.185 33642.065 15.6 2.9

Plug Loads 211,854 Electricity 0.011 2330.394 18.2 0.2Heating - Natural Gas 0.185 0 0.0

Enter other end use hereEnter other end use here

Total Annual Electricity Use 1,105,656 0.011 12,162 Total Annual Natural Gas Use 181,849 0.185 33,642

Total Annual District Energy Use - 0.070 - Total 1,287,505 45,804

Total Electricity Generated On-Site (kWh) % of Use 0.0%Total Purchased Renewable Electricity (kWh) % of Use 0.0%

Total Purchased Renewable Natural Gas (kWh) % of Use 0.0%

Adjusted Electricity Emissions Factor (kgCO2e/kWh) 0.011Adjusted Natural Gas Emissions Factor (kgCO2e/kWh) 0.185

Annual Heat Demand of portions with Perf. Limits (kWh) - Total Annual Heat Demand - for TEDI (kWh) 418,966

Total Annual Cooling Demand - for info only (kWh) 398,210 34.3 kWh/m²TEUI TEDI GHGI

Modelled Whole-Building Performance 110.7 36.0 3.9

Heating Degree Days 3111Number of Suite Doors Pressurized 132

Airflow for Pressurization per Door (L/s/door) 11.44Area of Corridors Pressurized (m²) 758.6

Make-Up Air Fuel Type Electricity TEUI TEDI GHGIMake-Up Air Emissions Factor 0.011 Adjustments for Corridor Pressurization 10.0 10.0 0.1

Suite-level Metering for Space Heating No Adjustments for Suite Submetering of Heating 2.2

Adjusted TEDI Performance of Portions with Limits (10.0) Adjusted Whole-Building Performance for Compliance 102.9 26.0 3.8

Modelled Building Performance

For building types with Performance Limits, enter this information in this section

Note: purchaes renewables used to demonstrate compliance must be secured to satisfaction of AHJ

For other building types, create a baseline energy model to establish limits, and enter this information in this section

City-Recognized Low Carbon Energy System?

Corridor Pressurization Adjustment

Zero Emissions Building Plan Energy Checklist

Please complete all fields that apply to the project, using information that represents the current stage of design. For fields that do not apply or for which there is no information yet, please enter "N/A".

Note: select yes if the energy used for heating is metered at the suite level

NoNoNo

LimitsBuilding Information and Performance Limits

Project Information (enter all that apply)427-477 W49th Ave

W49th - Langara

Modelled Above-Ground Wall Area (m²) 7,586 Vertical facade-to-Floor Area Ratio (VFAR) 0.65 Window-to-Wall Area Ratio (WWR) 37% Window-to-Floor Area Ratio 0.24

Infiltration Rate (L/s/m²fac) 0.2Wall Effective R-Value - incl. thermal bridging (m²K/W) 1.8 10.11 (ft²hr°F/Btu) Average Floor Edge Psi-Value (W/m°K) 0Roof Effective R-Value - incl. thermal bridging (m²K/W) 4.3 24.42 (ft²hr°F/Btu) Avg. Window Transition Psi-Value (W/m°K) 0.01

Average Window Effective U-Value (W/m²°K) 1.35 0.24 (Btu/ft²hr°F) Window Solar Heat Gain Coefficient 0.39 Average Suite Occupant Density (m²/pers) 26.1 Average Lighting W/m² 6.81

Average Suite Ventilation Rate (L/s/m²) 0.33 DHW Low-Flow Savings (%) 0Average HRV Effectiveness 72% DHW Drain Heat Recovery Effectiveness n/a

Heating System Type (fuel, plant, distribution, etc.)Cooling System Type (fuel, plant, distribution, etc.)

DHW System Type (fuel, plant, distribution, etc.)

Modeller Name2

CompanyPhone Number

EmailZEBP Energy Checklist v1.5 - 2018-07-27

central ASHP

Natural gas condensing boilers

Ty Bob Consulting Ltd604-390-0035

These results have been created using the COV Energy Modelling Guidelines version:

Modeller Information

Derek Whitehead

central ASHP

Modelled Inputs

[email protected]

Detailed Summary of Model Inputs Project: 427-477 W49th Ave, Vancouver Issued: July 21, 2020

Building Description The project in Vancouver, BC consists of a 14 storey multi-unit residential building over a 3 level below-grade parkade. The parkade levels include storage rooms, service rooms, corridors, stairs, elevators and vestibules. CRUs for retail and restaurant occupy most of the ground floor level. The 5th floor level contains spaces for daycare facilities and an amenity room. All stories other above-grade floor levels contain residential suites, corridors, stairs and elevators. There is about 125,000 ft2 of conditioned floor area. The above grade window-to-wall ratio (WWR) is about 37%. The form factor (i.e. the ratio of building surface area to floor area) is about 0.97.

