UBC Liu Institute - Post Occupancy Report

Liu Centre for the Study of Global Issues

UNIVERSITY OF BRITISH COLUMBIA

May 2002

6 0 T A R G E T SPOST OCCUPANCY ENVIRONMENTAL ASSESSMENT

LIU CENTRE FOR THE STUDY OF GLOBAL ISSUES POST OCCUPANCY ENVIRONMENTAL ASSESSMENT 1

Liu Centre for the Study of Global Issues Post Occupancy Environmental Assessment

Contents

• Abstract 3 • Acknowledgements 3 • Introduction 5

• Project Credits 5 • Scope of Report 7

• Development of Performance Targets 7 • Referenced Documents 9

• Lessons Learned 11

• LEED� 2.0 Environmental Assessment Method 12

• 60 Targets Outline 14 • 60 Targets 17 – 106 • Appendix A – LEED� Summary cross referenced to the 60 Targets 107 • Appendix B – Project Refences 109


Abstract This report provides a post occupancy assessment of the Liu Centre project at the University of British Columbia. The assessment criteria are the 60 sustainable targets established by a broad stakeholder group at the beginning of the project. These targets encompass issues from each of three spheres of sustainable practice as held by the UBC Campus Sustainability Office: ecology, society, and economy. This report is intended to serve as a comprehensive case study for the growing public and professional interest in field of sustainable design. It is written from the perspective of the Architect, but includes feedback from the wide range of people involved in the development of the building and its use. Each target is described and evaluated separately, providing details of both the strategies explored and results achieved. Drawings and graphics are included to help to illustrate the results. The LEED� standard is used as a reference to better define the targets and make the results more accessible to the reader. Other published documents about the Liu Centre project are also referenced. The overall performance in achieving the sustainable targets was high. The building was delivered on time and within the project budget. The design reflects the shared qualities and objectives defined in the project alignment workshop. The most significant accomplishments in the area of sustainability include: • deconstruction of the Pan-Hellenic House • preservation of the existing natural environment • creative reuse of salvaged materials • passive ventilation and cooling strategies • high energy performance • integrated building services • efficient and adaptable structural design • first use of EcoSmart� (high volume fly ash) concrete • public / private partnerships bringing increased value to project • preparation of a simple User Guide, practical for the building occupants Not all of the project targets were achieved. Some were simply beyond the scope of the project budget. The lowest performance was in the area of water conservation, and while a number of strategies were considered in this area, few were actually realized. Acknowledgements This report was produced by Architectura. Richard Klopp, who served as Project Architect in the latter phases of the project, was the principle author and source of primary documentation for the report. Funding for the report was provided by UBC Campus Sustainability Office, Greater Vancouver Regional District, and Architectura. Special thanks to Noel Best, Freda Pagani, and Thomas Mueller for their commitment to this project and ensuring that many of the challenges and experiences shared by the project team in the development of the Liu Centre can now be extended to a wider audience. Many individuals and organizations should be credited for the content of this document. Some of the individuals who supplied information for this report include: Andy Arink, Peter Bazilewich, Noel Best, Jim Carruthers, Wilson Cheng, Dianna Foldi, Jorge Marques, Barry McKinnon, Peggy Ng, Cornelia Oberlander, Freda Pagani, and Andrew Wilson.

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Seminar Wing

International House

SITE PLAN

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Introduction The Liu Centre for the Study of Global Issues is a new international policy research centre and teaching facility at the University of British Columbia. Set within a dramatic wooded site between the International House and the Nitobe Gardens on the northwest corner of the university campus, the 1750 m2 building contains office and conference spaces housed in two adjoining wings. It was completed in September 2000 with a construction budget of $3.1 million. Currently under the directorship of past External Affairs Minister, Lloyd Axworthy, this award winning facility has been fully occupied since it opened. The University has shown a firm commitment to bringing a fully sustainable approach to its new buildings on campus. The Liu Centre was the first building to be designed and constructed under a new Sustainable Development Policy, adopted by the University in the spring of 1997. The purpose of that policy is “to develop an environmentally responsible campus community that is economically viable and reflects the values of campus community members” and “to ensure integration of ecological, economic, and social considerations at all levels of strategic planning and operations with the University.” At the outset of the Liu Centre project, in January 1998, the University convened a group of 36 stakeholders who took part in a day long ‘project alignment’ workshop. The stakeholder group covered the spectrum of interests in the development, use, and operation of the facility. The result of the workshop was a list of qualitative aspirations and objectives, and a more specific list of 60 sustainable targets, that together defined the common vision for the project. These targets were an important reference for the project team, providing a basis for decision making through all phases of the Liu Centre’s development. Project Credits

• CLIENT University of British Columbia

• DONOR Dr. Jieh Jow Liou & Family

• ARCHITECTS Architectura in collaboration with Arthur Erickson

• STRUCTURAL Bush, Bohlman & Partners • MECHANICAL Keen Engineering Co Ltd

• ELECTRICAL Robert Freundlich & Associates

• LANDSCAPE Cornelia Hahn Oberlander Landscape Architects

• QUANTITY SURVEYOR James Bush & Associates

• SPECIFICATIONS Alan Scott

• MATERIAL /TESTING Levelton Engineering

• GENERAL CONTRACTOR Haebler Construction Ltd

• DEMOLITION CONTRACTOR Litchfield & Co Ltd

• OTHER PARTNERS UBC Sustainability Office Greater Vancouver Regional District EcoSmart� Concrete Project Natural Resources Canada Artemide Canada

GROUND LEVEL FLOOR PLANFigure 2


Scope of Report The 60 targets set at that initial stakeholders meeting over four years ago are the subject of this report. From the beginning, there was an intention on the part of the University and the design team to prepare a final assessment of the project targets for general publication. Now that the building has been completed and fully occupied for more than year, and data on the use and performance of the building is available, our success in attaining these design targets can be evaluated. The aim of this report is to provide a realistic appraisal of the performance on each of the 60 targets. In order to be useful to a wider audience, it has to be descriptive: ie, more than just a scorecard. It must answer critical questions: why was a target achieved, or not? what strategies were employed? what was the context? In this regard, failures are as interesting as the successes, instructive to both ourselves and, hopefully, to our readers. As this report is primarily intended as a source of ‘lessons learned’ for other design professionals, in addition to assessing the performance of each target, pertinent anecdotal information is also provided. Development of Performance Targets Why 60? The 60 sustainable targets cover a broad range of issues and interests relevant to the Liu Centre stakeholder group. However, they neither constitute a comprehensive list of sustainable performance indicators, nor do they represent all the sustainable targets achieved on the project. They form an action list, summarizing the ideas generated at a one day workshop using the framework developed by the University. Some of the targets are general, some very specific. Some targets are precisely defined, while others are open or undefined. There are targets that are subsets of broader ones. Many of the targets are concerned with items that are not covered by existing regulations or codes – items that could otherwise be forgotten or overlooked in the development of the project. The C K Choi building, a nearby study centre and internationally recognized benchmark in sustainable design, was an important reference in the definition of the Liu Centre project targets. Performance targets for site, energy, and material conservation were set to meet or exceed the achievements of the C K Choi. Certain requirements of the Campus Design Guidelines also appeared among the 60 targets. In general, a more precise formulation of targets and their intent would have reduced redundancy and introduced more rigor to the process. This is apparent now that LEED� (Leadership in Energy and Environmental Design) and a number of other highly structured and sophisticated building assessment methods are available. However, LEED� did not exist when the targets were established, and at the time, the 60 sustainable targets were considered both ambitious and forward thinking. The Liu Centre target setting process included a workshop facilitated by Bob Berkebile, FAIA, founding Chairman of the American Institute of Architect’s Committee on the Environment, and Board Member of the US Green Building Council. His work and research in the field of sustainable design has been influential in the development of the LEED� rating system. The fact that he was involved in both the development of the Liu Centre project targets as well as LEED� is an indication of the transformation that has occurred in the field of sustainable design over the last few years. In retrospect, what was perhaps most important about the 60 targets was that the collective experience, interests, and aspirations of a diverse group of stakeholders were represented. And together they do demonstrate a clear commitment to sustainability – one that is project and site specific. The inclusive nature of the objective and target setting process allowed each stakeholder to contribute to the overall

LEVEL 2 FLOOR PLANFigure 3


vision, resulting in a greater sense of involvement and responsibility. There was a very high level of commitment by all members of the project team to achieve the best possible results. In addition to the 60 targets, stakeholders at the project alignment workshop proposed a set of shared objectives and qualities for the design of the new facility, summarized here in descending order of importance. The top eight objectives were:

• establish a well run, decisive process that is economically viable • make the project a “world-beater” • go beyond the sustainable achievements of the C K Choi building • design a simple and intelligent building • design a building that meets the academic objectives • create a building that goes beyond reason and responsibility and touches the spirit • provide a building that works for the users, both current and future • ensure simple operation and low maintenance

The top four shared qualities were:

• simplicity and stillness • high quality light • inspirational • stimulating

Referenced Documents This report is one of a number of publications on the Liu Centre. For general information about the building refer to the Liu Centre Illustrated Project Summary available on line at www.iarchitectura.com. The principle project documents referenced in this report include:

• Liu Centre Tree Survey, 1998 • Liu Centre Schematic Design Report, 1998 • Liu Centre Project Specifications, 1999 • Liu Centre Natural Ventilation and Energy Consumption Analysis, 1999 • Liu Centre CBIP Application, 2000 • Liu Centre Life Cycle Cost Analysis, 2000 • Liu Centre Warranty and Maintenance Manual, 2000 • Deconstruction of the Pan-Hellenic House Report, 2000 • Liu Centre Salvaged Materials Report, 2000 • Liu Centre User Guide, 2001 • Liu Centre LEED� Summary, 2001 • Ecosmart� Concrete Report, Liu Centre Case Study, 2001

Please refer to the Appendix B for further publication references.

LEVEL 3 FLOOR PLANFigure 4


Lessons Learned The Liu Centre project provided many valuable lessons in sustainability and improved environmental performance in buildings. Five of the most important issues were: 1. Client and stakeholder support The project alignment workshop at which stakeholders defined the project objectives and targets was

an important team-building exercise and was instrumental in setting a common vision for the project. This client initiated sustainability mandate allowed the project team to explore and implement design strategies that might not otherwise be possible.

2. Integrative design process A higher level of environmental performance and integration of building systems resulted from the

early and ongoing involvement of all project Consultants in the design process. One of the significant lessons learned from this evaluation exercise is the interrelated nature of project targets and the strategies used to achieve them. For example, the siting, spatial organization, envelope design, electrical loads, and structural system of the building are all important determinants of a passive cooling strategy, which require the expertise of all project Consultants in the initial design phase.

3. User awareness That building occupants understand the design principles and operational procedures is critical to the

achievement and maintenance of project targets. It is for this reason that a non-technical User Guide was prepared for the occupants of the Liu Centre, with clear instructions on how occupants can assist in the reduction of energy consumption and waste.

4. Increased Consultant coordination The primary shared objective from the project alignment meeting was “a well run, decisive process that

is economically viable.” The experience of the Consultants indicated that to achieve high performance levels on many of the project targets, more coordination time from the project team was required. It did not necessarily mean increased construction costs, although improving life cycle costs often equates to higher upfront investment.

An internal audit performed at the completion of the project revealed that on average, the Consultants

invested 81% more time on the project than their fees allowed. Some of this total relates to circumstances specific to the project, such as the additional cost cutting measures required after the higher than expected Tender results. Nevertheless, a significant portion of the additional Consultant time relates directly to the commitment of individuals and firms to the high social aims of the project’s sustainable mandate. All Consultants had project experience on similar building types and with the same client, so lack of experience was not a factor. In fact, many of the Consultants were also involved on the C K Choi building at UBC, an internationally recognized ‘green’ building that had similar across-the-board Consultant fee overruns.

It is not surprising that increased coordination time is required where unconventional construction

methods or processes are implemented. Does this mean that sustainable projects or innovative strategies are not economically viable? On the contrary, the Liu Centre project has demonstrated that additional Consultant services can lead to higher levels of environmental performance as well as immediate economic benefit to the owner. For example, the use of salvaged materials in the project saved the University 55% over the cost of using new materials, and a negotiated partnership with Artemide Canada to supply a new line of energy efficient lighting fixtures brought a capital cost benefit of over $120,000 to the project. Both these initiatives required additional Consultant coordination representing about 15% of the savings. Alternate fee arrangements are now being considered in the industry whereby the Consultants can, based on performance, share in these benefits. This will be an incentive for Consultants to achieve even higher levels of performance or cost savings for the owner.

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5. Documentation Keeping files for each of the sustainable project targets, while requiring additional administration time,

would provide an invaluable resource of information both during the project and after. As a reference for future projects, knowing the project history of a target is as important as its final performance. The preparation of this report made it very clear that the pertinent data describing the environmental performance of the building was not well maintained or classified. Separate files were not kept for recording the performance of, and decisions relating to, project targets. As a result, information had to be regenerated or recovered from the general project files and documents. LEED� provides a good model for documenting the sustainable performance of the building during the design process.

