SÉBASTIEN GARON | ARCHITECTURE + DESIGN Inc. 1018 Deep Cove Rd | North Vancouver, BC | V7G 1H4 | 604.812-1869 | www.SGAD.ca Principal: Sébastien Garon, Architect AIBC

Date: October 5th, 2020

Project: Aaron Webster Coop Housing

Subject: Sustainable Design Strategy, Rezoning Report

PROJECT DESCRIPTION

Located at 1855 E. Pender St., the Aaron Webster Coop Housing project (“the Project”) is a proposed 6-storey

multi-unit residential mid-rise with 6,627 m2 total gross floor area, comprising one parking level below grade

and several low roof terraces/balconies.

SUSTAINABILITY GOALS

The Project is pursuing compliance with the Low-Emissions Green Buildings compliance path of the City of

Vancouver’s Green Buildings Policy for Rezoning. The report herein describes the proposed sustainable design

features currently pursued in the following sections/attachments:

1. Commitments by the owner

To meet the requirements of the Green Buildings Policy for Rezoning with documentation to be

submitted at later phases.

2. B.2 | Performance Limits Summary of strategies and measures to achieve performance limits for energy use, heat loss, and

greenhouse gas emissions.

3. B.6.2 | Life-Cycle Assessment Preliminary embodied emissions calculations, and a description of specific measures that will be

explored during design with the goal to reduce embodied emissions.

4. B.10 | Integrated Rainwater Management Plan The site IRMP, describing the chosen strategies and green and grey infrastructure measures included in

the landscape and building design.

5. B.11 | Resilient Water Access A water fountain, bottle-filling station, or other fixture capable of operating on city water pressure alone

and without electricity is provided in a location easily accessible to all building occupants, on a lower

floor, and inside the building.

Yours truly,

SÉBASTIEN GARON ARCHITECTURE + DESIGN

Sébastien Garon, Architect AIBC, LEED AP BD+C

Mr. Chee Chan Rezoning Planner | Planning, Urban Design & Sustainability City of Vancouver 515 West 10th Avenue Vancouver, BC V5Z 4A8 October 5, 2020 Dear Mr. Chan, RE: 1885 East Pender Street – Rezoning Application – Green Buildings Policy Please accept this letter as our commitment to the City of Vancouver that we intend to meet the requirements of the Green Buildings Policy for Rezonings for the Aaron Webster Co-Op Housing project at the above address. We commit to meeting the following criteria:

� B3. Design, build, and test to meet an airtightness target of 2.0L/s/m2 @ 75Pa o Method: The team will design the building envelope with a continuous air-barrier.

� B4. Complete an enhanced commissioning process o Method: After the rezoning process, the services of a commissioning authority will be retained to

perform the enhanced commissioning scope. � B5. Design and build to include building metering and sub-metering of energy, and to enter into agreement

with the City on energy reporting, including assistance for building future owners. o Method: Metering and sub-metering will be installed to meet the policy requirements.

� B6.1. Complete refrigerant emissions calculations o Method: The required calculation will be performed by the mechanical engineer.

� B7. Design and build a direct ventilation system o Method: The project will comprise a ventilation system that will deliver fresh air directly into the

occupiable spaces to meet the policy requirements. � B8. Design and build with low-emitting materials

o Method: Only products and materials meeting the low-VOC limits will be used and installed in the project per the policy requirements.

� B9. Test indoor air quality prior to occupancy o Method: A 3rd-party IAQ testing consultant will be hired prior to occupancy to perform the required

IAQ testing to meet the policy requirements. � B11. Design and build a resilient potable water access point

o Method: The sink within the ground floor’s amenity kitchenette will serve as the resilient water access point to all building occupants and will be designed and specified to work under city pressure alone (and without electricity).

Sincerely, Charlotte Au Development Manager TL Housing Solutions Ltd

SÉBASTIEN GARON | ARCHITECTURE + DESIGN Inc. 1018 Deep Cove Rd | North Vancouver, BC | V7G 1H4 | 604.812-1869 | www.SGAD.ca Principal: Sébastien Garon, Architect AIBC

B.2 | Performance Limits

Community Land Trust Vancouver Rezoning

220-1651 Commercial Dr Step Code Energy Modelling Report WE File No. 0042914.00 August 18, 2020

200 – 1520 McCallum Road | Abbotsford, BC | V2S 8A3 williamsengineering.com

0.0 Executive Summary

Aaron Webster cooperative housing is a multi-family residential building situated in 1885 East

Pender street, Vancouver. The part 3 building is a six-storey standing over a below grade common

Parkade. The building consists of Studio, one bedroom, 2 bedrooms and 3 bedrooms condos with

a common amenity space. The project needs to meet both City of Vancouver requirements for Part

3 buildings and BC housing requirements for energy step code 4.