Suites and amenity room will be heated and cooled by 4 pipe fan coils, and will be ventilated by HRVs with about 72% heat recovery efficiency. Corridors will be heated and cooled by a hydronic makeup air unit (MUA). Commercial retail units (CRUs) and daycare spaces will be conditioned by variable refrigerant flow (VRF) systems. CRUs will have ventilation systems as a result of tenant improvements. Pressurized elevator lobbies and vestibule below grade will be served by a hydronic heating-only air handler. Several exhaust fans will serve parkade, storage rooms and service rooms. Heating will be provided by electric resistance heaters. Hot and chilled water will be provided by central air-source heat pumps (ASHPs). Domestic hot water heating will be provided by condensing boilers.

Detailed Summary of Model Inputs – 427-477 W49th Ave, Vancouver

Page 2 of 4

Inputs Construction thermal properties are as shown in the table below.

Construction Proposed U-Values Area (ft2) U·A (Btu/h F) Walls E1 EW1a

0.066 0.184

46,620 4,611

51,231

3,077 848

3,925 Roof 0.025 20,076 502 Exposed Floor Parkade ceiling Soffit

0.050 0.050

16,565 3,511

20,076

828 176

1,004 Windows Window wall Storefront

0.23, SHGC = 0.39 0.23, SHGC = 0.39

25,005 5,421

30,426

5,751 1,247 6,998


Page 3 of 4

Default psi values for thermal bridges are shown in the table below.

Thermal Bridge Psi Value (Btu/h ft F)

Applied to Addn’l heat loss (Btu/h F)

Revised U-Values

Wall corner Balconies

0.002 0.465

Wall 39 1,116

0.099

Parapet 0.216 Roof 324 0.041 L1 floor/P1 ceiling 0.461 Parkade ceiling 429 0.076 Window wall/wall 0.044 Window wall 825 0.26 Storefront/wall 0.044 Storefront 47 0.24

The model was developed using the City of Vancouver Energy Modelling Guidelines. Gains and schedules are as shown in the table below. Lighting power is based on targets provided by the lighting designer, except for suites which is taken from City of Vancouver Modelling Guidelines. Elevator energy use and domestic hot water use are also taken from City of Vancouver Modelling Guidelines, with a 26% reduction in DHW from low flow fixtures. Energy for kitchen range hoods have been assigned to the electrical meter, and equate to 2 hr/day operation with a power draw of 110 W for each suite.

Space type/Use Occupancy ft2/occ (Sch)

Lighting W/ft2 (Sch)

Equipment W/ft2 (Sch)

stair 2,152 (C) 0.50 (Hydro) n/a corridor 1,076 (C) 0.60 (24/7) n/a storage 1,076 (E) 0.45 (Hydro) 0.093 (E) parkade n/a 0.12 (24/7) n/a elevator lobby 108 (C) 0.69 (24/7) 0.093 (C) restaurant 108 (B) 1.20 (B) 0.093 (B) retail 323 (C) 1.20 (C) 0.232 (C) amenity 54 (C) 0.75 (C) 0.093 (C) lobby 108 (C) 0.65 (24/7) 0.093 (C) service rooms 2,152 (E) 0.40 (Hydro) 0.093 (E) parents/staff 54 (C) 0.75 (C) 0.093 (C) quiet rm/nap rm 108 (B) 0.60 (B) 0.093 (B) WC 323 (C) 0.75 (C) 0.093 (C) kitchen 215 (B) 0.85 (B) 0.929 (B) daycare 81 (D) 0.72 (D) 0.465 (D) suite occs = bdrms + 1 (G) 0.465 (G) 0.465 (G) elevator n/a n/a 9 kW (G)

domestic hot water n/a n/a

74% of 0.025 gpm/occ (G)

Plus addn’l for daycare and CRUs

exterior lighting n/a 2.0 kW (12 h/d) n/a *Schedules taken from NECB 2011 except for stair, corridor, parkade, storage rooms and service rooms


Page 4 of 4

System assumptions are shown in the table below.

System Fan Power (W/cfm) Ventilation Rate Setpt (°F) Other Suites 4 pipe fan coil HRV

Fan coil: 0.30 W/cfm HRV: 1.6” and 1.5” static

pressure

15 cfm/occ + 5 cfm, min. 35

cfm/suite

72, 75 (Sch G)

Hydronic heat and cool,

HR Eff = 72% Corridor MUA 0.30 W/cfm 25 cfm/suite 72, 75

(Sch G) Hydronic heat

And cool Daycare VRF DOAS

VRF: 0.30 W/cfm

DOAS: 0.30 W/cfm supply and exhaust

2,000 cfm 72, 75 (Sch D)

Electric resistance heat only for DOAS

CRU VRF 0.30 W/cfm 0.3 cfm/ft2 in retail,

20 cfm/occ in restaurant

72, 75 (Sch B or C)

Pressurization 0.40 W/cfm Typically 75 – 100 cfm per space

50 (24/7)

Parkade 0.20 W/cfm 0.75 cfm/ft2 n/a 4 hr/d Storage Exhaust 0.40 W/cfm 0.15 cfm/ft2 n/a 24/7 operation Heating only n/a n/a 41 below

grade, 50 above

Electric resistance heat

Derek Whitehead, Director Ty Bob Consulting Ltd.