LEED�� 2.0 Environmental Assessment Method In the last three years, there has been an exponential development of interest and information in sustainable development practices. There have also been great advances in the tools used to define and assess the environmental performance of buildings. One such tool that is achieving broad industry consensus and support in North America is LEED�. LEED� is an environmental assessment method that can be used to determine the environmental performance of a building. It employs a number of performance indicators, weighted according to their environmental benefits, to generate an overall rating. The comprehensiveness and transparency of the LEED� method makes it a worthy standard. It is being embraced by government and industry across North America, as well as locally. The University of British Columbia is now considering its adoption for all campus projects. LEED� provides a formal structure and recognizable benchmark for assessing targets, more rigorous than the ad hoc list developed for the Liu Centre. Unfortunately, LEED� was not yet available when the Liu Centre was in planning. The documentation required for LEED� certification is intended to be carried out during the course of a project. To perform a LEED� assessment of the Liu Centre after completion would not be possible without considerable investment in retroactive energy modeling and documentation. In order to make the results of the Liu Centre Post Occupancy Evaluation more accessible to the reader, an informal LEED� assessment was prepared with LEED� points cross-referenced with the Liu Centre project targets. A tabulated summary of possible LEED� points is included in Appendix A with some general observations below: 1. Based on LEED� Summary, the Liu Centre might have achieved the ‘Gold’ rating, although a high

‘Silver’ rating is more likely. 2. The University’s vision of sustainability is symbolized by the interconnected rings of Ecology, Society,

and Economy. LEED� does not deal with many of the social and economic issues that have been identified by the project stakeholders as sustainable targets - issues such as acoustics, accessibility, life cycle costing, and maintenance.

3. The Liu Centre also achieved a number of LEED� points that do not have corresponding project

targets.


Liu Centre for the Study of Global Issues 6 0 T A R G E T S

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60 Targets Outline Category No. Target Ecological

Energy and Atmosphere 1 Minimize the use of off-site electricity

Energy and Atmosphere 2 Explore retrofitting the building with a renewable energy source

Materials and Resources 3 Explore opportunities for load distribution with neighbouring buildings

Energy and Atmosphere 4 Maximum electrical consumption less than the C K Choi (25 W/m2)

Energy and Atmosphere 5 Use 50% less energy than the National Energy Code reference

Energy and Atmosphere 6 Avoid air conditioning but provide high comfort level

Energy and Atmosphere 7 Involve an Energy Manager in the design process

Indoor Environmental Quality 8 Use non-toxic materials with low undesirable emissions

Materials and Resources 9 Low embodied and operating energy

Sustainable Sites 10 Build on existing paved car park

Sustainable Sites 11 Forest edge restored

Water Efficiency 12 Maximize use of on-site water

Indoor Environmental Quality 13 Ensure high quality potable water

Water Efficiency 14 Water consumption at least 10% better than the C K Choi building

Sustainable Sites 15 Manage storm water on or close to site

Sustainable Sites 16 No net increase in peak run-off

Materials and Resources 17 Develop a construction waste management plan

Materials and Resources 18 Explore synergies with neighbours for convenient waste pick-up area

Materials and Resources 19 Limit operational waste to 63.5 kg/person

Materials and Resources 20 Reduce the use of materials

Materials and Resources 21 Actively seek materials for reuse and with recycled content

Materials and Resources 22 Ensure demolished materials are recycled

Materials and Resources 23 Major elements to be recyclable

Sustainable Sites 24 Ensure no loss of species

Water Efficiency 25 Use native plants

Sustainable Sites 26 Preserve the ecosystem

Sustainable Sites 27 Preserve existing rare plan material

Sustainable Sites 28 Preservation and protection of existing trees

Sustainable Sites 29 Provide shower facilities for cyclists

Sustainable Sites 30 Provide secure, safe bike locker storage at ground level

Sustainable Sites 31 Examine the implications for expansion

Sustainable Sites 32 Maximize the Floor Space Ratio


Category No. Target Social

Cultural Heritage 33 Treat the existing exterior lights as a heritage resource

Cultural Heritage 34 Make no negative visual impact on Nitobe Gardens

Open Space Use 35 Mitigate noise levels on site

Open Space Use 36 Provide covered outdoor space contiguous to building

Access / Mobility 37 Provide convenient parking for the disabled

Access / Mobility 38 Provide for courier drop-off

Access / Mobility 39 Provide level physical access from West Mall Operations and Maintenance 40 Make the building adaptable to changes in use

Operations and Maintenance 41 Building equipment to be easily accessible for maintenance

Operations and Maintenance 42 Envelope to respond to climate and site

Operations and Maintenance 43 Examine the feasibility of a 50-year life roof

Operations and Maintenance 44 Design the building skin for 100-year life

Operations and Maintenance 45 Roof drains to be easily cleaned a maximum of two times per year

Operations and Maintenance 46 Ensure utility routing gives minimum maintenance problems

Indoor Environmental Quality 47 Provide a high level of comfort in public assembly areas

Indoor Environmental Quality 48 Provide a high quality acoustic environment

Water Efficiency 49 Provide insulated cold water lines for drinking water on each floor

Public Process 50 Provide an open decision-making process

Public Process 51 Encourage public participation

Economic

Product Value 52 Use net present value as a tool for capital cost decision-making Product Value 53 Use value analysis

Produce Efficiency 54 Provide high value and low waste when making design decisions

Operating Cost 55 Design to minimize operating costs

Capital Cost 56 Provide the project on budget

Capital Cost 57 Attempt to meet the expanded program on budget

Life Cycle Cost 58 To use life cycle costing for major elements

Life Cycle Cost 59 To use the project as a trial for full cost accounting

Local Economy 60 Use local materials wherever possible


Target 1

Energy and Atmosphere Minimize the use of off-site electricity Related LEED� Reference Optimize Energy Performance (E&A 1) – Intent: Achieve increasing levels of energy performance above the prerequisite standard to reduce environmental impacts associated with excessive energy use. Context and Strategies Explored Off site electricity is used to power lights, equipment, and plug loads at the Liu Centre. In a project of this type, lighting loads are generally the most significant – over 50% of total consumption. For this reason, considerable attention was given to daylighting strategies in the design of the Liu Centre. A narrow building plan and glazed envelope allows for deep light penetration – greatly reducing the amount of supplementary lighting required during the daytime use of the building. Various envelope systems were simulated for daylight performance. Shade studies were performed at the Seattle Lighting Lab using a scale model. Energy efficient fixtures and electronic dimmable ballasts provide the required minimum ambient light levels at a lighting power density of 7.6 W/m2. Lighting controls further reduce electrical loads from lighting fixtures by an estimated 60%, for a demand load of 4.6 W/m2. Daylight sensors mounted on the fixtures continuously adjust the light levels of overhead fixtures in response to the quantity of natural light detected. Occupancy sensors monitor room activity and automatically switch lights on or off after a delay time and also include a manual override to turn lights off immediately. Corridor lighting is controlled by the building management system, which is programmed to turn lights off after regular operating hours. The use of passive cooling and ventilation strategies signifi-cantly reduced mechanical equipment loads. These strategies allow a few energy efficient fans to replace the work of a more energy consuming cooling system – without using ozone depleting refrigerants. Energy efficient equipment, appliances, and meters were also specified. An elevator that uses half the power of a conventional elevator was considered, but was not economically feasible within the project budget. The door to the main stairs on the ground level was fitted with a magnetic hold-open device to provide a con-venient and welcoming alternative to taking the elevator. The hold-open device also allows the stairwell to act as a thermal chimney, assisting with the passive ventilation in the building. Results: Achieved The first year of measured data obtained for the Liu Centre indicates an annual electrical consumption of 108,209 kWh. During much of this time, the building was operating under a higher occupant load than anticipated: four new offices were

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installed in the Reading room and a number of temporary offices were set up in one of the Seminar rooms. Even with the increased occupant load, the measured data outperformed expectations. The estimated elect-rical consumption total, calculated using Model Energy Code Building Comply software, was 109,663 kWh. Refer to the graph below and the table in Target 5. The annual per capita consumption figure based on 37.15 full-time occupants is 2,913 kWh/per. The curve of monthly totals clearly shows the effects of reduced daylight on overall power consumption: the January total being 37% higher than the June total. Most of this variation can be attributed to the increased lighting loads during the darker months. The annual power consumption total above does not include a spike in power recorded in May 2001, which was a result of a film shoot. 5600 kWh were expended in four days of filming, while building uses were less than 8000 kWh for the entire month. There was also a significant amount electrical consumption relating to construction work on site in the first year of data collection, which could not be estimated and is therefore included in the total. Refer also to Target 4.

Monthly Energy ConsumptionElectrical

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Comments Minimizing the consumption of off-site electricity involves not only improving the efficiency of electrical systems, but also an informed and conscientious user. For this reason, a User Guide was prepared by the Architects for the Liu Centre staff. Both the basic building principles and operational strategies for conserving energy are included in the User Guide. After the first year of operation, it was discovered that the distribution of the User Guide was not integrated into the orientation process for new occupants, thus many new occupants had not seen the document. This situation has been rectified: a digital version of the guide is now available to all Liu Centre staff on their local network. Reference Documents Commercial Building Incentive Program application, User Guide


Target 2

Energy and Atmosphere Explore retrofitting the building with a renewable energy source Related LEED� Reference Renewable Energy (E&A 2) – Intent: Encourage and recognize increasing levels of self-supply through renewable technologies to reduce environmental impacts associated with fossil fuel energy use. Context and Strategies Explored Integrating solar power generating sources into the Liu Centre building was a strategy that was explored in some detail – despite the shady site and Vancouver’s less than optimal climate for this technology. The critical issues relating to the use of photovoltaic (PV) system at the Liu Centre included: 1. The building site is to the north of a tall forest and is very shady. The top of the Research Wing is

the only area with exposure to direct sunlight for most of the day. 2. The local weather is often overcast. While there are PV panels that work in diffuse light, the output

is not high. 3. Most PV panels have a high embodied energy: the generation of the crystals used in PV panels

require large amounts of electricity. The economic return on the costs of fabrication and transport is not always possible in the lifespan of the product.

4. Battery storage is expensive, takes space, and presents a significant environmental impact. 5. The equipment costs and safety measures required to tie the PV source to the utility grid are

onerous. Grants were available to assist in the capital costs of projects using building integrated photo voltaic (BIPV) solutions. A fundraising document was prepared by the project Consultants, which described the project and identified possible locations for PV panels. Several locations for mounting BIPV panels were explored: in place of the tempered glass in a roof cornice, in place of spandrel glass in the curtain wall, and in place of entrance canopy glass. A free-standing rooftop array was also investigated. The glass roof cornice was considered the optimal location. The experience of using glass entry canopies however has revealed that the large quantity of falling organic debris from the forest requires considerable maintenance to keep clean. All PV options proved too expensive – both in economic and in environ-mental terms. The most appropriate and efficient PV option developed by the Electrical Consultant for the Liu Centre site involved using solar power to assist with the passive cooling of the building. In this scenario, the PV panels located in the upper spandrel bands of the curtainwall power exhaust fans above the thermal chimneys to assist in flushing out hot air. The efficiency of the system is that it only works when it is needed. Generally, it is only when the sun is shining on the panels that there is sufficient heat build up within the building to require the operation of the ventilation fans. The two wide building elevations

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require the operation of the ventilation fans. The two wide building elevations with the PV panels receive most of the solar heat gain. The greater the solar intensity and heat gain, the faster the fans draw hot air out of the building. This system minimizes the amount of equipment required by tying the energy to a specific function. As this is a direct drive system, no battery storage or back feeding to the utility grid is required. Since the completion of the Liu Centre, this system has been successfully incorporated into the Telus Building in downtown Vancouver. Results: Achieved The building is retrofit-ready to receive photovoltaic panels in upper spandrel panel locations on the east and west of Research Wing. Conduit now in place will connect the PV power source to the fans on top of the thermal chimneys and to the control system if the design strategy described above is implemented. Comments Most people would automatically assume that the use of photovoltaics was an environmentally sound decision. And since funding was available to purchase PV panels and equipment for use in the Liu Centre, its use would seem to be obvious. However, the project Consultants made a recommendation to the Client against proceeding with the installation until new PV technology was available. In the life cycle cost analysis submitted with this recommendation, the analysis demonstrated that the costs of the PV system – both in economic and embodied energy terms – made the installation unfeasible. By the time the PV funding was finally committed, the glass spandrel panels had already been installed (glass, that would be wasted if replaced with PV panels), so it was already a retrofit situation. References Building Integrated Photovoltaics funding document

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UTILITY POWER

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� The PV array provides power for lowspeed exhaust fan operation during the day.

� Utility power provides high speed exhaustfan operation at night.

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Figure 5 - PHOTOVOLTAIC POWERED BUILDING EXHAUST SYSTEM (RFA)


Target 3

Materials and Resources Explore opportunities for load distribution with neighbouring buildings

Related LEED� Reference Building Reuse (M&R 1) – Intent: Extend the life cycle of existing building stock, conserve resources, retain cultural resources, reduce waste, and reduce environmental impacts of new buildings as they relate to materials manufacturing and transport. Context and Strategies Explored The university campus, with numerous building under common ownership, allows for opportunities to share space and resources – making the entire operation more efficient. The construction of a new electrical unit substation, a University requirement, has a significant cost, especially for a smaller building like the Liu Centre. Early in the project, an electrical overcapacity was identified at the neighbouring Graduate Student Centre. There was sufficient space in this existing facility to house the additional Liu Centre equipment. Since it was located across the street, the additional cabling was still cost effective. Results: Achieved A new 6 m x 9 m unit substation and transformer vault of concrete construction with a 2 hr rating would have added over $100, 000 to the project costs. By using surplus space in the Graduate Student Centre, less space, materials, equipment, and energy were consumed on the Liu Centre site and a significant cost savings was achieved. Overall equipment and operating energy costs were reduced, because the existing facility already had the necessary lighting, ventilation and cooling equipment in place. Comments The limited overcapacity at the Graduate Student Centre also put pressure on the project Consultants during the design process to minimize new electrical loads.