Williams Engineering has completed an energy model of the proposed development in partial

fulfillment of these energy requirements. This report is intended to summarize the information

related to the input and results of the energy model.

Based on the results of the energy model, the proposed design of the building achieved Part 3 Step

code Step 4 Target and Vancouver rezoning and VBBL requirements:

Table 1 – Energy Model Results

Energy Performance Total Energy Use Intensity (TEUI)

(kwh/m2/yr)

Thermal Energy Demand

Intensity (TEDI) (kwh/m2/yr)

GHGI kgCO2/m2

Proposed Building* 76.7 13.1 1.1

Vancouver and Step 4 Target 100.0 15.0 5.5

Result Pass Pass Pass * Proposed building results include the corridor pressurization adjustment described in Section Error! Reference source not found.

Community Land Trust Vancouver Rezoning

220-1651 Commercial Dr Step Code Energy Modelling Report WE File No. 0042914.00 August 18, 2020

200 – 1520 McCallum Road | Abbotsford, BC | V2S 8A3 williamsengineering.com

Table 2 – Summary of Modelling Parameters and ECMs

Proposed Building General info

Project Location 1885 East Pender St, Vancouver BC

Weather File CAN_BC_Vancouver.Intl.AP.718920_CWEC2016.epw

Climate Zone/ HDD NECB Zone 4 / HDD2800

Envelope Architectural Floor Area 5018 m2

Modelled Floor Area 5018 m2

No. of Storeys 6 storey Residential Building + Basement parkade

Roof Construction Residential Roof - R42 effective; Insulation entirely above deck

Wall Construction 2x6 Wood-framed Wall with R-22 Batt Insulation De-rated to R10.8 Due to Thermal Bridging

Exposed floor insulation Slab between Parkade and L1: R12 effective.

Glazing Properties High performance Low-E Windows USI-1.4 SHGC-0.25

Window/Wall Ratio Total 30.0%

Internal Loads

Interior Lighting Power Density

Project average 4.13 W/m2

Suite 5W/m2 Parkade 1.2W/m2

Other space types < NECB 2015

Lighting Controls Occupancy Sensors in Storage Rooms and parkade

Peak Occupancy 150 People based on unit count

Receptacle Project average 4.2125 W/m2 Suite 5 W/m2 as per VMG2.0

Other space type based on NECB

Elevator 2*3 kw @ NECG Plug Sch G

Operating Conditions Indoor Design Temperatures

Heating Setpoint: 21°C Passive cooling setpoint based on VMG2.0

DHW Requirements

2.415 gpm @NECB DHW Sch G (BC housing low flowrate plumbing fixtures achieve 35.6%

reduction based on 0.025 gpm per occ on VMG2.0) Details refer to Appendix B. DHW flowrate reduction

Infiltration Rate EALR 2.0 (L/s/m 2 )@75Pa as per BCH design guideline

Community Land Trust Vancouver Rezoning

220-1651 Commercial Dr Step Code Energy Modelling Report WE File No. 0042914.00 August 18, 2020

200 – 1520 McCallum Road | Abbotsford, BC | V2S 8A3 williamsengineering.com

Proposed Building Mechanical Systems

System Description

Suites: In-suite Electric Baseboard, ventilation from central HRV with partial mechanical cooling

Residential central HRV: Dx coil with high/low mode Corridor and lobby: MUA NG furnace

Ventilation Rate 'Total OA for Suites: 0.091 cfm/f2 4186 cfm)

Total OA for Corridor: 0.33 cfm/ft2 (1750 cfm) Total OA for Parkade: 0.77 cfm/ft2 (12600 cfm)

Fan Energy Central HRV 1.2W/cfm

MUA 0.8 W/cfm Parkade 0.45W/cfm

Air Handling Unit Heating Efficiency Corridor MUA 90% NG furnace

Heat Recovery Effectiveness Central HRV 85% SRE

Cooling efficiency Central HRV COP 3.0 Corridor MUA DX 3.0

DHW System Condensing Gas-Fired Water Heaters with ASHP preheat to 100F

DHW Efficiency NG Heater 94% ASHP COP3.0

Project AddressSecondary Address

Project Working TitlePOSSE File Name (City use only)