B.6.2–EmbodiedEmissions

427-477 W 49th Ave.

Whole-building Life Cycle Assessment for Rezoning Application

Prepared by:

Bowick Consulting Ltd. 525 McLeod St., Ottawa, ON

613..808.5735

2

427-477 W 49th Ave. WB-LCA

General Assessment Information The purpose of this report is to provide the background information required for submittal of preliminary embodied emission calculations as part of the rezoning application for the proposed project at 427-477 W 49th Ave., Vancouver. The results presented were generated using the Athena Impact Estimator for Buildings software. The building complex was modelled using a combination of material quantities imported into the software and as well as its “Assembly” 1 input dialogs.

General information on the assessment

Project Name 427-477 W 49th Ave.

Assessor Matt Bowick, Principal, Bowick Consulting Ltd.

Verifier (optional) N/A

Internal External

Date of assessment July 24, 2020

Assessment timing

Schematic Design

Construction

Design Development

Operations & Maintenance

Construction Documents

End of Life

Whole-building LCA Results

Life Cycle Assessment Impact Measures Proposed Building Units 2

Global warming potential 6,005,280 kg CO2

308 kg CO2/m2 5.14 kg CO2/m2/yr

Optional metrics Stratospheric ozone depletion 0.0531 kg CFC-11 Acidification of land and water 35,526 kg SO2 Eutrophication 2,366 kg N Tropospheric ozone formation 645,866 kg O3 Depletion of non-renewable energy resources 56,555,977 MJ

1 The “Assembly” dialogs modeling approach is intended for use during early project phases when not all design elements have been formalized. Please note that the building bill of materials calculated for structural elements is based on rules-of-thumb and should be viewed as an estimation. 2 Where relevant, m2 refers to total enclosed floor area (above and below grade).

3


Assessment Scope

The functional equivalent of the building assessed

Building type High-rise, multi-unit residential (14 storeys,19,470 m2 total GFA)

Technical and functional requirements

Technical: 2012 British Columbia Building Code, Green Building Policy for Rezoning – Process and Requirements. Functional: 24 studio, 45 1-BR, 45 2-BR, and 14 3-BR units. Level 1 retail, daycare, resident parking, storage, and common spaces.

Pattern of use Typical for the functions provided.

Required service life 60 years (assumed, no required service life)

Other information (optional) n/a

Construction elements included in the object of assessment.

A1010 Standard Foundations

B2010 Exterior Walls

C1020 Interior Doors

A1020 Special Foundations B2020 Exterior Windows C2010 Stair Construction

A1030 Slab on Grade

B2030 Exterior Doors

C2020 Stair Finishes

A2020 Basement Walls B3010 Roof Coverings

C3010 Wall Finishes

B1010 Floor Construction B3020 Roof Openings

C3020 Floor Finishes

B1020 Roof Construction C1010 Partitions C3030 Ceiling Finishes

Assessment system boundary

A1 Raw material supply

B2 Maintenance C1 De-construction demolition

A2 Transport

B3 Repair

C2 Transport

A3 Manufacturing

B4 Replacement C3 Waste Processing

A4 Transport

B5 Refurbishment C4 Disposal

A5 Construction-installation process

B6 Operational EnergyB6 Operational Energy

B1 Use B7 Operational WaterB7 Operational Water

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Project Description

Summary description of the assumed proposed building design3

427-477 W 49th Ave. is a proposed 14-storey multi-unit residential high-rise with 12,150 m2

above grade gross floor area. The structure includes three parking levels below grade (19,470 m2 total GFA), and several low roof terraces/balconies. There is a stair/elevator core at the centre of the tower which extends the building height. The structure is composed of 275 mm two-way concrete slabs supported by concrete columns and 300 mm concrete basement-level walls at the perimeter. The elevator/stair cores are 200-600 mm thick concrete walls. The slab on grade is 125 mm thick with 50 mm extruded polystyrene insulation and vapour retarder. The foundation structural design has yet to be defined. For the purpose of this assessment, the foundation structure material usage (footings and piers) is based on an estimate from another building of similar size and function, scaled to the total building gross floor area. The building’s wall envelope consists of fibre cement cladding with 130 mm mineral wood batt insulation, 75 mm continuous polyisocyanurate insulation and 150 mm light gauge steel stud back-up. The building’s glazing includes aluminum-framed, triple-pane window wall, and curtain wall at the first couple of floor levels. The roof envelopes are assumed to be 2-ply SBS membrane, with 100 mm extruded polystyrene insulation. Roof areas are covered with ballast, concrete pavers, or an intensive green roof system.

Proposed measures that will be explored during design to reduce embodied emissions.

▪ Selection of lower impact concrete mixes including those that contain supplementary cementitious materials (SCMs) such as fly ash.

▪ Refinement of the concrete structural design, including slab and wall thicknesses, and the foundation design.

▪ Investigations on the use of different envelope products/systems, including cladding, glazing, and insulation alternatives.

Please note: since this assessment is based on a schematic design and material quantification rules-of-thumb, the assessment conducted for building permit may be of higher impact.