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Target 4

Maximum electrical consumption less than C K Choi building (25 W/m2) Energy and Atmosphere Related LEED� Reference Optimize Energy Performance (E&A 1) – Intent: Achieve increasing levels of energy performance above the prerequisite standard to reduce environmental impacts associated with excessive energy use. Context and Strategies Explored Refer to Target 1 for a description of design strategies. The connected load at the Liu Centre is 83.8kW or 48.5W/m2. The demand load, determined by applying the appropriate control factors, produces the following breakdown:

Load type

Connected load

Control factor

Demand load

Lighting – interior 7.0 W/m2 0.6 4.2 W/m2 Lighting – exterior 0.6 W/m2 0.6 0.4 W/m2 User – estimated 10.0 W/m2 0.5 5.0 W/m2 Mechanical 18.2 W/m2 0.7 12.7 W/m2 Elevator 12.7 W/m2 0.2 2.5 W/m2 Totals 48.5 W/m2 24.8 W/m2

Results: Achieved The demand load for the Liu Centre is 24.8 W/m2. This achieves the specific set target. According to the Electrical Consultant, the lighting strategies used at the Liu Centre achieve a 30 % improvement over the C K Choi building. From the measured data, the Liu Centre generally operates at a monthly peak consumption rate of 15 kW, which translates to 8.6 W/m2. The maximum peak recorded in the first year of operation was 29 kW or 16.6W/m2. The building is operating well under the calculated demand load of 24.8 W/m2.

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Target 5

Energy and Atmosphere Use 50% less energy than the National Energy Code reference Related LEED� Reference Optimize Energy Performance (E&A 1) – Intent: Achieve increasing levels of energy performance above the prerequisite standard to reduce environmental impacts associated with excessive energy use. Context and Strategies Explored The building’s energy needs are supplied by electrical, steam, and passive sources. A number of strategies were employed in the Liu Centre to optimize energy performance and to reduce overall energy consumption. The principal strategies and components of the energy efficient design are detailed below. 1. Passive ventilation and cooling systems significantly reduce air handling and cooling loads.

Components: an exposed concrete structure with excellent thermal storage capacity maintains consistent indoor temperatures and delays peak temperatures; thermal chimneys, interconnected floor spaces, and low supply air locations generate effective convection and hot air relief; fans assist with the night-time flushing of building heat as well as creating air movement in larger spaces; a narrow building plan with open partitions and numerous operable windows and vents provides cross ventilation; high performance glazing with interior reflective blinds reduce solar heat gain; and a forest microclimate supplies cool supply air and shading.

2. Campus central steam heat supply is efficiently used. Components: perimeter radiant heat

supplied by steam-hot water heat exchanger and delivered in insulted hot water lines; roof, non-glazed walls, and spandrels are highly insulated; high performance glazing has good thermal properties and captures passive solar heat; air to air heat exchangers are used in the seminar rooms;

3. Daylighting strategies and an efficient lighting system minimize electrical loads. Components:

refer to Target 1. 4. Specification of energy efficient meters, fixtures, and appliances further reduces electrical loads.

Components: refer to Target 1. 5. A ‘smart’ building management system optimizes energy use. Components: occupancy sensors

in the Seminar Wing reduce heat and ventilation to minimum set points in rooms where no activity is detected; daylight and occupancy sensors reduce lighting loads by as much as 60% - see Target 1; controls also activate day/night and summer/winter functions and set points.

6. Energy analysis and simulations provided important feedback during the building design and

assisted in making value based decisions regarding the selection of materials and equipment. Components: NECB Comply software was used to determine annual energy consumption and to evaluate the performance of difference strategies and building systems; TAS (thermal analysis software) was used to analyze the effectiveness of the passive ventilation and cooling system – an important strategy used to improve energy performance.

7. Building commissioning can optimize energy efficiency by up to 10%. Components: independent

third party review and adjustment of all mechanical systems was performed; systems orientation walk-throughs were conducted with operations and maintenance staff, inspectors, and building

24

users; a User Guide was produced for all Liu Centre staff to improve environmental awareness and to suggest good energy and resource conservation practices.

As is apparent from the list above, that many of the energy strategies used in the project are interrelated and complementary with other project targets. For example, exposed concrete is not only a key component in the building’s passive cooling system, but it also contributes to a number of other project targets, including: improved energy performance, better indoor air quality, reduced material use in finishes, local material; recycled content; reduced maintenance costs; extended lifecycle; etc. Results: Not Achieved The estimated energy consumption for the Liu Centre was documented in the Natural Ventilation and Energy Consumption Analysis prepared by the Mechanical Consultant in February 1999. Using the NECB Comply software, the annual energy consumption for the reference building was calculated to be 1050 MJ/m2/a. To achieve the 50% target, the Liu Centre would have to perform at less than 525 MJ/m2/a. The estimated annual energy consumption calculated using the NECB Comply software was 555 MJ/m2/a, which, at 53% of the NEC reference, was only slightly more than the target. The measured energy consumption data for the first year of operations is 1,216 GJ, which divided by the building area yields 695 MJ/m2/a. This represents a 34% energy reduction over the NEC reference, a substantial improvement over NEC, but below the 50% target. Measured versus estimated totals for both electric and steam energy consumption are tabulated below. The estimated data was taken from the CBIP (Canadian Building Incentive Program) application.

Energy Measured Data (annual total)

Estimated Data (CBIP annual total)

Variance

Electricity (kWh) 108,209 109,663 +1% Steam / Natural Gas (kWh) 233,329 163,315 -30% Total (kWh) 341,538 273,006 -20%

While the measured annual electrical consumption is within one percent of the estimated total, the measured steam / natural gas consumption compares less favourably, with a 30% variance from its estimated value. Refer to the tables overleaf. The monthly data for steam and natural gas consumption show the highest variance in the summer and mid-seasons. While the measured and estimated data for the coldest months correspond quite closely, the data recorded for the hottest months are as much as twenty times higher than estimated. The additional heating required due to the particularly cool microclimate of the heavily shaded site may be one factor contributing to the higher than anticipated steam consumption totals. Inefficient user habits, such as leaving windows open while the heating is on (instead of using trickle vents), is another probable cause. There was also significant heat loss in the Caseroom during the first year of data collection, due to an acoustic issue that required the ceiling exhaust relief to be held open during use of the space. The Mechanical Consultant provided additional possible explanations for the variance in steam consumption: 1. Steam is not an available selection within the CBIP program. In order to simulate a building that is

using steam for heat energy, it is assumed that the heat comes from purchased natural gas with a boiler efficiency equal to that of the steam’s. Our boiler efficiency was entered at 80%. It is not a true comparison of kWh used since gas and steam do not require the same volume to produce the same amount of energy.


2. The CBIP program cannot incorporate the efficiency of the central plant, the transmission loss due to piping, or the efficiency of the heat exchanger (steam/hot water). All of these factors can result in increases to actual consumption.

3. The weather file that CBIP uses is based on an average year of heating degree-days of 3157 HDD.

The experience of the Mechanical Consultant has shown that the Vancouver area is closer to 5550 HDD.

4. Finally, the default operating schedules, on which CBIP bases it’s calculations, must be used for

MNECB performance compliance verification and may vary significantly from the actual ones.

Monthly Energy ConsumptionSteam / Natural Gas

Estimated (CBIP) vs. Measured (Meter)

05,000

10,00015,00020,00025,00030,00035,00040,000

Jan

Feb

Mar Ap

r

May Jun

Jul

Aug

Sep

Oct

Nov

Dec

Stea

m /

Nat

ural

Gas

[kW

h]

CBIPMeter

Total Monthly Energy ConsumptionEstimated (CBIP) vs. Measured (Meter)

05,000

10,00015,00020,00025,00030,00035,00040,00045,00050,000

Jan

Feb

Mar

Apr

May Jun

Jul

Aug

Sep

Oct

Nov

Dec

Tota

l [kW

h]

CBIPMeter

References CBIP Application, Natural Ventilation and Energy Consumption Analysis, Thermal Analysis Report

26

Target 6

Avoid air conditioning but provide high comfort level Energy and Atmosphere Related LEED� References Elimination of HCFCs and Halons (E&A 4) – Intent: Reduce ozone depletion and support early compliance with the Montreal Protocol. Increase Ventilation Effectiveness, Controllability of Systems, Thermal Comfort (IEQ 2,6,7) – Intent: Provide for the effective delivery and mixing of fresh air and a thermally comfortable environment that supports the productive and healthy performance of the building occupants. Provide a high level of individual occupant control of thermal, ventilation, and lighting systems to support optimum health, productivity, and comfort conditions. Context and Strategies Explored There are a number of site and building conditions that made the use of passive cooling strategies possible in the Liu Centre:

• reasonably clean ambient air quality • a mild local climate and cool microclimate • no excessive solar load on the site • no programmatic requirements for precise temperature control • no excessive internal heat loads

Eliminating refrigeration equipment and their ozone depleting liquids was not only a positive ecological strategy, but also an economic opportunity. The use of a passive ventilation and cooling system allowed a significant portion of the construction budget normally allotted for mechanical equipment to be transferred into architectural strategies that could achieve a comparable result: eg, high ceiling heights, a more durable concrete structure, a high performance envelope with operable windows and trickle vents, interconnected floor spaces, etc. Thermal analysis software was use to model peak indoor air temperatures and to evaluate the effects of design strategies on thermal comfort. Refer to Targets 5 and 47 for more details.

Ventilation Stacks Results: Achieved All cooling in the building is provided by natural ventilation within accepted standards for comfort. The results of the thermal analysis, documented in the Natural Ventilation and Energy Consumption Analysis report, showed that indoor air temperatures would not exceed 28° C, the UBC defined maximum space air temperature. Only one zone exceeded that total by 0.1° C. Comments The Liu Centre occupants have noted that the rooms with the highest peak temperatures were the Director’s office on the northwest corner and the Building Administrator’s office also on the west side and beside the elevator. Both spaces face the afternoon sun and are on the third floor. They also both have limited air circulation to the corridor and the thermal chimneys: the Director’s office was sealed to provide additional acoustic privacy, and the Building Administrator’s office was converted from a storage room. References Natural Ventilation and Energy Consumption Analysis, Thermal Analysis Report

PASSIVE VENTILATION DIAGRAMSFigure 6

28

Target 7

Involve an Energy Manager in the design process Energy and Atmosphere Related LEED� Reference None Intent Draw on the local knowledge and experience of an Energy Manager to make most appropriate and efficient use of campus infrastructure and energy resources. Context and Strategies Explored The UBC Energy Manager was involved in the review process, but not as an active member of the design team. The Mechanical Consultant showed leadership in the area of energy efficient design and analysis. Both the Mechanical and Electrical Consultants also had previous project experience at UBC, which included the design of the C K Choi building, a nearby study centre, which was the reference for many of the Liu Centre’s sustainability targets. Using a design approach that included all prime Consultants in the initial target setting workshop, as well as in the early decision making meetings, a more integrated design process, and project, was achieved. Results: Achieved Due to the familiarity of the project Consultants with the UBC context, there was sufficient experience within the project team, such that the ongoing involvement of the UBC Energy Manager in the process was not seen as necessary. There was also no time allotted for additional consultation of this kind. Nevertheless, this is a resource that could have been used more proactively. Comments There is the expectation that UBC facility managers will monitor the building performance to learn from its operation and find ways to use the services as efficiently as possible, improving valuable knowledge for the future development of sustainable initiatives on campus.

Figure 7 – SKETCH FROM SCHEMATIC DESIGN REPORT (Keen)


Target 8

Indoor Environmental Quality Use non-toxic materials with low undesirable emissions Related LEED� Reference Construction IAQ Management Plan, Low Emitting Materials, Indoor Chemical and Pollutant Source Control (IEQ 3,4,5) – Intent: Prevent indoor air quality problems resulting from the construction process, to sustain long term installer and occupant health and comfort. Reduce the quantity of indoor air contaminants that are odorous or potentially irritating. Avoid exposure of building occupants to potentially hazardous chemicals that adversely impact air quality. Context and Strategies Explored There are numerous types and sources of pollutants in buildings. The following strategies were employed to minimize the level of potentially harmful emissions and improve the overall indoor air quality of the building: 1. Reducing the use of secondary finish materials by exposing the

building structure and services, thereby minimizing potential sources of off-gassing from the building products and adhesives.

2. Low VOC (volatile organic compounds) products were specified

in the following specification sections:

03345 concrete finishes – water based clear acrylic sealer. 06400 millwork – urea formaldehyde free MDF. 06400 millwork – low VOC adhesive for all veneers. 09650 resilient flooring – non-toxic, non-solvent type adhesive. 09680 carpet – IAQ Approved by Carpet and Rug Institute 09680 carpet – solvent free adhesives and seam sealers 09900 paints – low VOC paint with Eco-Logo label.

3. A natural ventilation system with operable windows and vents

provides large amount of fresh outside air into the building. One of the common causes of Sick Building Syndrome is the recirculation of stale indoor air and the growth and distribution of mold spores in mechanical ducts. Both these potential hazards are mitigated in the building.

4. In order to prevent contamination from dust or chemicals, the specifications required that

mechanical equipment and absorptive materials be covered until all interior finishing work was complete.

5. Emissions from building products decrease significantly in the first few weeks after installation.

There was an interval of several months between the final installation of finishes and the occupancy of the building, during which time the building was vented.

6. Indoor plants – fig trees and golden pathos – known to purify the interior environment of certain

harmful emissions and particulates were originally specified, but were deleted by Change Order during construction. The change was based on the recognition that the plants would likely not receive regular professional maintenance. In this event, where the health of the plants was in

30

question, their value in contributing to the indoor air quality was also suspect. The potential for water damage to interior finishes and mold growth were also considerations. As the surrounding forest is so visible from all occupied spaces in the building, the added aesthetic value of indoor plants was not considered significant.

7. Photocopy machines are an indoor pollutant source due to the toners used. LEED� provides a

credit for enclosing photocopiers and other indoor pollutant sources and for providing separate ventilation. While separate ventilation was not provided in the Liu Centre, photocopiers were located in alcoves that face away from occupied spaces.

8. Grills and matts are located at all building entrances to capture dirt and particulates. 9. A environmental assessment checklist was used to evaluate all products in the FF&E package.