Gross Floor Area indicated on Arch. Drawings (m²) 5,090 Parkade Area (m²) 1,512

Building Type(s) Modelled Floor Area (m²) Rezoning? TEUI TEDI GHGIResidential <7 storeys (Group C except Hotel) 5,018 Yes 100 15 5

0 0 00 0 0

Total 5,018 TEDI limit for this portion of building 15.0

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) 5,018 Whole-Building Performance Limits 100.0 15.0 5.0

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

Energy (kWh) Fuel Type Em. Factor Emissions (kgCO2e) TEUI GHGIInterior Lighting 65,883 Electricity 0.011 724.7181 13.1 0.1

Exterior Lighting - Heating 86,772 Electricity 0.011 954.4968 17.3 0.2Cooling 23,030 Electricity 0.011 253.3326 4.6 0.1Pumps 11 Electricity 0.011 0.12474 0.0 0.0

Fans 75,021 Electricity 0.011 825.2314 15.0 0.2Domestic Hot Water 21,506 Electricity 0.011 236.57 4.3 0.0

Plug Loads 106,365 Electricity 0.011 1170.01 21.2 0.2Heating 32,123 Natural Gas 0.185 5942.74 6.4 1.2

Domestic Hot water 24,396 Natural Gas 0.185 4513.245 4.9 0.9Enter other end use here

Total Annual Electricity Use 378,589 0.011 4,164 Total Annual Natural Gas Use 56,519 0.185 10,456

Total Annual District Energy Use - 0.070 - Total 435,108 14,620

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) 115,685

Total Annual Cooling Demand - for info only (kWh) 83,550 16.7 kWh/m²TEUI TEDI GHGI

Modelled Whole-Building Performance 86.7 23.1 2.9

Heating Degree Days 2800Number of Suite Doors Pressurized 20

Airflow for Pressurization per Door (L/s/door) 41.3Area of Corridors Pressurized (m²) 496

Make-Up Air Fuel Type Natural Gas TEUI TEDI GHGIMake-Up Air Emissions Factor 0.185 Adjustments for Corridor Pressurization 10.0 10.0 1.9

Suite-level Metering for Space Heating Yes Adjustments for Suite Submetering of Heating -

Adjusted TEDI Performance of Portions with Limits (10.0) Adjusted Whole-Building Performance for Compliance 76.7 13.1 1.1

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 ChecklistPlease 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

No

LimitsBuilding Information and Performance Limits

Project Information (enter all that apply)1885 E. Pender St. Vancouver, BC.

Aaron Webster Cooperative Housing

Modelled Above-Ground Wall Area (m²) 2,478 Vertical facade-to-Floor Area Ratio (VFAR) 0.49 Window-to-Wall Area Ratio (WWR) 29% Window-to-Floor Area Ratio 0.14

Infiltration Rate (L/s/m²fac) 2

Wall Effective R-Value - incl. thermal bridging (m²K/W) 1.9 10.79 (ft²hr°F/Btu) Average Floor Edge Psi-Value (W/m°K) 0.08Roof Effective R-Value - incl. thermal bridging (m²K/W) 7.4 42.03 (ft²hr°F/Btu) Avg. Window Transition Psi-Value (W/m°K) 0.07

Average Window Effective U-Value (W/m²°K) 1.40 0.25 (Btu/ft²hr°F) Window Solar Heat Gain Coefficient 0.25

Average Suite Occupant Density (m²/pers) 33.5 Average Lighting W/m² 4.13Average Suite Ventilation Rate (L/s/m²) 0.46 DHW Low-Flow Savings (%) 35.6

Average HRV Effectiveness 85% DHW Drain Heat Recovery EffectivenessHeating 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

Suites: In-suite Electric Baseboard, ventilation from central HRV with partial mechanical cooling; Residential

Condensing Gas-Fired Water Heaters with ASHP preheat to 100F

Williams Engineering Inc Canada604-855-7571

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

Modeller InformationBinhang Li

Central HRV with partial mechanical cooling;

Modelled Inputs

bli@williamsengineering.com

1 SÉBASTIEN GARON | ARCHITECTURE + DESIGN Inc. 1018 Deep Cove Rd | North Vancouver, BC | V7G 1H4 | 604.812-1869 | www.SGAD.ca Principal: Sébastien Garon, Architect AIBC

B.6.2 | Life-Cycle Assessment 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 1855 E. Pender St., 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 1855 E. Pender St.