3 Please note that the assumed building complex design is schematic and subject to change

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LCA Software Summary

General Information

Report template generated by

Software version 5.4.0101

Date this report was created July 24, 2020

Software Data Sources

Life Cycle Scenarios Scenarios used in this assessment come from databases maintained by the Athena Sustainable Materials Institute.

Life Cycle Inventory (LCI) LCI data used in this assessment is from the Athena LCI database and is compliant with ISO 14040 and ISO 14044.

Life Cycle Impact Assessment (LCIA) method TRACI v2.1

See the software's User Manual and Transparency Document for further information on data sources.

LCA Software Inputs

Project Information Baseline/Proposed Building

Project Location Vancouver

Units SI

Building Type Mult Unit Owner Occupied

Building Life Expectancy (i.e. reference study period) 60

Building Height (m) 53.8

Above and below grade gross floor area (m2) 19,470

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Life Cycle Building Bill of Materials Quantity Unit

#15 Organic Felt 11,449 m2 1/2" Moisture Resistant Gypsum Board 142 m2 1/2" Regular Gypsum Board 3,583 m2 5/8" Glass Mat Gypsum Panel 3,583 m2 6 mil Polyethylene 5,870 m2 Aluminum Extrusion 27.0080 Tonnes Aluminum Window Frame 8,078 kg Ballast (aggregate stone) 474,905 kg Cold Rolled Sheet 0.5907 Tonnes Concrete Benchmark CAN 25 MPa 311 m3 Concrete Benchmark CAN 35 MPa 8,499 m3 Concrete Brick 3,071 m2 Crushed Recycled Concrete 864 Tonnes EPDM membrane (black, 60 mil) 746 m2 Expanded Polystyrene 1,379 m2 (25mm) Extruded Polystyrene 16,916 m2 (25mm) Fiber Cement 4,299 m2 Galvanized Sheet 27.3 Tonnes Galvanized Studs 23.5 Tonnes Glazing Panel 146 Tonnes Joint Compound 3.58 Tonnes Modified Bitumen membrane 22,528 m2 MW Batt R11-15 17,606 m2 (25mm) Nails 1.42 Tonnes Paper Tape 0.0410 Tonnes Polyethylene Filter Fabric 6,395 m2 Polyiso Foam Board (unfaced) 10,105 m2 (25mm) Rebar, Rod, Light Sections 986 Tonnes Roofing Asphalt 2,864 kg Screws Nuts & Bolts 1.94 Tonnes Solvent Based Alkyd Paint 125 L Triple Glazed Soft Coated Air 5,112 m2 VR 1/2" Drainage Mat 6,472 m2 VR 20 mil Root Barrier 1,272 m2 VR Intensive Growing Medium 5,650 m2 (25mm) Water Based Latex Paint 4,624 L

B.10–SiteIRMPandGreenInfrastructure

PRELIMINARY RAINWATER MANAGEMENT PLAN

Transca Vancouver W49 Ave Ltd.

427-477 West 49th Avenue, Vancouver

July 16, 2020

Reviewed by:

Spencer Smythies, P.Eng Project Manager

Prepared by:Linda Cong

Technologist

Binnie File No. 19-0696-05

TRANSCA VANCOUVER W49 AVE LTD. PRELIMINARY RAINWATER MANAGEMENT PLAN 427-477 W49TH AVENUE

i

TABLE OF CONTENTS

1 Introduction ...................................................................................... 1

2 Site Conditions ................................................................................. 2

2.1 Existing Conditions ................................................................................................... 2

2.2 Proposed Development .......................................................................................... 2

3 Rainwater Management Criteria .................................................... 3

4 Onsite Rainwater Management Plan ............................................. 4

4.1 Water Volume Reduction Target ........................................................................ 4

4.2 Water Release Rate Target .................................................................................... 5

4.3 Water Quality Treatment Target ......................................................................... 6

5 Monitoring and Maintenance ......................................................... 7

5.1 Inspection Procedure ............................................................................................... 7

6 Closing ............................................................................................... 8

APPENDICES Appendix A: Pre-Development Site Plan

Appendix B: Post-Development Site Plan

Appendix C: Architectural Basement Level Plan

Appendix D: Rainfall Capture Volume

Appendix E: Runoff Coefficient Calculations

Appendix F: Detention Volume Calculations


1

1 INTRODUCTION

R.F. Binnie and Associates Limited (Binnie) has been retained by Transca Vancouver W49 Ave Ltd. as civil engineers for the redevelopment of the existing lots at 427-477 W49th Avenue to a 14-storey mixed-use development. The total project site area is approximately 0.25 hectares.

The City of Vancouver has developed an Integrated Rainwater Management Plan (IRMP) that promotes rainwater management and provides a Best Practices Toolkit with common tools that can be implemented to address rainwater issues.