One of the criteria was the material composition and emissions of each product. 10. The Liu Centre is a no smoking building. Results: Achieved A high indoor air quality was achieved at the Liu Centre. While actual VOC levels were not specified or verified, the range of strategies employed take the project well beyond standard industry practice. Comments Urea free MDF is used extensively as a substrate for millwork and panelling, as core for interior doors, as well as exposed in cabinetry, partitions, trim, and signage. Urea free MDF was not available in the 6 mm thickness used in the curved panels of the Caseroom and for heating cabinet fascias. References Architectural Specifications, Warranty and Maintenance Manual, Furniture Checklist


Target 9

Materials and Resources Low embodied (and operating) energy Related LEED� Reference Resource Reuse, Recycled Content, Local / Regional Materials (M&R 3,4,5) – Intent: Extend the life cycle of targeted building materials, reducing environmental impacts related to materials manufacturing and transport. Increase demand for building products that have incorporated recycled content material, reducing the impacts resulting from extraction of new material. Increase demand for building products that are manufactured locally, reducing the environmental impacts resulting from transportation, and supporting the local economy. LEED Innovation Credit (for EcoSmart� concrete) Context and Strategies Explored This general target encompasses all energy uses associated with the building, including: extraction and manufacturing of materials, transport, construction, and operations. Strategies for reducing operating energy are covered under Targets 1 and 5. Strategies to minimize the embodied energy of the building include: 1. Selecting materials and assemblies that have a long life span and require minimal maintenance.

The building structure is primarily concrete and heavy timber construction. A comparison of four structural systems – two concrete, one heavy timber, and one steel – during schematic design showed that the selected concrete system was the most cost effective and had the lowest embodied energy. The curtainwall system is expected to last the life of the structure. While aluminium has an extremely high embodied energy, extruded shapes are very efficient, durable, and can be easily recycled. See Targets 43 and 44.

2. Specifying locally manufactured materials. A significant percentage of the building materials come

from local sources. See Target 60. 3. Extending the lifespan of materials through their reuse. 93% of the deconstructed Pan-Hellenic

House building materials were reused or recycled. All the heavy timber and the majority of the landscape pavers at the Liu Centre were salvaged. Most of the heavy timber did not require transport as it was already on site. See Targets 21 and 22.

4. Reducing the quantity of materials and equipment in the building commensurately minimizes the

overall embodied energy of the building. See Target 20. 5. Designing the building to be easily recyclable after its usable lifespan extends the embodied energy

of materials beyond the project life. See Target 23. 6. Using substitutes to high embodied energy materials or components, eg, EcoSmart� (High Volume

Fly Ash) Concrete. The Liu Centre was the first building in British Columbia to promote the use of EcoSmart� concrete as an environmental responsible construction practice. In a conventional concrete mix, cement makes up about 12% of the weight, yet accounts for over 90% of the embodied energy. Cement production is an extremely energy intensive process that accounts for a significant percentage of world greenhouse gas production. By replacing the cement with a maximum amount of fly ash (a waste-product from coal fired power plants) or another low embodied energy SCM (supplementary cementing material), reductions in the overall embodied energy of concrete can be realized. The Liu Centre used 35% less cement per unit volume of concrete than a standard industry mix. That amounts to a reduction of nearly 70 tonnes of cement and a similar quantity of CO2 emissions. In energy terms, that is equivalent to 350 GJ – enough energy to power the entire Liu Centre for five months.

32

Results: Achieved A number of project strategies were directed at reducing the embodied and operating energy of the building. The target of ‘low’ was not defined and consequently it is difficult to say the building is low in embodied energy. By factoring the embodied energy of the component over its lifecycle, even a high embodied energy material can make sense, especially when evaluated in conjunction with a number of other relevant material properties like dimensional stability, density, corrosion resistance, etc. There was no overall analysis of embodied energy performed on the building. However, detailed studies were made to assist in the selection of the structural system as well as to determine the benefits of using EcoSmart concrete. The use of fly ash to replace cement in the EcoSmart concrete actually brought the embodied energy of that material in line with heavy timber. Comments LEED does not require detailed embodied energy analyses. Instead, it deals with the issue indirectly by crediting those strategies known to reduce embodied energy: eg, material reuse, local sourcing, etc. LEED however does not properly value the embodied energy benefits of using EcoSmart concrete. It is covered under Recycled Content and uses a cost formula to determine results. This does not accurately reflect the vast differences in embodied energy of different materials. Cement has a very high embodied energy and, because it is mass produced, has a relatively low cost. References: Schematic Design Report, Salvaged Materials Report, Ecosmart Concrete Report, www.ecosmart.ca

Figure 8 – AXONOMETRIC OF RESEARCH WING DESIGN

High PerformanceEnvelope

Interior Partitions

Perimeter Services

EcoSmart™ ConcreteToppingService Raceway

Pre-cast ConcreteHollow Core Planks

Cast-in-PlaceEcoSmart™ ConcreteColumns and Beams

Plywood Soffit


Target 10 Sustainable Sites Built on an existing paved car park Related LEED Reference Reduce Site Disturbance (SS 5) – Intent: Conserve existing natural areas and restore damaged areas to provide habitat and promote biodiversity. Context and Strategies Explored The former Pan-Hellenic House and its paved car park occupied the centre of the forest clearing where the Liu Centre now stands. One of the siting strategies used in the design of the Liu Centre was to limit the new building footprint to those areas previously developed. This was also reinforced in the Liu Centre Design Guidelines, which stated that “buildings should be located on those parts of the site which are in the worst condition rather than the best.” The car park was located under what is now the Research Wing, lobby, and courtyards. The asphalt was removed and the material recycled. The new outdoor surfaces that replace the asphalt are covered with salvaged pervious concrete pavers, improving water penetration into the soil and reducing storm water runoff – refer to Target 16. Results: Achieved The Liu Centre was sited on the footprint of the former Pan-Hellenic House and its paved car park. While more than doubling the building size, the Liu Centre did not extend significantly into previously unbuilt areas.

Figure 9 – IMPERVIOUS SURFACE COVERAGE

34

Target 11

Forest edge restored Sustainable Sites Related LEED� Reference Reduce Site Disturbance (SS 5) – Intent: Conserve existing natural areas and restore damaged areas to provide habitat and promote biodiversity. Context and Strategies Explored The Liu Centre Design Guidelines identify as a primary goal for the site, the protection and shared use of the forest landscape. Environmental protection measures carried out during the demolition and construction phases include: 1. Erecting a reusable metal hoarding fence at the dripline of all trees to present a visible and

physical limit to construction activity. 2. Restricting the use of heavy equipment on site to prevent root damage. 3. Maintaining a setback of 12 metres from any tree for stockpiling of materials, limiting soil

compaction over roots. 4. Limiting the use of the forest as an access route, minimizing the disturbances to the forest floor. While the hoarding fence was very successful in containing construction activities through the most of the construction phase, in the last months prior to completion, there was considerable amount of traffic along the forest access route and across the south end of the building site by both the Contractor and University forces. Once the lobby connecting the two building wings was in place, there was no other access to the back of the site. Since this work occurred in the spring, deep ruts were made in the soft soil. The forest restoration involved first removing the hog fuel that was placed on the forest access route. The use of hog fuel was the method used by the Contractor to protect the tree roots, and it was contaminant to the soil chemistry. A geo-textile membrane had been recommended by the Consultants, but it was deemed too expensive. Construction wastes were removed and selective grading was performed to remove all evidence of construction activities. Native wild grasses and ferns were planted on both sides of the property line to create a seamless integration between the existing forest ecology and new planting. Results: Achieved The forest edge was protected during construction and disturbances were limited to an existing access route. Native plantings were used to restore the forest floor and to bring the natural forest ecology right to the edge of the building.


Target 12

Water Efficiency Maximize use of on-site water Related LEED� Reference Water Efficient Landscaping, Innovative Wastewater Technologies, Water Use Reduction (WE 1,2,3) – Intent: Limit or eliminate the use of potable water for landscape irrigation. Reduce potable water demand and generation of waste water, while increasing local aquifer recharge. Maximize water efficiency within buildings to reduce the burden on municipal water supply and wastewater systems. Context and Strategies Explored Through the design process there were a number of studies undertaken to review the possibilities of capturing rainwater. The intention was to find ways to eliminate stormwater runoff and significantly reduce the demand on municipal water supply. The main proposals included: 1. An on site reflecting pool and reservoir for stormwater. This early

strategy looked at the potential of not only capturing stormwater on site, but also using it as a feature amenity and a part of a daylighting of interior spaces. The proposed location of the reflecting pool was roughly where the rock garden is currently located, at the south side of the building. The building and forest would be beautifully mirrored in the water. Sunlight reflecting off the pool would illuminate the ceilings of all interior spaces around the Forest Courtyard. This daylight strategy has a name, ‘sluego,’ which in the Venetian dialect means ‘light reflected from the canal on to the ceiling.’ Unfortunately, the University has a policy against the use of pools and this proposal was not permitted.

2. A rainwater storage tank. All rainwater was to be collected and stored in an underground

concrete storage tank and used for a number of purposes: ventilation cooling, site and green roof irrigation, and for water closet and urinal flushing. Water from the tank would be pumped up to a roof mounted cistern from which it would gravity feed to the urinals and water closets.

A reduced version of the rainwater capture system, supplying only water closets and urinals, was

included in the contract documents. This system was also abandoned, due to several technical oversights. First, the specified tank size was too small, the result of a decimal error by the Mechanical Consultant, and the correct size tank would not fit in the room allotted. Second, the proposed location of the tank within the building presented a maintenance and replacement problem. Third, in hindsight, the main Mechanical room, which was located next to the water storage room, was considerably undersized and consequently benefited from removal of the the basement tank.

Options to relocate the tank to the outside were explored. Unfortunately, this would not have been

possible without rerouting existing infrastructure at a significant added expense. This system was not valued highly enough to warrant the additional cost and potential construction delays, and the decision was made to delete it. Some of the work had already begun and new work was required to tie the system back to the municipal supply. In the end, only 50% of the anticipated savings for the deletion were recouped in a Change Order.

36

3. A greywater marsh. The strategy of rainwater collection was not only designed to reduce demand on municipal supply and storm water infrastructure, it was also intended to handle much of the wastewater on site. The use of a greywater marsh was proposed early in the design, but it proved not to be cost effective. The quantity of wastewater produced was simply not sufficient to justify the work and equipment necessary to treat it on site. The option of pumping the wastewater to the subsurface marsh at the C K Choi building was also considered but rejected.

Results: Not Achieved No on-site water resources were captured for use in the building. The minimal use of impervious landscaping allows a large portion of the rain falling on site to percolate into the soil and assist with ground water recharge.

Figure 10 – SKETCH FROM SCHEMATIC DESIGN REPORT (Keen)


Target 13

Indoor Environmental Quality Ensure high quality potable water Related LEED� Reference None Intent Provide high quality potable water to building users. Context and Strategies Explored UBC is tied to the municipal water supply. Because it is at the end of the line, there is a greater possibility for contaminants and as a result there are also higher chlorination levels. Regular municipal tap water is supplied to the building. Standard testing and safety procedures were taken during construction. Results: Not Achieved While ‘high quality’ was not defined, the implication is that it should at least achieve a level that equals known pure water sources. Since no additional filtration or treatment for chlorine and lead reduction was provided, this target was likely not achieved. Comments The option remains for the building occupants to install free standing spring water coolers or a filter system.

38

Target 14

Water consumption at least 10% better than the C K Choi building, or Water Efficiency less than the Pan-Hellenic House present use, whichever is better Related LEED� Reference Water Efficient Landscaping, Water Use Reduction (WE 1,3) – Intent: Limit or eliminate the use of potable water for landscape irrigation. Maximize water efficiency within buildings to reduce the burden on municipal water supply and wastewater systems. Context and Strategies Explored The main approaches to reduce consumption of municipal water supply involved either making use of onsite resources, reducing demand, or improving the efficiency of fixtures. Specific strategies explored under each of these approaches include: 1. Using onsite water resources. None of the strategies explored were achieved. Refer to Target 12. 2. Reducing water demand. Irrigation is the highest consumer of potable water in buildings, followed

by water closets. By using native and drought tolerant species in the landscaping, demand for irrigation was substantially reduced or eliminated. The use of composting toilets was proposed; however, due to the international focus of the building and diverse backgrounds of people visiting the facility, they were not considered appropriate.

3. Specifying high efficiency fixtures. Low flow toilets (6 L/flush) and urinals were specified for the

project. Efficient showerheads were also specified. Circulation loops are installed on water supply to lavatories to provide instant hot and cold water.

Results: Not Achieved There are no accurate water readings from either the C K Choi building or the Pan-Hellenic House. However it is clear that the target was not achieved. An improvement over C K Choi building is not likely because the C K Choi building uses composting toilets – and water closets consume the most water in the Liu Centre. Flushing water closets consumes an estimated 4320 litres per occupant per year at the Liu Centre. All other demands on water can be assumed to be equivalent to those of the C K Choi building. The Pan-Hellenic House was almost unused in the lasts years of occupancy. At one time, it may have placed higher demands on municipal water than the Liu Centre, as the building had about the same number of water closets, which were three times less efficient. But in this case, the C K Choi building would be the appropriate target reference. Projected per person daily consumption of potable water by full time building occupants was estimated at 28.3 litres, assuming three toilet uses for 18.0 L, three lavatory uses for 5.25 L and miscellaneous uses for 5.0 L. Actual daily consumption data from the water meter was found to be slightly lower at 27.7 litres. Occupancy is estimated at 37.15 persons full time for a five day week, 48 weeks per year. Annual consumption data indicates 247,000 L for interior uses and an estimated 119,100 L for exterior uses. Comparing the meter readings for July 2002 with October 2002, irrigation consumed 1½ times more water than all other uses combined. Although the landscaping at the Liu Centre used native plant material, requiring minimal maintenance and irrigation, some irrigation was expected. Plants which have been


relocated or have sustained significant root pruning require irrigation for a few years until their root systems have properly adjusted. The decision of UBC Plant Operations to regularly mow the wild grass around the building also contributes to the demand for irrigation. Comments To separate the interior from exterior water use, the month of October was multiplied by 12 to get the annual interior total; October had an average level of occupant activity, but no known exterior water uses. Monthly water meter readings were not reliable from November 2001 through March 2002: showing a dramatic and inexplicable rise in consumption at rates of over five the norm.