Assessment timing

Whole-building LCA Results

Life Cycle Assessment Impact Measures Proposed Building Units 2

Global warming potential 996,352 kg CO2 150 kg CO2/m2 2.51 kg CO2/m2/yr

Optional metrics Stratospheric ozone depletion 0.0105 kg CFC-11 Acidification of land and water 6,946 kg SO2 Eutrophication 426 kg N Tropospheric ozone formation 115,712 kg O3 Depletion of non-renewable energy resources 14,553,434 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. 1 Where relevant, m2 refers to total enclosed floor area (above and below grade), calculated per the CIQS method. 2 Where relevant, m2 refers to total enclosed floor area (above and below grade), calculated per the CIQS method.

Schematic Design Construction

Design Development Operations & Maintenance

Construction Documents End of Life

2 SÉBASTIEN GARON | ARCHITECTURE + DESIGN Inc. 1018 Deep Cove Rd | North Vancouver, BC | V7G 1H4 | 604.812-1869 | www.SGAD.ca Principal: Sébastien Garon, Architect AIBC

Project Description

Summary description of the assumed proposed building design3

1855 E. Pender St. is a proposed 6-storey multi-unit residential mid-rise with 6,627 m2 total gross floor area (floors plus interior parking). The structure includes one parking level below grade, and several low roof terraces/balconies. There are two stairs and one elevator core which extend the building height. The structure of the ground floor is comprised of two-way slabs supported by concrete columns and concrete wall (clear span ±7.8m). The structure of the remain floors (two through six, plus high roof) are wood frame construction, comprised of wood I-joists supported by the party and corridor walls. The wood structure is clad in 16 and 12 mm type X gypsum board and includes sound attenuation batts in cavities. The elevator/stair core walls are assumed to be 200mm thick concrete walls. The foundation design has yet to be defined. For the purpose of this assessment, the foundation 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 perimeter wall envelope generally consists of double-glazed PVC-framed window units, and fibre cement board clad 2x6 stud walls insulated with 140mm fibreglass batt cavity infill. The high roof envelope is assumed to be 2-ply SBS membrane, with 150mm XPS insulation. The roof of the parking level (exposed to weather) is assumed to be a mix of intensive green roof and precast concrete paving at ground floor patios.

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.

§ Refinement of wood structure 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 design is schematic and subject to change

3 SÉBASTIEN GARON | ARCHITECTURE + DESIGN Inc. 1018 Deep Cove Rd | North Vancouver, BC | V7G 1H4 | 604.812-1869 | www.SGAD.ca Principal: Sébastien Garon, Architect AIBC

Assessment Scope

The functional equivalent of the building assessed

Building type Mid-rise, multi-unit residential (6 storeys, 6,627 m2 total GFA)

Technical and functional requirements

Technical: 2012 British Columbia Building Code, Green Building Policy for Rezoning – Process and Requirements. Functional: 24 studio, 12 1-BR, 18 2-BR, and 10 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.

Assessment system boundary

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

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

4 SÉBASTIEN GARON | ARCHITECTURE + DESIGN Inc. 1018 Deep Cove Rd | North Vancouver, BC | V7G 1H4 | 604.812-1869 | www.SGAD.ca Principal: Sébastien Garon, Architect AIBC

LCA Software Summary

General Information

Report template generated by

Software version 5.4.0101

Date this report was created October 2, 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) 19.8

Above and below grade gross floor area (m2) 6,627

5 SÉBASTIEN GARON | ARCHITECTURE + DESIGN Inc. 1018 Deep Cove Rd | North Vancouver, BC | V7G 1H4 | 604.812-1869 | www.SGAD.ca Principal: Sébastien Garon, Architect AIBC