The intent of the IRMP is to achieve/meet the following criteria:

1. To reduce per capita residential water consumption by 20% by 2020 2. To maintain clean water from watersheds to receiving environments 3. To reduce potable water demands 4. To connect people to urban and natural ecosystem functions

To comply with the City’s rainwater management criteria presented in the IRMP, R.F. Binnie & Associates (Binnie), the civil engineering consultant for this project, has prepared the following report to highlight the Best Management Practices (BMPs) being considered for this project site. Following the City’s IRMP criteria also meets the City’s “Green Building Policy for Re-zonings” bylaw. The items in this report are to be reflected in the detailed design of the drainage facilities for the project.


2

2 SITE CONDITIONS

2.1 Existing Conditions The existing property is located east of the Langara - 49th Avenue Canada Line Station, at the corner of West 49th Avenue and Cambie Street in the Oakridge community in the City of Vancouver. Existing single-family homes occupy the lots with a combination of hardscape and landscape surfaces surrounding the existing building footprint. An existing 200mm diameter combined sewer fronts the site and flows east along West 49th Avenue. Refer to Appendix A for the pre-development site plan.

2.2 Proposed Development The proposed development consists of a new 14-storey mixed-use building, situated above three levels of underground parking. The proposed building’s parking structure footprint will abut the existing property lines along all frontages, except for parkade setbacks along south proposed building. Proposed building setbacks of 3.00m will be provided along the south side of the development. The building will include amenity space and planters on level 5, and green roofs are proposed at the floor above level 14. Runoff from landscape and hardscape areas will need to be captured and drained into the building’s storm system. A new storm service will be required to connect the proposed development to the existing combined sewer along West 49th Avenue, subject to City approval, with details provided by the Mechanical consultant. Refer to Appendix B for the post-development site plan and Appendix C for the architectural basement level plan.


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3 RAINWATER MANAGEMENT CRITERIA

The City of Vancouver’s IRMP was adopted to provide long-term green infrastructure and to protect and improve the water quality in the waterbodies surrounding Vancouver. The plan requires projects to meet the following quantitative and qualitative targets:

1. Water Volume Reduction Target – Capture the first 24mm of rainfall in 24-hours from all pervious and impervious site areas, and infiltrate, evaporate, or reuse it. Landscape areas with adequate growing medium depth will meet the 24mm capture requirement.

2. Water Release Rate Target – The rainwater management system for the development shall be designed to ensure that the post-development peak discharge flow rate to the sewer is not greater than the pre-development peak discharge flow rate for a 10-year return period storm event. The City of Vancouver’s 2014 intensity-Duration-Frequency curve (IDF) shall be utilized for the pre-development design flow calculations, and the City’s 2100 IDF curve shall be utilized for the post-development design flow calculations, to account for the effects of climate change.

3. Water Quality Target – Treat the first 24mm of rainfall from all pervious and imperious surfaces to remove 80% Total Suspended Solids (TSS) by mass prior to discharge from the site. For impervious surfaces with high pollutant loads, including roads, driveways, and parking lots, the rainfall to be treated increases to the first 48mm of rainfall.

The intent of these targets is to mitigate the impacts of increased yearly precipitation due to climate change, increased development density, and decreased pervious surfaces that allow rainwater to infiltrate. The implementation of green infrastructure practices or source controls keeps harmful rainwater pollutants from entering the receiving waterways and adds resiliency to the City’s drainage system.


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4 ONSITE RAINWATER MANAGEMENT PLAN

The proposed development is subject to the rainwater management targets identified in the City of Vancouver’s IRMP. In order to meet the City’s quantitative and qualitative targets, the project site is proposing the rainwater management facilities as described in the following sections.

4.1 Water Volume Reduction Target The City’s IRMP requires that developments target to capture the first 24mm of rainfall in 24-hours from all pervious and impervious site areas and infiltrate, evaporate, or reuse it where possible.

The water volume reduction target for the proposed development is calculated as follows:

𝑉𝑜𝑙𝑢𝑚𝑒 = 𝑆𝑖𝑡𝑒 𝐴𝑟𝑒𝑎 × 24𝑚𝑚

𝑉𝑜𝑙𝑢𝑚𝑒 = 2455𝑚 × 24𝑚𝑚 = 58.9𝑚

A target rainfall capture volume of 58.9m3 will need to be managed onsite. The following subsections will investigate the feasibility of the different tiers of water volume reduction measures as outlined in the City’s Rainwater Management Bulletin. Refer to Appendix D for additional details.

4.1.1 Tier 1

Tier 1 systems are based on volume-reducing green infrastructure practices such as infiltration into in-situ soil, rainwater harvesting and re-use, and green roofs. As the basement level structure extends to the property line in all directions, directing onsite infiltration to in-situ soils is not possible.

A green roof is proposed to meet the Tier 1 criteria. Green roofs increase the evapotranspiration from the site creating a more natural hydrological system compared to conventional roofs. As well, green roofs directly reduce peak flows and the volume runoff to the storm system. A green roof with a minimum growing medium thickness of 150mm and a total area of approximately 275m2 is proposed for the development site, which will provide approximately 6.6m3 of rainfall capture volume. Details are to be coordinated with the Architect, Mechanical, Landscape and Structural consultants as required.