Liu CentreMonthly Water Consumption

0

10,000

20,000

30,000

40,000

50,000

60,000

Jan

Feb

Mar

Apr

May Ju

n

Jul

Aug

Sep

Oct

Nov

Dec

Litr

es 2001

40

Target 15

Manage storm water on or close to site Sustainable Sites Related LEED� Reference Stormwater Management (SS 6) – Intent: Limit disruption of natural water flows by minimizing storm water runoff, increasing on-site infiltration and reducing contaminants. Context and Strategies Explored Strategies for capturing or storing rainwater were explored, but none were implemented. See Target 12. Strategies for reducing peak stormwater runoff are described in Target 16. Results: Not Achieved Refer to Target 12 and 16.


Target 16

Sustainable Sites No net increase in peak run-off Related LEED� Reference Stormwater Management (SS 6) – Intent: Limit disruption of natural water flows by minimizing storm water runoff, increasing on-site infiltration and reducing contaminants. Context and Strategies Explored Strategies for capturing or storing rainwater were explored, but none were implemented. See Target 12. Results: Achieved With no strategies in place for capturing or storing rainwater on site, the only means of achieving this target was to limit the areas of impervious surfaces and thereby increase ground infiltration. The soils report indicates a predominance of sand under a layer of topsoil and silt. Infiltration is consequently quite good, with minimal surface runoff. There were no trees removed or any major changes to the landforms. It is therefore reason-able to assume that a comparison of total impervious surfaces before and after construction would determine whether there is an increase in peak run-off. With nearly double the program area of the Pan-Hellenic House, the Liu Centre has roughly the same area of impervious surfaces on site. This was accomplished by minimizing the building footprint and the quantity of impervious landscaping. Refer to Target 10. Brick-size pavers were used to surface the exterior courtyards and ornamental gravel beds were used around the building. Comments The use of a pervious product for the road surfaces and all sidewalks, would have resulted in a net reduction of impervious site coverage: less than the Pan-Hellenic House and its car park. These products however do not meet the current University standards or practices.

42

Target 17

Develop a construction waste management plan Materials and Resources Related LEED� Reference Construction Waste Management (M&R 2) – Intent: Divert construction, demolition, and land clearing debris from landfill disposal. Redirect recyclable material back to the manufacturing process. Context and Strategies Explored A construction and demolition waste management plan consistent with the UBC Technical Guidelines and the GVRD’s objectives was incorporated into the specifications. A final list of recycled or landfilled materials was a requirement for Substantial Completion. A monthly summary of solid waste disposal and diversion was submitted prior to each progress claim. Results: Achieved While monthly disposal summaries were submitted by the Contractor, the overall level of detail in the documentation was quite poor. Site separation of recyclables was not always possible due to the extremely limited space for construction access and staging. Nevertheless, a significant quantity of materials were diverted from landfills. Of the thirty recorded truckloads (25-30 cubic yard loads) of material taken off site by North Shore Disposal, the breakdown is as follows:

Type Quantity % Recycled Tonnes Handler Dimensional Wood 3 loads 100% recycled 7 Pacific Coast Fibre Wood (from mixed loads) 22 loads ~30% recycled 21 Inner City Recycling Concrete 2 loads 100% recycled 20 Columbia Bitulithic Metals (incl. mixed loads) 1 load 100% recycled 12 Richmond Steel Cardboard 1 load 100% recycled Crown Packaging Yard wastes (rock, soil) 1 load 100% recycled Ecowaste Industries

Certain materials are not included in the table above: 1. A number of subcontractors removed their own wastes, eg, drywall, curtainwall. 2. About 5 tonnes of salvaged cedar decking cutoffs were removed by private individuals for home

renovation projects, furniture making, etc. 3. Leftover glulams from the Pan-Hellenic House deconstruction and other UBC sources were sold to

Vancouver Timber to be cut into specialty flooring.


Comments Data from Contractor’s receipts: Month

Type

Quantity (yds/t)

Recycled

Landfill

Company

Aug Sept Oct Nov Dec Jan Feb Mar Apr

Wood Wood Rubble Wood Rubble Concrete Steel Wood Wood Rubble Rock, Soil Wood Rubble Wood Rubble Wood Rubble Wood Rubble Cardboard Wood Rubble Wood Rubble

3.5 tonne (30yd) 12 tonne (50yd) 14 tonne (60yd) 20 tonne 8 tonne 3.5 tonne 100yd 25yd 75yd 50yd 50yd 50yd 30yd 50yd 75yd

3.5 tonne 3 tonne 3.5 tonne 20 tonne 8 tonne 3.5 tonne 25% 25 yd 25% 25% 25% 25% 30yd 25% 25%

25 yd 30 yd 100yd 50yd 50yd 50yd 50yd 50yd 75yd

North Shore Disposal North Shore Disposal North Shore Disposal Columbia Bitulithic Richmond Steel Pacific Coast Fibre Inner City Recycling Ecowaste Industries Inner City Recycling Inner City Recycling Inner City Recycling Inner City Recycling Crown Packaging Inner City Recycling Inner City Recycling

References Warranty and Maintenance Manual, UBC/GVRD Pan-Hellenic House Deconstruction Report

44

Target 18

Explore synergies with International House for convenient waste pick-up Materials and Resources Related LEED� Reference None Intent Reduce site disturbances and material use (for access road and storage facility) by sharing facilities with neighbouring buildings. Context and Strategies Explored The former International House waste pick-up area was on the site of the Liu Centre building, so a new location was required. Sharing the new facilities with the International House was logical and a location was selected on the access road serving both buildings. Due to the configuration of the buildings with principal entrances facing two streets, the buildings don’t really have a ‘back’, where waste pickup can be hidden. Results: Achieved A common waste pick-up for both buildings was provided along the fire lane access serving the Liu Centre and International House. Comments No screening has been provided for the dumpster, which sits in a fairly exposed location. A staging area for recyclables located close to the pick up area would allow for a more convenient removal of those items.


Target 19

Materials and Resources Limit operational waste to 63.5 kg/person Related LEED� Reference Storage and Collection of Recyclables (M&R Prerequisite) – Intent: Facilitate the reduction of waste generated by building occupants that is hauled to and disposed of in landfills. Context and Strategies Explored Recycle bins are located in all occupied spaces. Each workstation has a trash bin that allows for the separation of wastes from recyclables. An open storage closet on each of the upper three floors contain larger bins for the collection and separation of waste materials, including separate bins for newsprint, containers, and cardboard. A User Manual was prepared for the Liu Centre staff, which builds awareness about resource consumption as it related to building use and identifies occupant strategies to improve resource efficiency. Results: Achieved While no data on the actual waste generated is available, facilities are in place to assist occupants with the convenient and effective sorting of recycled goods. References User Guide

46

Target 20

Reduce the use of materials Materials and Resources Related LEED� Reference None Intent Minimize the environmental impacts related to excessive material consumption. Context and Strategies Explored A minimalist approach and aesthetic was followed in the design and use of building assemblies, systems, and materials. In particular, the use of applied finishes was avoided. The Liu Centre is a very ‘stripped down’ building. At all stages in the project, a conscious effort was made to not only reduce waste, but to also to use the minimum of resources to achieve the project’s requirements. The principal strategies include: 1. Efficient structural design. The

hollow core pre-cast concrete planks spanning the Research Wing use concrete 35% more efficiently than a conventional cast-in-place slab. The pre-stressing of the planks minimizes the floor depth and the factory finish produces an attractive exposed surface. Both these factors help reduce overall material use.

2. Downsizing or eliminating mechani-

cal systems. By taking advantage of the local site and climate conditions, and by improving the performance of certain building components, all cooling equipment could be eliminated and ventilation equipment could be significantly downsized. Energy simulation assisted in optimising mechanical equipment.

3. Minimizing the use of applied

finishes. Through carefully detailing of the structure and the integration of building systems, most of the building structure and utilities can be exposed. Applied finishes are used strategically for functional effect: ie, acoustics, maintenance, aesthetics, comfort, etc.


4. Making building elements and systems perform multiple functions. Concrete is not only the primary structural material, but it also it an exposed finish, a fire separation, and an effective thermal sink.

5. Specifying salvaged materials or materials with recycled content. See Target 21. 6. Reducing construction wastes. By working with the standard product dimensions, offcuts and

material wastes are reduced. For example, the plywood panels attached to the underside of the service spine running the length of each floor in the Research Wing, were originally 36” wide. By reducing them 4”, 12 panels could be made from one plywood sheet, rather than only 8. This decision resulted in the use of 30% fewer plywood sheets and the generation of virtually no offcuts. The heavy timber roof structure design for the Seminar Wing was tailored to the inventory of salvaged materials available from the deconstructed Pan-Hellenic House. The environmental checklist used for furniture identified non-wasteful packaging practices as one of the criteria for product selection.

32” module

Figure 11 – DIVIDING A STANDARD 4X8 SHEET OF PLYWOOD Results: Achieved The Liu Centre building achieves a high level of material efficiency and durability, minimizing material use and waste during demolition, construction, and operations. Comments LEED� does not provide direct credits for minimizing overall material consumption, except under Building Re-use in the Materials and Resources category. References Furniture Checklist

36” module

�woodgrain�

30% waste

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Target 21

Actively seek materials for reuse and with recycled content Materials and Resources Related LEED� Reference Resource Reuse, Recycled Content (M&R 3,4) – Intent: Extend the life cycle of targeted building materials, reducing environmental impacts related to materials manufacturing and transport. Increase demand for building products that have incorporated recycled content material, reducing the impacts resulting from extraction of new material. Context and Strategies Explored 1. Salvaged Materials: Structural cedar decking, glulam beams, dimensional lumber, and concrete pavers

are the principal salvaged materials re-used. A complete list is detailed in the following table.

Salvaged Material

Use

Quantity

Source

Cedar decking (3x6) Seminar Wing roof 8,265 lin ft UBC Pan-Hellenic House Cedar decking (3x6) Seminar Wing roof 3,500 lin ft Litchfield & Co Ltd Cedar decking (4x6) Seminar Wing roof 1,280 lin ft Dubreuil Architectural D-fir glulam (15x5,17x8) Seminar Wing roof 1,360 lin ft UBC Pan-Hellenic House D-fir glulam (various) Seminar Wing roof various UBC Forintek building Plywood, dim. lumber Seminar Wing roof 5,000 sq ft Liu Centre concrete formwork Hot water radiator Basement, stairwell 3 units UBC Wood Science building Janitors sink Janitor room 1 units UBC Pan-Hellenic House Mech. pipes, valves Perimeter heating various UBC Wood Science building Concrete Pavers Forest Courtyard 1,800 sq ft Residential house in Angus Concrete Curbing Rock Garden 30 lin ft UBC Works Yard

The entire Seminar Wing’s heavy timber roof structure was built of salvaged materials. The radial king-post truss in the Caseroom is an innovative and efficient structural response using the salvaged materials available. The clear span dimensions of the other Seminar Wing spaces were determined according to the inventory of glulams. The Forest Courtyard is surfaced with concrete pavers, supplied from a residential source. The Rock Garden uses as feature elements sections of broken curbing salvaged from the UBC Works Yard. The use of salvaged materials in the Liu Centre offered environmental, economic, and aesthetic opportunities. The environmental benefits are identified in the LEED� Intent above. The economic benefits, documented in the Salvaged Materials Report, include a 55% cost savings over using new materials and a real cost savings of over $30,000. Salvaged material also offered material qualities and textures not possible in new products - as well as some less tangible aesthetic benefits relating to time: invoking the history of a place, creating sense of continuity, etc.


2. Recycled Content. An exhaustive review of recycled content in all specified materials was not conducted. Nonetheless, the following list identifies those materials or products specified in the Liu Centre and known to have a high degree of recycled content. • crushed concrete aggregate: primary structure, exterior

walls, sidewalks. • structural steel: concrete reinforcing, Caseroom columns

and roof structure, main staircase, handrails, canopies, miscellaneous structural supports and anchors, etc.

• drywall: walls, partitions, bulkheads, and shafts. • MDF: wall panel substrate, millwork, baseboards, and

signage. • recycled rubber: stair treads • cellulose fill insulation: washroom walls • furniture: Aeron chairs in both the boardroom and

Caseroom have high recycled content. • EcoSmart� concrete: primary structure, exterior walls,

sidewalks. While not a high percentage of the total mass of concrete, fly ash replaces 50% of the cement content (cement accounts for most of the embodied energy in concrete). In total, almost 100 tonnes of fly ash was used in the building. Refer to Target 9.