Life Cycle Building Bill of Materials Quantity Unit

#15 Organic Felt 24,430 m2 1/2" Fire-Rated Type X Gypsum Board 2,439 m2 5/8" Fire-Rated Type X Gypsum Board 19,236 m2 5/8" Regular Gypsum Board 1,099 m2 6 mil Polyethylene 1,526 m2 Air Barrier 5,263 m2 Ballast (aggregate stone) 121,392 kg Coarse Aggregate Crushed Stone 546 Tonnes Cold Rolled Sheet 0.0646 Tonnes Concrete Benchmark CAN 25 MPa 401 m3 Concrete Benchmark CAN 30 MPa 845 m3 Concrete Brick 336 m2 Double Glazed Soft Coated Air 2,293 m2 Extruded Polystyrene 9,339 m2 (25mm) FG Batt R11-15 29,678 m2 (25mm) FG Batt R20 28,232 m2 (25mm) Fiber Cement 6,549 m2 Galvanized Sheet 4.57 Tonnes Joint Compound 22.7 Tonnes Large Dimension Softwood Lumber, kiln-dried 13.8 m3 Modified Bitumen membrane 12,191 m2 Nails 4.31 Tonnes Paper Tape 0.26 Tonnes Polyethylene Filter Fabric 1,635 m2 Polyiso Foam Board (unfaced) 1,712 m2 (25mm) PVC Window Frame 13,450 kg Rebar, Rod, Light Sections 83.3 Tonnes Roofing Asphalt 28,182 kg Screws Nuts & Bolts 2.86 Tonnes Small Dimension Softwood Lumber, kiln-dried 244 m3 Softwood Plywood 21,026 m2 (9mm) VR 1/2" Drainage Mat 2,342 m2 VR 20 mil Root Barrier 868 m2 VR Intensive Growing Medium 3,857 m2 (25mm) Water Based Latex Paint 14,089 L

SÉBASTIEN GARON | ARCHITECTURE + DESIGN Inc. 1018 Deep Cove Rd | North Vancouver, BC | V7G 1H4 | 604.812-1869 | www.SGAD.ca Principal: Sébastien Garon, Architect AIBC

B.10 | Integrated Rainwater Management Plan

PRELIMINARY RAINWATER MANAGEMENT PLAN

TL Housing Solutions

1885 East Pender Street, Vancouver

September 4, 2020

Rev 0

Reviewed by:Spencer Smythies, P. Eng., LEED Green Associate

Project Manager

Prepared by: Maenard Bihis, EIT

Project Engineer

Binnie File No. 20-0073-05

PRELIMINARY RAINWATER MANAGEMENT PLAN TL HOUSING SOLUTIONS 1885 EAST PENDER STREET

i

TABLE OF CONTENTS

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

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

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

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

3 Onsite 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 System Maintenance ............................................................................. 7

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

6 Conclusion ............................................................................................. 8

APPENDICES Appendix A: Pre-Development Site Plan

Appendix B: Post-Development Site Plan

Appendix C: Runoff Coefficient Calculations

Appendix D: Storage Volume Calculations

Appendix E: Preliminary Landscape Plan

PRELIMINARY RAINWATER MANAGEMENT PLAN TL HOUSING SOLUTIONS 1885 EAST PENDER STREET

1

1 INTRODUCTION

R.F Binnie and Associates Limited (Binnie) has been retained by TL Housing Solutions to complete a preliminary rainwater management plan for the redevelopment of the lot at 1885 East Pender Street in Vancouver, BC. The proposed development consists of one 6-storey residential building with one level of underground parking. The total site area is approximately 1,642 sq. m and the topography of the site slopes from southeast to northwest.

As part of the rezoning application, the City requires projects submit a preliminary rainwater management plan as part of the application package, which conforms to the requirements outlined in the City-wide Integrated Rainwater Management Plan (IRMP) and the Rainwater Management Bulletin, issued July 11, 2018.

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, we have prepared this report to highlight the Best Management Practices (BMPs) being proposed for the site. The items in this report are to be reflected in the detailed design of the drainage facilities for the project. Conformance to the City’s IRMP criteria also meets the City’s ‘Green Building Policy for Re-zonings’ bylaw.

PRELIMINARY RAINWATER MANAGEMENT PLAN TL HOUSING SOLUTIONS 1885 EAST PENDER STREET

2

2 SITE CONDITIONS

2.1 Existing Conditions

The existing property is located at 1885 East Pender Street and is currently zoned as RM-4, a district for medium density residential developments. The site comprises of an existing 4-storey residential building with one level of underground parking. According to the City of Vancouver’s GIS mapping, there is an existing 300mm storm main along East Pender Street. Refer to Appendix A for the Pre-Development Site Plan.