4.1.2 Tier 2

Tier 2 systems consist of non-infiltrating landscapes. Examples of Tier 2 practices are redirecting runoff to absorbent landscaping on slab, planter boxes, and lined bioretention systems. Planters and soft landscaped surfaces provide aesthetic means of stormwater source control. A minimum


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of 450mm of topsoil overlain by sod and other absorbent landscaping materials are to be installed where appropriate on site. The topsoil acts as a natural filter for the rainwater, and the pervious material retains water landing on the surface, reducing the runoff rate during rainfall events.

According to the City’s BMP Toolkit, a void space ratio of up to 18% can be used for the growing medium. As a result, any landscape areas provided with a minimum growing minimum depth of 135mm may be considered in achieving the initial rainfall capture target.

From the Architectural drawings Issued for Rezoning dated June 16, 2020, planter boxes are proposed for this development on level 5, with an assumed minimum growing medium depth of 0.45m to 0.90m. The proposed trees and planter boxes will assist in rainfall capture and evaporation, which will ultimately reduce the rainfall volume discharged to the City’s infrastructure. The total planter area currently proposed for the development is 148m2, which will provide a minimum volume managed of approximately 3.6m3.

4.1.3 Tier 3

Tier 3 systems consist of using detention in combination with water quality treatment practices. Any runoff not captured by the proposed Tier 1 and Tier 2 landscaping systems will be detained and treated before being released to the City’s storm system.

A detention facility with a minimum capacity of 48.3 m3 will be required to limit the post-development flows and retain the rainfall capture balance. The detention facility will be connected a downstream flow control device to slowly release rainwater into the City’s infrastructure. Refer to Appendix F for detention tank sizing and the following section for the release rate target.

4.2 Water Release Rate Target The City’s Rainwater Management Bulletin dated July 2018 recommends that the 2014 and 2100 IDF curves be used to calculate the peak rainwater discharge for the pre-development and post-development conditions, respectively. As per the IDF curves, the City recommends using 10-year recurrence interval and a 5-minute inlet time to calculate the peak rainwater discharge for comprehensive development areas.

The existing site was comprised of impervious and landscape surfaces and had a pre-development runoff coefficient of 0.55. The post-development condition will include landscape surfaces, impermeable surfaces, and a green roof, which will reduce previous surfaces and result in the runoff coefficient being increased to 0.78. Refer to Appendix E for the runoff coefficient calculations.

The Rational Method was used to calculate the peak pre-development and post-development rainwater discharges during the 10-year, 5-minute storm event. The peak pre-development


6

discharge was calculated as 34.7 L/s. The target post-development flow rate was found to be 4.7 L/s, which was calculated as the lesser of the pre-development condition and the flow restriction required to detain the rainfall capture volume balance. Refer to Appendix F for detention tank size calculations.

A flow control device will be required as part of the building’s plumbing system to limit the release rate as required. An emergency bypass will also be required for events exceeding the 10-year storm event, or if there is a blockage.

Given proposed layout of the site, it is assumed that the detention tank, flow control device and emergency bypass will be located within the building footprint. Details are to be coordinated by the Architect, Mechanical and Structural consultants as required.

4.3 Water Quality Treatment Target The target water quality treatment volume is derived from treating 48mm of rainfall per day that falls within the site in high pollutant areas, and 24mm in low pollutant areas. High pollutant areas include roads, driveways, and parking lots. Low pollutant areas include landscaping and the building roof. The City requires 80% of the TSS by mass to be removed prior to discharge from site. The target treatment flow rate is calculated as follows:

𝑇𝑟𝑒𝑎𝑡𝑚𝑒𝑛𝑡 𝐹𝑙𝑜𝑤 𝑅𝑎𝑡𝑒 = 𝑉𝑜𝑙𝑢𝑚𝑒 𝑡𝑜 𝑏𝑒 𝑡𝑟𝑒𝑎𝑡𝑒𝑑 ÷ 24 ℎ𝑜𝑢𝑟𝑠

𝑇𝑟𝑒𝑎𝑡𝑚𝑒𝑛𝑡 𝐹𝑙𝑜𝑤 𝑅𝑎𝑡𝑒 =(𝐻𝑖𝑔ℎ 𝑃𝑜𝑙𝑙𝑢𝑡𝑎𝑛𝑡 𝐴𝑟𝑒𝑎 × 48𝑚𝑚) + (𝐿𝑜𝑤 𝑃𝑜𝑙𝑙𝑢𝑡𝑎𝑛𝑡 𝐴𝑟𝑒𝑎 × 24𝑚𝑚)

24 ℎ𝑜𝑢𝑟𝑠

𝑃𝑟𝑜𝑝𝑜𝑠𝑒𝑑 𝑇𝑟𝑒𝑎𝑡𝑚𝑒𝑛𝑡 𝐹𝑙𝑜𝑤 𝑅𝑎𝑡𝑒 =(525𝑚 × 48𝑚𝑚) + (1930𝑚 × 24𝑚𝑚)

24 ℎ𝑜𝑢𝑟𝑠

𝑃𝑟𝑜𝑝𝑜𝑠𝑒𝑑 𝑇𝑟𝑒𝑎𝑡𝑚𝑒𝑛𝑡 𝐹𝑙𝑜𝑤 𝑅𝑎𝑡𝑒 =2.98𝑚

ℎ𝑜𝑢𝑟

To meet the water quality target, a Jellyfish Filtration System by Imbrium is recommended. The Jellyfish system meets the required TSS removal specification and has received both Washington State Department of Ecology’s Technology Assessment Protocol – Ecology Program (TAPE) and Environmental Technology Verification (ETV) Canada certification, as required by the July 2018 Bulletin.