Results: Achieved This target does not specify a percentage, but the intent was clearly achieved. If the LEED� standard were used, credits would be achieved in both the Resource Reuse and the Recycled Content categories. Comments There was a very high level of commitment by the project Consultants to this target. The inconsistent supply and quality of salvaged materials created unique challenges that demanded additional flexibility, resourcefulness and coordination by all members of the project team. References AIBC/GVRD Reuse of Salvaged Materials Design Guide Salvaged Materials Report EcoSmart� Concrete Report – Liu Centre Case Study Furniture Checklist

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Target 22

Ensure demolished materials are recycled Materials and Resources Related LEED� Reference Construction Waste Management, Resource Reuse (M&R 2,3) – Intent: Divert construction, demolition, and land clearing debris from landfill disposal. Redirect recyclable material back to the manufacturing process. Extend the life cycle of targeted building materials, reducing environmental impacts related to materials manufacturing and transport. Context and Strategies Explored The 38-year-old Pan-Hellenic House, a former sorority building, was underutilized and in a state of disrepair when the University chose this site for the new Liu Centre building. The decision was made to deconstruct the two-storey, 825 m2 wood-frame building rather than demolish it. Bidders were asked to submit material reuse and recycling targets along with their pricing. Tenders were evaluated based both on the percentage of materials targeted for reuse or recycling and on the deconstruction costs. Litchfield and Co Ltd received the commission and dismantled the building using primarily manual labour over the course of six weeks. The extra time required to deconstruct the building over simple demolition was factored into the project schedule. Of the total 1263 cubic yards of demolition materials removed from the building, only 6% were sent to the landfill. A detailed report of the deconstruction was published by UBC. By designing the Liu Centre to reuse significant quantities of the deconstructed materials, the costs of storage and transportation were avoided. Knowing the quality, quantity and dimensions of the materials allowed the project to make optimal use of them. And the issue of availability – which is often a problem with specifying salvaged materials – was also avoided. Results: Achieved 94% of the former Pan-Hellenic House and its site constructions were salvaged or recycled. 17% of demolition materials were salvaged, including most of the building structure and envelope. A total of 28 glulam beams and 8265 lineal feet of 3” x 6” cedar tongue-and-groove decking were stored on site for reuse in the Liu Centre. Additional glulam beams were reused from the recently demolished Forintek building from a site just to the south. Comments A cost-benefit analysis (deconstruction vs. demolition) would be a valuable exercise. References UBC/GVRD Pan-Hellenic House Deconstruction report GVRD ‘Demolition and Salvage Facts’ sheet


Target 23

Materials and Resources Major elements to be recyclable Related LEED� Reference None Intent Reduce future construction wastes by using materials that are recyclable. Building assemblies should be designed to simplify the process of deconstruction and waste separation. Context and Strategies Explored Characteristics of the building design that make it highly recyclable include: 1. Most of the interior surfaces of the Liu Centre are

recyclable, including: exposed concrete, heavy timber, and steel; interior and exterior glazing; painted drywall and MDF; maple paneling and millwork. Carpet, washroom tile, and minor amounts of other floor finishes are the only adhered finishes that would require stripping from the structure.

2. Building elements can be easily separated. Complex

built-up assemblies are avoided. In most buildings, the number of materials and services in a typical wall assembly is very high. Many of those materials are adhered or attached in ways that makes them difficult to separate. The Liu Centre uses a component approach in the design, where the quantity of materials in each component are limited and easily separated. Examples include:

• The glulam beams supporting the Seminar Wing roof

can be unbolted from the steel components and reused.

• The curtainwall can be detached from the exposed concrete structure and disassembled into its component elements: aluminum extrusions, glazed units, insulated units, operable windows and trickle vents.

• The vertically applied exterior steel cladding can be reused.

• All interior partitions are non-structural steel stud and drywall construction.

• The perimeter heating cabinets are entirely MDF; easily removed and recycled.

• The steel stairs have mechanically fastened wood panels and surface applied rubber treads, both of which can be quickly dismounted and the entire steel assembly recycled.

52

• Hollow metal and solid core doors, millwork, plumbing fixtures, and lighting fixtures are all easily removed and salvaged.

While potentially recyclable, most of the building structure is not salvageable. For seismic reasons

the salvaged structural cedar decking covering the Seminar Wing roof had to be made monolithic by nailing together the individual planks with large spikes. The entire reinforced concrete structure including its pre-cast elements, while very durable, would eventually have to be crushed to separate concrete from steel reinforcing.

3. The highly modular design of the Liu Centre utilizes repetitive building elements. The reuse of

salvaged building elements is more economic when available in large numbers and standard sizes. Repetitive elements and detailing also makes the removal and sorting processes easier.

4. Mechanical and electrical service lines are easily accessible and removable. Most of the utility lines

in the Liu Centre are exposed or screened with removable panels. The distribution of services is organized along straight runs and in the Research Wing, repeated on all three floors. Pipes and raceways could be easily removed undamaged.

Results: Achieved A very high percentage of the Liu Centre is recyclable. While most of the structure is monolithic and would eventually require demolition, many building elements could be reused in a future project, if carefully deconstructed.


Target 24

Sustainable Sites Ensure no loss of species Related LEED� Reference None Intent Protect existing ecosystem and habitats. Preserve biodiversity. Results: Achieved Refer to Target 26 – Preserve the ecosystem. Comments No unique or threatened species was identified in project.

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Target 25

Use native plants Water Efficiency Related LEED� Reference Water Efficient Landscaping (WE 1) – Intent: Limit or eliminate the use of potable water for landscape irrigation. Context and Strategies Explored Because the forest is so dominant on the site and all of the existing trees were retained, the landscape design takes a minimalist approach to the use of new planting. Native plants, including a large number of ferns and a mix of wild grasses, were used to restore the forest floor and to extend it to the edge of the Liu Centre building. At the two entry facades, a non-invasive bamboo species was planted in beds covered in pea gravel. Gravel and rock beds are used around the building as a counterpoint to the green, wet surroundings. Climbing hydrangeas were planted along the West Mall entry approach, on the south side of the International House. Results: Achieved The retention of all existing trees on site was supplemented with new understorey plants, primarily of a native variety. All plants require minimal maintenance. Comments The area of wild grass planted between the building and the forest were never intended to be cut. The seed mix is a hardy, short growing variety. Despite instructions to the contrary, explicitly outlined in a maintenance schedule, the University maintenance staff routinely mows the grass areas, even on the slope behind the rock garden.


Target 26

Sustainable Sites Preserve the ecosystem Related LEED� Reference Reduced Site Disturbance (SS 5) – Intent: Conserve existing natural areas and restore damaged areas to provide habitat and promote biodiversity. Context and Strategies Explored This ‘umbrella’ target is described in more detail under the following headings: Target 10 – Build on the existing car park Target 11 – Restore the forest edge Target 25 – Use native plants Target 27 – Preserve existing rare plant material Target 28 – Preservation and protection of existing trees The general target of preserving the existing ecosystem is a long-term issue. The construction process, while occupying a relatively short period of time in ecological terms, represents a highly disruptive moment in the ecosystem of the site. Thus building durability and longevity is very important to the extended health of an ecosystem. Results: Achieved By limiting construction and by retaining as much of the existing ecology as possible, the impact to the ecosystem of the site was minimized. The restoration of the construction areas with native plants will help the existing ecosystem regenerate more quickly.

56

Target 27

Preserve existing rare plant material Sustainable Sites Related LEED� Reference None Intent Preserve biodiversity and protect the University’s cultural heritage. Context and Strategies Explored The UBC Arborist prepared a Tree Survey report of all the trees on and around the Liu Centre site. The large katsura was identified as a specimen of rare size and maturity. The katsura is located in the middle of the Liu Centre site and was likely planted shortly after the construction of the Pan-Hellenic House. Its location was just off the corner of the Pan-Hellenic House and a large portion of the ground around it was covered in asphalt paving. The katsura was protected during construction with hoarding at the drip line of the tree canopy. An arborist was consulted to observe all work that might impact the health of the tree and to perform selective pruning. Moisture levels at the base of the tree were monitored regularly. The design of the hard landscaping around the katsura tree had to be altered during construction to preserve the health and stability of the tree. Primary factors leading to this decision included: 1. A reinforced concrete wall was discovered under the soil, which

enclosed the entire base of the tree. The walls prevented the outward development of the roots and had caused the roots to girdle the tree. Because of this situation and the damage caused to the roots in the removal of the concrete, the arborist concluded that the weakened tree required a larger uncovered base area. The tender drawings had indicated a smaller rectangular opening in the paving of the Entry Courtyard.

2. The precise elevation at the base of the katsura was an unknown

throughout the design process. Despite numerous requests by the design Consultants for an accurate site survey, this was never supplied by the University. When the preparation for hard landscaping began, the Contractor determined that the elevation of the katsura base was significantly higher than expected. As a result of the submerged wall mentioned above, many large roots were very close to the surface. The paving of the courtyard could not be installed as originally designed.

The difference in level between the katsura base and the new hard surfacing was resolved with a low retaining wall and stairs. This feature softened the overly formal symmetry of the Entry Courtyard and created a more dynamic space. The retaining wall and stairs also provide informal seating under the tree.


On the Service Courtyard side of the katsura, the tree base is given a large amount of space to protect existing surface roots. The soil slopes down gradually to the level of the sidewalk. Because of the additional area required by the tree, the handicap and courier parking had to be relocated from in front of the service courtyard. This resulted in the replanning of all the road surfaces and sidewalks on the building side of the access loop. Refer to Target 37 and 38. In the replanning of the hard landscaping, and relocating the parking, the opportunity for installing the curved concrete acoustic wall was revisited – an option abandoned during the design phase due to budgetary constraints. Refer to Target 35 for more details. A line of cedar hedging – provided at no charge by UBC Nursery – was installed as a temporary measure in the proposed location of this potential future wall. Ground cover is planned for the base of the katsura and will be planted once the tree is fully recovered from the stresses of construction. Results: Achieved The katsura was identified as a rare large specimen on the University campus. A number of measures were taken to protect the tree during and after construction. As a result of site discoveries made during construction, the hard landscaping around the tree had to be redesigned in order to ensure the health of the tree. The tree sustained significant root damage to remove an old concrete wall enclosing its base. Two years after construction, the katsura appears to be in good health. References Tree Survey

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Target 28

Preservation and protection of existing trees Sustainable Sites Related LEED� Reference Reduced Site Disturbance (SS 5) – Intent: Conserve existing natural areas and restore damaged areas to provide habitat and promote biodiversity. Context and Strategies Explored The Liu Centre is situated near some of the largest and oldest trees on campus. The Liu Centre Design Guidelines specified that the “project design must demonstrate high respect for the site’s immediate forest environment.” It further stated that “the forest landscape should remain whole, ie, the building footprint and hard surfaces of the project should fit within the forest clearing.” A Tree Survey was conducted by the UBC Arborist to document the size and condition of trees surrounding the Liu Centre project. It determined that all trees should be preserved with the exception of several diseased hemlocks. Following the recommendations of the Tree Survey, hoarding was installed at the drip-line of all trees prior to construction. This greatly reduced the Contractor’s maneuverability on site and options for staging, access, on-site sorting of recyclables, etc. The Liu Centre building is sited on the footprint of the former Pan-Hellenic House and its parking lot. Thus, surface root systems were largely unaffected by the location of the new building. With some notable exceptions, the construction process and its soil disturbances had little impact on the existing trees. These exceptions include: 1. In the early stages of construction, a number of test pits

and trenches were excavated at the south end of the site, close to the forest edge. This was required to locate and remove existing underground service lines and prevent soil contamination. Some of the larger roots were spared, but many of the finer surface roots were severed.

2. A similar situation occurred during the excavation for new

service lines from West Mall to the Liu Centre under the entry sidewalk. The trench came close to the cherry and the small grouping of trees to the south of the International House plaza. Some careful digging was required to preserve the larger roots.

3. During excavation for the Seminar Wing foundations

along the west side of the site, it was discovered that sig-

Figu

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OTI

NG

PLA

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60

nificant roots would have to be pruned from at least two trees – a 110’ cedar and an 80’ maple. If the work were to proceed as planned, the health and stability of the trees would be jeopardized, endangering both the tree, the building and the occupants. The design team recommended changes to column locations and footings to avoid the roots. Refer to the diagram opposite. Some inventive structural modifications were involved to reduce the size of a Caseroom footing, which was accomplished with the use of a grade beam. The University showed commitment to this project target by accepting the Change Order for the added costs to perform this work.

4. The landscaping around the katsura tree was replanned due to

unexpected site conditions. Refer to description under Target 27. 5. While the use of construction vehicles along an existing forest

access route was strictly controlled, this use became relatively heavy in the later stages of construction when there was no other way to service the south side of the building. Some remedial action was taken: eg, the use of hog fuel on path to protect tree roots, but not to the extent that was recommended by the landscape architect, who had specified the use of a geotextile membrane. In addition, this activity took place in the spring, when the forest floor was saturated with water and the vehicles sunk deep into the soil. Because it takes a number of years for the root damage from soil compaction to manifest itself in the more visible signs of crown die-back and large limb drop-off, the extent of the damage to the forest from this source is unknown. This access route continues to be used by the University’s maintenance staff, against the recommendations of the Liu Centre project team and the UBC arborist.

Results: Achieved All existing healthy trees on site were preserved. While an arborist was consulted on a number of occasions during construction, earlier consultation in the design phase may have prevented both root damage and many of the related Change Orders. These services were requested by the design Consultants, but declined by the University. The condition of the trees is being monitored. They all appear to be in good health, including those most affected by construction, such as the katsura and the cedar beside the Caseroom. References Tree Survey


Target 29

Sustainable Sites Provide shower facilities for cyclists Related LEED� Reference Alternative Transportation (SS 4.2) – Intent: Reduce pollution and land development impacts from automobile use. Context and Strategies Explored In order to make regular bicycle commuting a viable form of alternative transportation, a conveniently located shower and change facility is essential. Wheelchair users can also benefit from these facilities. One of the two uni-sex change rooms in the Liu Centre is fully accessible to wheelchair users with the appropriate fixtures, supports, and benches. Unfortunately during construction, the concrete floor slab was not recessed for the accessible shower, so an alternative to the wheel-in shower stall was developed in collaboration with the University’s physical access coordinator. It uses fold down benches on both sided of the shower curtain to allow the user to easily slide in and out of the stall. While it would not be building code compliant, it is nonetheless an effective solution. Results: Achieved Two uni-sex change rooms with showers are located in the basement of the Liu Centre. One of the change rooms has an accessible shower for wheel chair users. A separate building entrance provides access to the change rooms directly from the outside. Lockers are located in the corridor outside the change rooms. None of the neighbouring buildings have shower facilities, so there is the potential for use of these facilities to be shared. Comments The Liu Centre reports that after the first year of operation, there are only two regular user of these facilities.