2.2 Proposed Development

The proposed redevelopment will consist of one 6-storey residential building with one level of underground parking. The development will include different finished surfaces and integrate both hardscape and softscape materials. A storm service will be provided to service the new building and will require coordination with the mechanical consultant during the detailed design phase of the project. Refer to Appendix B for the Post-Development Site Plan.

PRELIMINARY RAINWATER MANAGEMENT PLAN TL HOUSING SOLUTIONS 1885 EAST PENDER STREET

3

3 ONSITE 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 qualitative and quantitative 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 5-year return period storm event. The City of Vancouver’s 2014 intensity-duration-frequency (IDF) curve 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 impervious 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.

PRELIMINARY RAINWATER MANAGEMENT PLAN TL HOUSING SOLUTIONS 1885 EAST PENDER STREET

4

4 ONSITE RAINWATER MANAGEMENT PLAN

The proposed development is subject to the rainwater management targets identified in the City of Vancouver’s IRMP. 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:

𝑉표𝑙푢푚𝑒 = 𝑆𝑖푡𝑒 𝐴푟𝑒𝑎 × 24푚푚

𝑉표𝑙푢푚𝑒 = 1,642푚 × 24푚푚 = 39.4푚

A target rainfall capture volume of 39.4푚 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.

4.1.1 Tier 1

Tier 1 systems consist of rainwater management strategies that utilize infiltration and/or re-use to manage runoff. Examples of Tier 1 strategies include bioswales, rain gardens, rainwater harvesting, and rooftop gardens.

Given the expected soil conditions (to be confirmed by a geotechnical analysis), we expect infiltration rates on the project site to be low and not a feasible means of rainwater management. An infiltration test should be carried out by the geotechnical engineer to confirm this assumption. Rooftop planting and/or green roof(s) may be feasible and will be investigated during the design phase of the project.

4.1.2 Tier 2

Tier 2 systems consist of rainwater management strategies that utilize non-infiltrating landscapes. Rainwater can be directed to absorbent landscaping on slab, closed bottom planters, and lined bioretention systems.

Several of these strategies will be proposed, including landscaping on slab and closed bottom planter boxes. Soil depth should be at least 450mm to provide adequate capacity for runoff and treatment. At 450mm thickness, the landscaping will provide a deep enough filtering medium to also meet the City’s requirements for rainwater quality, in accordance with the July 2018 Rainwater Management Bulletin discussed in Section 4.3. The approximate locations of landscaped areas are from the preliminary landscape plan found in Appendix E. Details of the landscape materials will be included in the report for the Development Permit along with the detailed detention calculations.

PRELIMINARY RAINWATER MANAGEMENT PLAN TL HOUSING SOLUTIONS 1885 EAST PENDER STREET

5

4.1.3 Tier 3

Tier 3 systems consist of rainwater detention and mechanical treatment. The remaining runoff not managed by the proposed onsite landscaping will be managed via detention and released into the City’s infrastructure.

The volume balance calculation is as follows:

Volume = 39.4 cu. m (total volume to be managed) – (total volume managed via Tier 1 and Tier 2 system)

If Tier 1 and Tier 2 strategies are not enough to meet the Volume Reduction target, a detention system with a flow control device will be required. A detention tank will also be required to restrict the rate of discharge to pre-development levels, as discussed in Section 4.2. It is likely any detention systems will be located within the parkade of the development and therefore be designed by the mechanical consultant.

4.2 Water Release Rate Target

The proposed development will implement a rainwater management system to meet the City’s IRMP requirement of limiting the peak post-development flow to not exceed the peak pre-development discharge rate. As per the IDF curves, the City recommends using the 5-year recurrence interval and a 10-minute inlet time to calculate the peak rainwater discharge for residential areas. The Rational Method was used to calculate the peak pre-development and post-development rainwater flows for a 5-year, 10-minute storm event.

The pervious and impervious areas were calculated for both the pre-development and post-development conditions to determine the runoff coefficients. The pre-development condition runoff coefficient was approximated to 0.62 and the post-development condition was estimated to be 0.75. Refer to Appendix C for runoff coefficient calculations.

The peak pre-development discharge rate was evaluated to be 15.1 L/s. The peak post-development flow rate is estimated to be 23.7 L/s based on the current preliminary design. The maximum rate of discharge from the site will need to be restricted to the pre-development peak flow.