7

5 MONITORING AND MAINTENANCE

Regular system maintenance helps to ensure that the rainwater management facilities remain in working order for the lifetime of the development. The owner should inspect the rainwater management system regularly to ensure that it is operating as designed.

5.1 Inspection Procedure Conduct a visual examination of the roof and surface drains and check for debris that

could restrict or block flow.

Remove access cover and conduct a visual examination of the detention tank, flow control manhole and any oil water separators. The separators should be checked for debris that could restrict or block flow, with particular attention to any inlets and outlets. Sediment should be removed from the separators once it has reached a depth of 100mm.

Remove grates and conduct a visual examination of all catch basins and surface drains. Both should be checked for debris that could restrict or block flow, with particular attention to outlets. Sediment should be removed from the catch basins once it has reached a depth of 100mm.

At least once a year conduct an observation of system performance of the entire rainwater management facilities during a significant rainfall event.


8

6 CLOSING

Transca Vancouver W49 Ave Ltd. is proposing to redevelop the existing lots at W49th Avenue to a fourteen-storey development. The reduction of pervious surfaces and changing rainfall intensities due to climate change will result in a net increase in peak runoff generated by the site, which will be managed by targeting rainfall volume reduction, rainwater detention and controlled release rate, and improved water quality. Due to the extent of the underground parking, Tier 1 volume reduction strategies were limited to the green roof. Tier 2 and Tier 3 strategies proposed include absorbent landscaping, a rainwater detention tank and flow control device, and mechanical treatment to limit the development’s impact on the City’s storm system.

We trust you find the above suitable for your needs. Should you have any questions or comments on the information contained herein, please do not hesitate to contact the Project Manager.

Prepared by: Reviewed by:

Linda Cong Technologist

Spencer Smythies, P.Eng. Project Manager

APPENDIX A PRE-DEVELOPMENT SITE PLAN

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APPENDIX C ARCHITECTURAL BASEMENT LEVEL PLAN

APPENDIX D RAINFALL CAPTURE VOLUMES

CalculationsProject Name: Project #: 19-0696-05Description: Date: July 16, 2020

RL/LC

Target: Capture the first 24mm of rainfall over a 24-hour period.

Post-Development Conditions:

Development Site Total Area = 2455 m2

Landscape/Planter Area (on slab) = 148 m2

Green Roof Area (0.15m depth) = 275 m2

Hard Surface Area = 2032 m2

Target Rainfall Capture Volume = 58.9 m3

Rainfall Capture Volumes Provided:Landscape/Planter Volume = 3.6 m3

Green Roof Capture Volume = 6.6 m3

Total Rainfall Capture Volume Provided = 10.2 m3

Rainfall Capture Volume Balance (VBal) = 48.8 m3

NOTES:

6. Assume green roof maintenance strip ballast material is free draining and drains towards growing medium

4. Assume green roof growing medium thickness of 150mm minimum.

3. Assume onsite planters and landscape areas have sufficient growing medium to capture first 24mm of rainfall over 24-hour period over their respective areas.

427-477 West 49th AvenueTarget Rainfall Capture Volume

2. Assume landscape growing medium has porosity equal to 18% of medium volume.1. Post-development areas from architectural site plan dated 2020-06-16.

5. Assume landscape/planter area (on slab) growing medium thickness of 450mm minimum.

Page 1 of 1

APPENDIX E RUNOFF COEFFICIENT CALCULATIONS

CalculationsProject Name: Project #: 19-0696-05Description: Date: July 16, 2020

RL/LC10-YEAR PRE-DEVELOPMENT (Comprehensive Development Areas)

Landscaping 0.30 0.1344 1.0 92.0 0.01031Impermeable Surface 0.88 0.0336 1.0 92.0 0.00756Building Roof 0.85 0.0777 1.0 92.0 0.01688TOTAL 0.2457 0.03475Average Runoff Coefficient = 0.55 (Pre–Development Condition)

NOTES:1. Rain fall intensities calculated from City of Vancouver IDF Curves (2014)2. Time of Concentration Tc = 5 min (Comprehensive Development Areas)3. Flows based on Modified Rational Formula Q = RAIN x Soil Adjustment Factor4. N = 0.00278 for flow in cubic meters per second.