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Target 30

Provide secure, safe bike locker storage at ground level Sustainable Sites Related LEED� Reference Alternative Transportation (SS 4.2) – Intent: Reduce pollution and land development impacts from automobile use. Context and Strategies Explored The location for the bicycle rack was changed during construction with the redesign of the landscaping around the katsura tree. Refer to Target 27. Originally the bicycle rack was located in front of the Liu Centre Research Wing – on the north side close to the International House. At that location, it was highly visible, accessible, and located beside a separate entrance leading directly to the shower and change facilities. Results: Achieved A bicycle rack is currently located in the service courtyard next to the katsura tree. It has a free standing glass canopy structure – similar in design to the Liu Centre entry canopy – to shelter the bicycles from the weather. The bicycle rack is not the UBC standard, with the capacity limited to five bicycles. Comments The bicycle rack is being used to its capacity on a regular basis.


Target 31

Sustainable Sites Examine the implications for expansion Related LEED� Reference None Intent Provide a strategy for building expansion in order to maximize existing site and infrastructure capacity. Context and Strategies Explored Since it opened, there has been high demand for both office and conference space at the Liu Centre. In the Schematic Design phase, the program had already grown and plans for expansion were necessary. Three of the expansion strategies explored: 1. Vertical expansion of the Research Wing. This option would provide up to 350 m2 of new office

space (with excellent views, natural ventilation, and daylighting) per floor. An ideal expansion option for adding a new department without disturbing the layout of existing floors. However, the added capital costs required to prepare the building for such an expansion, eg, oversizing the structure and vertical circulation, made this option unfeasible.

2. Horizontal expansion of the Research Wing. Extending the narrow end of the building three

structural bays (18m) to the south would add approximately 155 m2 of new office space to each of the existing upper two floors. Due to the half story grade change and the existing breezeway, a ground floor extension is not desirable. This option has limited expansion potential, but would provide prime office space with exceptional views. It could also be accomplished with minimal impact to the existing building and its operations. One major liability to this proposal, would be the loss of the cherry tree, an important existing site amenity.

3. Integration with the neighbouring International House and C K Choi building. This broader strategy

would see the three separate facilities develop into a community of buildings with complementary programs and space sharing. This would allow more efficient use of existing buildings, the C K Choi building, for example, was overbuilt to allow for expansion of programs and has been underutilized since it opened. This strategy would involve physical linkages and building upgrades (which in the case of the International House is long overdue) as well as some departmental restructuring.

Results: Achieved Two viable expansion options, 2 and 3 above, were explored. Option 2 could provide 310 m2 of new office space on site. Refer to Figure 13 overleaf. Comments See also targets 40 and 57.

LAND USE DIAGRAMFigure 13


Target 32

Sustainable Sites Maximize the Floor Space Ratio (FSR) Related LEED� Reference Urban Redevelopment (SS 2) – Intent: Channel development to urban areas with existing infrastructure, protecting greenfields and preserving habitat and natural resources. Context and Strategies Explored The building area was determined by the program and the budget, and not by the goal to maximize the FSR. The size and arrangement of the building masses responded to a number of site and programmatic factors. The major determinants include: 1. An urban design intention to create an integrated complex with neighbouring buildings (eventually with

more direct linkages and space sharing) through a careful study of scale, orientation, and fenestration. 2. Minimizing site disturbance to the surrounding forest and individual trees, while at the same time taking

advantage of existing site features, views, daylight, and shade. 3. The natural division of the building into two Wings with distinct uses, typologies, and building systems.

The Seminar Wing has public, specialized spaces with intermittant use, while the Research Wing has more private, generic (or flexible) space with regular use.

4. Narrow building wings that maximizes natural light and cross ventilation. 5. Dual building entry requirements. 6. Creation of sunny and protected outdoor amenity spaces. The ratio of exterior wall envelope to floor area for the Liu Centre is 3.0, which is about 25% higher than an optimised arrangement using the same spaces over three storeys. While a more compact building form was possible, it would not be achieved without some tradeoffs to the qualities of the present arrangement, including: building scale, access to views, daylight, natural ventilation, outdoor amenity spaces, etc. Results: Achieved The 1991 UBC Campus Plan states that the average building density within current higher density building blocks on the Main Campus is a Floor Space Ratio of between 1.0 and 2.0. Using the buildable site area, the Liu Centre achieves an FSR of 1.2 – refer to Figure 13 opposite. With a horizontal building expansion, the site could achieve an FSR of 1.4. Considering the scale of the neighbouring buildings and sensitivity of the site, a higher FSR at this location is probably not desirable. The Liu Centre site area for construction is 2525 m2. A significant portion of this area is immediately in front of the International House and its glazed southern façade. In order to achieve the ‘primary communal goal’ for the site as stated in the Liu Centre Design Guidelines – ie, ‘the protection and communal use of the forest landscape’ – a 550 m2 wedge of land directly in front of the International House can not be realized for construction. 265 m2 are unbuildable due to set back regulations. There are also a number of trees within and along the edge of the site area. In order to preserve all existing trees on site, (ie, no construction within drip line of canopy) the buildable site area must be reduced by an additional 185 m2. This brings the total buildable site area for construction to 1475 m2.

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Target 33

Treat the existing exterior lights as a heritage resource Cultural Heritage Related LEED� Reference Building Reuse (M&R 1) – Intent: Extend the life cycle of existing building stock, conserve resources, retain cultural resources, reduce waste, and reduce environmental impacts of new buildings as they relate to materials manufacturing and transport. Context and Strategies Explored In 1956, Cornelia Oberlander, the Liu Centre Landscape Architect, designed an exterior lamp standard for the UBC Faculty Club. The ‘Mushroom’ lamp was later used around many of the nearby buildings and forest paths. Six of these fixtures were located on the International House plaza facing West Mall and were identified as a cultural resource to be retained. These existing ‘Mushroom’ lamps were badly rusted and used inefficient incandescent bulbs. The overall lighting package for the building was ambitious (see Target 56) and the budget very limited. Retrofitting the ‘Mushroom’ fixtures to current UBC standards was not considered feasible without a loss in quality or performance of the overall lighting package. Results: Not Achieved It was not economically feasibile to retrofit the existing lamps within the project budget. They were removed and sent to storage at UBC. The current location of the lamps is unknown. Comments LEED� identifies light pollution as a criterion of sustainable design. The design of the new UBC exterior lamp standard does not address this very well. About 20% of the light from the fixture is directed towards the sky, which contributes to ‘sky glow’ and impacts nocturnal environments. While the intensity of the installed lamps seems very bright, they have been utilized to address security and safety concerns at UBC.


Target 34

Cultural Heritage Make no negative visual impact on Nitobe Gardens Related LEED� Reference None Intent To protect the existing cultural and architectural heritage of the University. Context and Strategies Explored The Nitobe Gardens are located to the southwest of the Liu Centre and are enclosed by a solid two metre high wall. From inside the gardens, only the trees above the Liu Centre are visible. There were minimal changes to the forest due to the construction of the Liu Centre – involving selective pruning of existing trees to remove dead branches and increase light penetration and the removal of several diseased hemlocks. The Liu Centre is partially visible from the path along the exterior of the Nitobe Garden east wall leading from Marine Drive. The size, proportion, colour and material palette of the Liu Centre are very restrained. The forest floor around the Liu Centre was restored after construction with native plants including wild ferns and grasses. The new building and landscaping fit in harmoniously with the natural surroundings. From the Nitobe Garden entrance, the forest entirely obscures the view to the Liu Centre. Results: Achieved The existing natural landscape was enhanced with some selective pruning of trees and the use of native planting. The building is neither visible from within the gardens nor from its entrance. See also Target 25.

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Target 35

Mitigate noise levels on site Open Space Use Related LEED� Reference None Intent As identified in the Liu Centre Design Guidelines: ‘To shelter the activities within and around the Liu Centre from traffic noise generated by North West Marine Drive.’ Context and Strategies Explored Street noise is the main source of external disturbance at the Liu Centre. One of the principal building entrances of the Liu Centre faces N W Marine Drive. N W Marine Drive is a main collector road that loops around the periphery of the campus and has higher speed traffic. A number of popular recreational destinations like Wreck Beach and the Museum of Anthropology are located nearby. Because the Liu Centre is sited at a bend in N W Marine Drive, it is effectively exposed to the road on two sides. The traffic noise is particularly apparent on wet days – not an unusual condition in Vancouver. Strategies used to reduce the level of street noise at the Liu Centre include: 1. A generous setback from the street. Despite a relaxation to the UBC Planning Guidelines that

would have required an even greater setback from the Highway right-of-way, the Liu Centre is located more than 20 m from the curb of N W Marine Drive. Only the corners of the building extend over the required setback, and the rest of the building on N W Marine Drive steps back even further.

2. The preservation of all trees on the site, in particular those on the street edge, assist in the

reduction of noise and air pollution. Refer to Target 28. 3. The north elevation of the Seminar Wing has thick insulated

walls and minimal fenestration. 4. A series of tall free-standing concrete walls were proposed to

reflect virtually all traffic noise away from the ground floor of the Liu Centre. However only the walls sheltering the entry courtyard were built. A more ambitious curved wall intended to screen the service entrance (where the cedar hedging is currently located) and extend an equal distance into the forest was deleted as part of cost savings. The arrangement of concrete walls around the Entry Courtyard creates a traditional Oriental ‘spirit wall,’ an entry sequence that effectively screens the courtyard and glazed lobby – both visually and acoustically – from N W Marine Drive.

5. The main outdoor amenity space, the Forest Courtyard faces

away from the street and is shielded by the building itself.


The Liu Centre also faces West Mall, which has slower traffic and less volume than N W Marine Drive. West Mall is not a significant source of noise for the Liu Centre. The Liu Centre is set back a great distance and is shielded by the International House. Results: Achieved The strategies used to minimize noise are effective. The University has indicated that they may reconsider constructing the curved concrete wall along N W Marine Drive, should funds become available; however, given the other funding priorities and the generally satisfactory acoustics, this is unlikely. Comments While the addition of the curved concrete wall would further reduce noise levels, a careful weighing of its impacts to the forest may reveal that a smaller wall screening only the service court might be more appropriate. Because the service entry is the only visible entry from the street, this creates a possible source of confusion for new visitors. The Liu Centre staff confirm that noise from outside sources do not cause a disturbance.

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Target 36

Provide a covered outdoor space contiguous to building Open Space Use Related LEED� Reference None Intent Respond to the Liu Centre Design Guidelines relating to open spaces. Provide easy access to natural environments. Context and Strategies Explored The forest surrounding the Liu Centre is a great site amenity. The building is configured – in large part – to take full advantage of its qualities. The separation of the building program into two distinct wings increased the building perimeter and the occupant’s access to views, daylight, and fresh air. It also created opportunities for high quality non-programmed outdoor amenity spaces. The ‘H’ plan, formed by the parallel building wings and a connecting glazed lobby, creates two outdoor rooms. The Forest Courtyard to the south and the Entry Courtyard to the north. 1. Forest Courtyard. The 140 m2 Forest

Courtyard, surfaced with salvaged concrete pavers, is the larger of the two outdoor rooms. It is sheltered by and accessed from the building on three sides. On the south side, it is open to a rock garden, a slope planted with wild grasses and ferns, and the tall forest backdrop beyond. The courtyard is flared out, giving a direction to the outdoor space, while also providing more sunlight and view. The space can be directly accessed from the lobby, multi-purpose room, and lounge – which makes it a successful breakout space for conferences.

2. Entry Courtyard. The entry sequence from

N W Marine Drive includes a 100 m2 courtyard sheltered from street by tall free-standing concrete walls. The concrete walls provide both acoustic and visual screening for the courtyard as well as the glazed lobby. The katsura, carefully preserved during construction, is the focus of the space. The low retaining wall and platform around the tree provides informal seating and a dynamic to the otherwise symmetric space. See Target 27 regarding the redesign of this space. These walls also address issues of feng shui, a concern of the donor.


3. Covered Areas. The lounge and both sides of the multi-purpose room have exits to covered outdoor spaces that allow for enjoyment of the forest environment in all types of weather. A contiguous covered breezeway links the Forest Courtyard to the campus pedestrian network.

Results: Achieved In the design of the Liu Centre, several non-programmed outdoor amenity spaces were created, that give both staff and visitors a high degree of interaction with the surrounding natural environments, at the same time implying a more generous and extensive facility than accounted in the actual built area. The spaces are well used and enjoyed by the Liu Centre staff. Comments The original intent was to have some permanent bench seating in the Forest Courtyard, but it was deleted for cost savings and for a concern over upkeep. The Users have now asked the Architects to reconsider this issue and propose some permanent furniture.