A detention facility connected to the building’s plumbing system will be sized and discharge runoff from the site to pre-development flow levels. Runoff will be released to the City’s infrastructure at a controlled rate to prevent overloading and surcharging the downstream storm system. A downstream flow control device will be included in the system’s configuration to control the discharge rate to pre-development flows. Based on the estimated post-development runoff coefficient, a minimum detention volume of 6.2 cu. m will be required to restrict the release rate to the 5-year, 10-minute pre-development flow rate of 15.1 L/s. An emergency bypass will also be installed for events exceeding the 5-year rainfall event. Refer to Appendix D for preliminary calculations of sizing the detention system.

A detention system will be detailed at a later design stage in coordination with the mechanical consultant and architect. The final proposed detention volume will be the larger of the volume reduction target or the release rate target requirement.

PRELIMINARY RAINWATER MANAGEMENT PLAN TL HOUSING SOLUTIONS 1885 EAST PENDER STREET

6

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 such as driveways, parkade ramps, and loading bays, and 24mm from low polluting areas such as landscaped and building roof areas. The City requires 80% of TSS by mass be removed prior to discharge from the site. The target treatment flow rate is calculated as follows:

Minimum Treatment Volume = (High Polluting Site Area * 48mm) + (Low Polluting Site Area * 24)

A breakdown of what areas will be high polluting is not currently available, however it is expected most of the site will be low-polluting areas, except for the parkade access ramp. Treatment of rainwater will be managed by the proposed landscaping and a mechanical treatment maintenance hole. The treatment maintenance hole will be sized to meet the minimum treatment flow rate described above and will be incorporated into the plumbing system upstream of the detention tank.

A mechanical treatment system would be utilized to treat the remaining runoff prior to discharge into the City sewers. Per City requirements, the treatment system needs to be both Washington State Department of Ecology’s Technology Assessment Protocol – Ecology Program (TAPE) and Environmental Technology Verification (ETV) Canada certified.

PRELIMINARY RAINWATER MANAGEMENT PLAN TL HOUSING SOLUTIONS 1885 EAST PENDER STREET

7

5 SYSTEM 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 maintenance hole, and any oil water separators. The separators should be checked for debris that could restrict or block flow, with 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 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.

PRELIMINARY RAINWATER MANAGEMENT PLAN TL HOUSING SOLUTIONS 1885 EAST PENDER STREET

8

6 CONCLUSION

TL Housing is proposing to redevelop the existing 4-storey building at 1885 East Pender Street in Vancouver, BC. The project consists of a 6-storey residential building with one level of underground parking. The proposed development will apply rainwater management strategies to achieve the City’s IRMP targets to reduce the runoff volume, reduce rainwater discharge, and treat surface runoff to reduce contaminants. The redevelopment will implement Tier 2 and Tier 3 rainwater management infrastructure which includes onsite landscaping on slab, closed bottom planters, a detention system, and a mechanical treatment maintenance hole. The feasibility of rooftop planters and/or green roof(s) are being explored as well.

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 undersigned.

Prepared by: Reviewed by:

Maenard Bihis, EIT Project Engineer

Spencer Smythies, P. Eng, LEED Green Associate Project Manager

APPENDIX A PRE-DEVELOPMENT SITE PLAN

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APPENDIX C RUNOFF COEFFICIENT CALCULATIONS

R.F. Binnie & Associates Ltd. 300 - 4940 Canada Way

Burnaby, BC V5G 4K6Tel: 604-420-1721 Fax: 604-420-4743

CalculationsProject Name: Project #: 20-0073Description: Date: 4-Sep-20

5 – YEAR PRE-DEVELOPMENT

Landscaping 0.30 0.0657 1.0 53.0 0.00291Building Roof 0.85 0.0764 1.0 53.0 0.00957Impervious Surface 0.80 0.0221 1.0 53.0 0.00260TOTAL 0.1642 0.01507Average Runoff Coefficient = 0.62 (Pre–Development Condition)

NOTES:1. Rain fall Intensities taken from: Rainfall IDF Data – City of Vancouver 2014 IDF2. Time of Concentration Tc = 10 min3. Flows based on Modified Rational Formula Q = RAIN x Soil Adjustment Factor4. N = 0.00278 for flow in cubic meters per second.5. Refer to Appendix A for pre-development site plan