10-YEAR POST-DEVELOPMENT (Comprehensive Development Areas)\

Landscaping (on slab) 0.30 0.0148 1.0 122.8 0.00152Green roof 0.30 0.0275 1.0 122.8 0.00282Impermeable Surface 0.88 0.1820 1.0 122.8 0.05470Building Roof 0.85 0.0213 1.0 122.8 0.00619TOTAL 0.2457 0.06523Average Runoff Coefficient = 0.78 (Post–Development Conditions)

NOTES:1. Rain fall intensities calculated from City of Vancouver IDF Curves (2100)2. Time of Concentration Tc = 5 min (Comprehensive Development Areas)3. Flows based on Modified Rational Formula Q = RAIN x Soil Adjustment Factor4. N = 0.00278 for flow in cubic meters per second.

427-477 West 49th AvenueRunoff Coefficient Calculations

Flow, Q10

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Area, A (Hectares) SAF

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Page 1 of 1

APPENDIX F DETENTION VOLUME CALCULATIONS

CalculationsProject #: 19-0696-05

Date: July 16, 2020RL/LC

10-YEAR PRE-DEVELOPMENT (Comprehensive Development Areas)

Runoff Coefficient RAVG = 0.55Catchment Area A = 0.246 haTime of Concentration Tc = 5.0 minutesStorm Frequency 10 year stormIntensity I = 92.0 mm/hrRelease Rate (10-Year Return) Q10 = 0.0347 m3/sMaximum Release Rate (Post=Pre) Qmax = 0.0347 m3/s

10-YEAR POST-DEVELOPMENTRunoff Coefficient RAVG = 0.78Catchment Area A = 0.246 haTime of Concentration Tc = 5.0 minutesStorm Frequency 10 year storm

1 5 122.8 0.065 19.6 0.0347 9.132 6 111.1 0.059 21.2 0.0347 9.013 7 102.1 0.054 22.8 0.0347 8.724 8 94.9 0.050 24.2 0.0347 8.305 9 88.9 0.047 25.5 0.0347 7.776 10 83.9 0.045 26.7 0.0347 7.157 15 67.1 0.036 32.1 0.0347 3.098 20 57.3 0.030 36.5 0.0347 -9 30 45.9 0.024 43.8 0.0347 -10 60 31.3 0.017 59.8 0.0347 -11 120 21.4 0.011 81.7 0.0347 -12 180 17.1 0.009 98.1 0.0347 -

Capture Volume Balance, Vbal = 48.8 m3 (see RWMP Appendix D for details)

Therefore, capture volume balance governs.

Project Name: Description:

427-427 West 49th AvenueRainwater Detention Volume Calcs

(Comprehensive Development Areas)

Max Release Rate, Qmax

(m3/s)

Required Storage Volume, Vpost (m3)

Hyd No.

Duration, Tr

(minutes)


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Peak Flow, Qp

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Inflow Runoff Volume (m3)

Page 1 of 2

CalculationsProject #: 19-0696-05

Date: July 16, 2020RL/LC

Project Name: Description:

427-427 West 49th AvenueRainwater Detention Volume Calcs

Maximum Allowable Flow Rate Required to Detain Capture Volume Balance:Vbal = 48.8 m3 (see RWMP Appendix D for details)Qmax = 0.00471 m3/s (to detain Vbal)

1 5 122.8 0.065 19.6 0.00471 18.142 10 83.9 0.045 26.7 0.00471 23.913 15 67.1 0.036 32.1 0.00471 27.874 20 57.3 0.030 36.5 0.00471 30.905 30 45.9 0.024 43.8 0.00471 35.416 40 39.1 0.021 49.8 0.00471 38.667 50 34.6 0.018 55.1 0.00471 41.138 60 31.3 0.017 59.8 0.00471 43.039 75 27.7 0.015 66.1 0.00471 45.1510 90 25.1 0.013 71.8 0.00471 46.5911 105 23.0 0.012 77.0 0.00471 47.5312 120 21.4 0.011 81.7 0.00471 48.0913 150 18.9 0.010 90.4 0.00471 48.2914 180 17.1 0.009 98.1 0.00471 47.5815 210 15.7 0.008 105.1 0.00471 46.1916 240 14.6 0.008 111.6 0.00471 44.2617 270 13.7 0.007 117.7 0.00471 41.9018 300 12.9 0.007 123.4 0.00471 39.1719 360 11.7 0.006 134.0 0.00471 32.8420 480 10.0 0.005 152.5 0.00471 17.5721 720 8.0 0.004 183.0 0.00471 -22 1080 6.4 0.003 219.7 0.00471 -23 1440 5.5 0.003 250.0 0.00471 -

Target = 48.29

Notes:- Assume rainwater detention and flow control devices will be located within the building footprint. See mechanical, architectural, and structural drawings as required for details.

Rainwater discharge to be limited to a maximum flow rate of 0.00471m3/s to detain the capture volume balance.

Max Release Rate, Qmax

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Required Storage Volume, Vpost (m3)

Hyd No.

Duration, Tr

(minutes)


(mm/h)

Peak Flow, Qp

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Inflow Runoff Volume (m3)

Page 2 of 2

OwnerCommitment