5 – YEAR POST-DEVELOPMENT

Landscaping 0.30 0.0270 1.0 69.5 0.00157Building Roof 0.85 0.0986 1.0 69.5 0.01620Impermeable Surface 0.80 0.0385 1.0 69.5 0.00596TOTAL 0.1642 0.02372Average Runoff Coefficient = 0.75 (Post–Development Conditions)

NOTES:1. Rain fall Intensities taken from: Rainfall IDF Data – City of Vancouver 2100 IDF Curve2. Time of Concentration Tc = 10 min3. Flows based on Modified Rational Formula Q = RAIN x Soil Adjustment Factor4. N = 0.00278 for flow in cubic meters per second.5. Refer to Appendix B for post-development site plan

1885 East Pender StreetRunoff Coefficient Calculations

Area TypeRunoff

Coefficient,R

Area, A (Hectares)

SAFRainfall

Intensity, I (mm)

Flow, Q2

(m3/s)

Area TypeRunoff

Coefficient, RArea, A

(Hectares)SAF

Rainfall Intensity, I

(mm)Flow, Q2 (m3/s)

Page 1 of 1

APPENDIX D STORAGE VOLUME CALCULATIONS

R.F. Binnie & Associates Ltd. 300 - 4940 Canada Way

Burnaby, BC V5G 4K6Tel: 604-420-1721 Fax: 604-420-4743

CalculationsProject #: 20-0073

Date: 2-Sep-20

5 - YEAR PRE-DEVELOPMENT

Runoff Coefficient RAVG = 0.62Catchment Area A = 0.1642 haTime of Concentration Tc = 10.0 minutesStorm Frequency 5 year stormIntensity I = 53.0 mm/hrRelease Rate - 5-yr return QD = 0.0151 m3/sMax Release Rate (Post = Pre) Qrel = 0.0151 m3/s

5 - YEAR PRE-DEVELOPMENTRunoff Coefficient RAVG = 0.75Catchment Area A = 0.1642 haTime of Concentration Tc = 10.0 minutesStorm Frequency 5 year storm

1 5 101.0 0.034 10.3 0.0151 5.822 8 78.4 0.027 12.8 0.0151 6.173 10 69.5 0.024 14.2 0.0151 6.084 15 55.8 0.019 17.1 0.0151 5.175 20 47.8 0.016 19.6 0.0151 3.686 30 38.4 0.013 23.6 0.0151 -7 40 32.9 0.011 26.9 0.0151 -8 60 26.4 0.009 32.4 0.0151 -9 120 18.2 0.006 44.6 0.0151 -

10 180 14.6 0.005 53.8 0.0151 -11 240 12.5 0.004 61.4 0.0151 -12 360 10.0 0.003 73.9 0.0151 -13 720 6.9 0.002 101.7 0.0151 -14 960 5.9 0.002 116.1 0.0151 -15 1200 5.2 0.002 128.6 0.0151 -16 1440 4.7 0.002 139.9 0.0151 -

Max Release Rate, Qrel

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Required Storage Volume (m3)

1 Formula for Rainfall Intensity: I = A * T^B where A and B are constants from 2100 IDF curve and T is time in hours.

Project Name: 1885 East Pender StreetDescription: Rainwater Detention Volume Calculation

Hyd No.

Duration, Tr

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Rainfall Intensity, I

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Peak Flow, Qp (m3/s)

Inflow Runoff Volume (m3)

Page 1 of 1

APPENDIX E PRELIMINARY LANDSCAPE PLAN

PMTDrop Off Zone

Unit B1

Unit AAmenity Room Lobby

4 StoreyResi. Bldg

3 Str.Resi. Bldg

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ade

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DRAWING TITLE:

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DRAWING NUMBER:

REVISION DESCRIPTIONNO. DATE DR.

property of M2 Landscape Architects and may not bereproduced or used for other projects without their permission.

c Copyright reserved. This drawing and design is the

SEAL:

Tel: 604.553.0044

New Westminster, British Columbia#220 - 26 Lorne Mews

V3M 3L7

Fax: 604.553.0045Email: office@m2la.com

SÉBASTIEN GARON | ARCHITECTURE + DESIGN Inc. 1018 Deep Cove Rd | North Vancouver, BC | V7G 1H4 | 604.812-1869 | www.SGAD.ca Principal: Sébastien Garon, Architect AIBC

B.11 | Resilient Water Access