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Target 37

Provide convenient parking for the disabled Access / Mobility Related LEED� Reference Alternative Transportation, Reduce Heat Island (SS 4.4, 7) – Intent: Minimize on-site parking and roads, but provide basic services, including: visitor drop-off, deliveries, emergency access, and handicap parking. Context and Strategies Explored The access loop from N W Marine Drive underwent significant redesign during construction – primarily as a result of enlarging the protection area around the katsura – see Target 27. In the redesign, the space for a handicap parking stall was located to the north end of the Research Wing adjacent to the main entrance. Because of its location at the entry to the International House fire/service lane, a six metre clearance for emergency vehicles was provided so that the required access route would not be blocked. This layout was reviewed by the local building inspector. The Fire Marshal did not approve of the location and asked that the parking stall identification markings be painted out. However his reasons for doing so were not directly related to the fire lane requirements, as the parking stall did not encroach on the fire lane clearance requirements. The International House is in need of a significant upgrade to make it conform to current standards of fire safety and access. The Fire Department has raised this issue with the University on a number of occasions and has here used their position in the permitting process (albeit on a neighbouring building) to pressure to the University to remedy this situation. One other option for handicap parking was along the drop-off lane. While this reduced the drop-off space considerably, it was still a workable solution. At the time the details were being resolved, Lloyd Axworthy, the new Director of the Liu Centre, asked the University for a personal parking stall on site. The drop-off lane was the only location possible and it became the Director’s space. Results: Achieved (in principle) While the overall aim of minimizing on-site parking and roads was achieved, the specific target of providing handicapped parking is still under negotiation between the University and the Fire Department. Although a space has been designated, it is not currently approved for use by the Fire Department. Comments The painted road designations for the parking spaces have now been painted over and revised four times.


Target 38

Access / Mobility Provide for courier dropoff Related LEED� Reference Alternative Transportation, Reduce Heat Island (SS 4.4, 7) – Intent: Minimize on-site parking and roads, but provide basic services, including: visitor drop-off, deliveries, emergency access, and handicap parking. Context and Strategies Explored For both ecological and economic reasons, the area of paving for vehicular access has been minimized. Not only does this reduce the impact on the natural elements of the site, it is also a disincentive to using the automobile. Bicycle services are provided on site and public transportation services are close by. The closest parking lot is at the Museum of Anthropology lot, about 300 m away. While most of the N W Marine Drive access loop fell outside the property line and was built according to specifications supplied by UBC, the project team still had a coordinating role in the work. During construction, the Contractor performed the work on both sides of the property line, which reduced overall costs, improved efficiency of equipment and materials, and ensured a seamless installation. One of the outcomes of minimizing paved areas and lane widths is that vehicles must reduce speed to carefully navigate. The tight turning radius at the entrance from N W Marine Drive, in combination with the minimum lane width, requires vehicles to greatly reduce speed. Results: Achieved A curb side drop-off lane along the N W Marine Drive access loop has been provided for visitors, deliveries, and service vehicles. The drop-off curb is sufficiently long to allow for deliveries to the service entrance and visitor drop-off to occur simultaneously. Curb cuts are provided at both ends of the drop-off for wheelchair access and large deliveries. The access loop employs minimum lane widths. There is only one parking stall on the entire site. Refer also to Target 37.

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Target 39

Provide level physical access from West Mall Access / Mobility Related LEED� Reference None Intent Full building accessibility. Context and Strategies Explored The redesign of the International House plaza on West Mall, while outside the Liu Centre property line, was included in the project. The majority of pedestrian traffic to the Liu Centre is from West Mall, and the Liu Centre required a path and proper street presence on West Mall. There is a significant grade change from West Mall to the Liu Centre. An early strategy for integrating wheelchair access with the formal stairs leading down to the Liu Centre and International House was the use of ‘stramps.’ Like those first used at Robson Square in downtown Vancouver, ‘stramps’ are a visually elegant combination of stairs and ramps that fully integrate wheelchair users with pedestrians in the same flight. The width of the International House plaza makes such an arrangement possible. Unfortunately, ‘stramps’ do not conform to current building codes and have been criticized for compromising function for both types of users. Level access for wheelchair users was achieved with a gradual sloping path that begins next to the top of the West Mall stairs, winds through the trees, and rejoins the main Liu Centre approach just at the connection to the International House entrance. This path links the various buildings within the forested block and is used by pedestrians and cyclists. Refer to Figure 1. The sidewalk leading up to the Liu Centre entrance, is a series of concrete pads separated with bands of salvaged concrete pavers. To create an entry to the building that was visually more integrated with the landscape and reduced the amount of paving materials, the landscape architect proposed that grass replace the infill pavers. This would create the effect of oversized stepping stones in a green ‘pond’ of grass – making one more conscious of treading over the landscape. With proper detailing, it is possible to achieve the 13 mm elevation tolerance required by the Building Code for accessibility. Nevertheless, the University was not willing to entertain this change to the design – even at a cost savings – due to perceived accessibility and maintenance issues. Results: Achieved The Liu Centre is fully accessible by wheelchair. The entry approaches from both West Mall and N W Marine Drive provide level access within the range of grade limits specified by the Building Code. Comments A prickly broom plant stood immediately in front of a pedestrian crossing of West Mall at a corner of the International House plaza. It hung well into the sidewalk and required passing pedestrians to step off the sidewalk or duck under it. It was also located precisely where the wheelchair path servicing the Liu Centre would most suitably begin. In response to the architect’s request to remove the plant, the University replied that the plant was the oldest example of its type on campus, and that it must be retained. As a result, the new asphalt path was rerouted around the plant. Within days of the work being complete, the broom plant was removed by a University maintenance crew – likely responding to complaints of it obstructing the sidewalk.


Target 40

Operations and Maintenance Make the building adaptable to changes in use Related LEED� Reference None Intent Provide a building design that allows flexibility in the layout of space to suit changing programmatic needs. Context and Strategies Explored The Liu Centre uses simple, integrated modular building systems, which provide flexibility without monotony. The main design strategies used to create a building that is highly adaptable include: 1. A structural grid in the Research Wing that is based on a typical office module and that integrates all

the building services, fenestration, lighting, etc. 2. Clear spans supported on perimeter beams. There are no intermediate columns in the entire building

except between the two seminar rooms (resulting from an insufficient supply of salvaged glulam beams of adequate length).

3. With the passive ventilation system there is no ductwork. The careful organization of other building

services allows for easy changes to partition layouts. 4. A stripped down or ‘unfinished’ quality to the building that invites new spatial arrangements. Results: Achieved The Liu Centre has proven that it is highly adaptable to changes in use. Several examples of changes to the building, both during and after construction, demonstrate the adaptability of the design to changes in use: 1. Research Wing repartitioning. Due to increased demand for office space at the Liu Centre by

research staff and a private foundation, some of the larger spaces of the upper floors have been subdivided. The second floor Reading room, which was underutilized, became a suite of offices for the Simons Foundation. The upper floor open office areas were subdivided into new private offices, identical to the existing office spaces. See Figure 14 overleaf.

Due to the modular systems concept of the design, these modifications have been simply

accomplished with no requirements for adding or relocating data, power, sprinklers, or lighting. 2. Ground floor changes. The Multipurpose room is used more than the other seminar spaces as a

venue for daytime lectures. This higher usage has necessitated the installation of a glazed doors to acoustically separate the space from the lobby.

3. Tree preservation. During construction a number of structural columns were relocated on the west

side of the Seminar Wing to reduce the impact of footings on the root systems of existing trees. The structural perimeter beam which supports and distributes the roof loads, allowed flexibility in replanning the location of the columns.

Figure 14

formeropen office area

formerreading room

formeropen study room

SECOND FLOOR REPARTITIONING


Target 41

Operations and Maintenance Building equipment to be easily accessible for maintenance Related LEED� Reference None Intent Reduce maintenance costs and improve the work environment for maintenance staff. Context and Strategies Explored Building equipment is generally located in designated mechanical, elevator, electrical, and communications rooms, following the UBC standards and other applicable regulations. A review process with various UBC inspectors and maintenance personnel allowed for feedback during construction phase and at key project milestones. Certain modifications were also made based on recommendations by an independent commissioning agent. For example, the piping around the steam/hot water heat exchanger in the mechanical room was completely reworked to allow for better servicing. Because the building uses decentralised heating and ventilation systems, some large pieces of equipment were located outside the mechanical room. Above the servery is an air handling unit that services the adjacent Seminar rooms. It is exposed and accessible, although there were comments by maintenance staff that it was located too close to the wall, making regular filters changes difficult. Below the tiered seating of the caseroom are two other air handling units, which can be accessed by floor hatches. The units are located under a steel deck filled with concrete and space is extremely tight. While a floor hatch is located directly above each unit for servicing, if replacement were necessary, the deck would have to be cut open. Another hatch was added just prior to the concrete being poured to provide access to the crawl space below. Smaller pumps, motors and valves are located throughout the building and are easily accessible by opening hatches or removing grills. Results: Achieved Equipment access for maintenance is relatively good.

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Target 42

Building envelope to respond to climate and site Operations and Maintenance Related LEED� Reference None Intent Use of building envelope systems and materials appropriate to the local environment – to extend the expected life of the building and reduce maintenance costs. Context and Strategies Explored The Liu Centre is located on a university campus in a mild coastal climate region receiving considerable quantities of precipitation over extended periods of time. The site is a forest clearing with plenty of shade, wind protection, and a cool microclimate. All building envelope systems used in the building employ rainscreen principles and were reviewed by a Building Envelope Specialist. A life cycle cost analysis was used to evaluate a number of potential envelope options for the Research Wing, including a double skin system and a more modest window wall option. The Research Wing, which houses the permanent offices, is protected from the elements with a high-performance curtainwall. It was independently water tested on site to substantiate its performance criteria. While the oversized horizontal bullnose caps on the curtainwall are primarily a ‘design’ feature, they also provide an additional level of rain protection and shading. The Liu Centre takes advantage of both its shady site and the surrounding forest views by providing a high proportion of glazing. The double glazing is a ‘low e’ argon-fill type, with excellent thermal properties: Cardinal LoE2 172(#2)/CI – Visible Transmittance 70%, Solar Heat Gain Coefficient 0.40, Shading Coefficient 0.46, Centre of Glass U Value 0.24. The design also takes advantage of the mild climate and high air quality at the site by using a passive ventilation and cooling system: providing exterior supply air from operable windows and vents. Other building envelope systems include: rainscreen stucco, metal cladding, and storefront glazing. Storefront glazing on both sides of the Seminar Wing is protected with significant building overhangs. The galvanized steel cladding on the Seminar Wing is an economical material providing excellent weather protection, but as it is susceptible to impact damage, its use is limited to low traffic areas. It is potentially vulnerable to vandalism. Results: Achieved The building envelope is highly responsive to the site and the local climate conditions. Comments The specification defining the performance criteria for the curtainwall system was not clear and in a number of areas set unnecessarily high targets. Target values were also defined in units that did not always coincide with standard manufacturer’s classifications, making the testing process unnecessarily complex.


Target 43

Operations and Maintenance Examine the feasibility of a 50-year life roof Related LEED� Reference None Intent Reduce environmental impact and life cycle costs by extending the useful life of the building element. Context and Strategies Explored A modified bitumen sheet roofing system (SBS) was installed above R40 insulation on all roofs. For reasons that have to do with construction sequencing, a waterproof membrane was applied to the concrete roof of the Research Wing that effectively provides that portion of the building with a second roof. The roofing system was selected over two other systems based on life cycle cost analysis. The two other systems had a lower first cost and were of lower quality. Results: Not Achieved The life cycle analysis defined the life expectancy of an SBS roof at 20 years, which is well under the target. Quality control was provided by an independent roofing inspector as well as a Building Envelope Specialist. A 5 year RCABC Warranty was provided.

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Target 44

Design the building skin for 100-year life Operations and Maintenance Related LEED� Reference None Intent Reduce environmental impact and life cycle costs by extending the useful life of the building element. Context and Strategies Explored A high-performance rainscreen curtainwall system covers most of the building’s vertical surfaces. According to the curtainwall suppliers, the Kawneer 1600 Series system installed on the Research Wing and Caseroom will effectively last for the life of the structure. The concrete perimeter structure, from which all glazing is supported (except in the Caseroom where it is steel and heavy timber), has a life span of at least 100 years. This stated, with the advances in glazing technology, the curtainwall glazing is expected to be obsolete from an energy performance standpoint within 20 years. All of the other materials used in the build skin were downgraded for budgetary reasons, and do not achieve the targeted 100 year lifespan. They include:

• rainscreen stucco – used on the firewall facing International House and on the recessed walls beside the service entry. Concrete block was an earlier option.

• light gauge galvanized steel siding – used as primary Seminar Wing cladding. Zinc panelling,

masonry, and unfinished cedar siding were other options explored. • storefront glazing – used for the sheltered ground floor glazing of Seminar Wing and lobby. High-

performance curtainwall was the preferred option. Results: Partially Achieved The high-performance curtainwall system, which accounts for a high percentage of the building skin, is expected to last 100 years. A 10 year warranty was provided for the system. Extensive testing was conducted to ensure that the curtainwall performed according to specifications. The specifications called for performance levels well beyond those expected for a building of this type and exposure. As another measure of quality control, UBC required that an independent Building Envelope Specialist be consulted to review all documents and perform routine site visits.


Target 45

Operations and Maintenance Roof drains to be easily cleaned a maximum of two times per year Related LEED� Reference None Intent Reduce building maintenance costs. Context and Strategies Explored The Liu Centre is located in a heavily wooded site. Its roofs receive a large quantity of forest blowdowns and falling leaves every year. Two or more drains are provided in each roof. Each is fitted with a large grill to prevent plugging. Gravel was applied to all the single storey height roofs to improve their appearance. This helps to reduce the movement of organic material towards the drains. All the roof surfaces can be reached from roof hatches, except the Caseroom, which requires a separate ladder. The fact that the lower roofs are all visible from the Research Wing means potential problems will not go unseen. Results: Achieved Redundancy in the number of roof drains and scuppers, and a number of other building strategies, allow for extended periods between cleaning. Comments This is a very specific and relatively minor target. The roof of the Seminar Wing was originally intended to have a planted roof garden. The roof height was set at the same level of the second floor of the Research Wing, so that it could be accessed from an exterior door onto the lobby roof. The roof entailed a significant capital cost as well as long term maintenance. As a cost savings measure, the decision was made to eliminate this feature. This decision was mitigated by the fact that the site is already very green and this roof would seldom have been seen by the general visitor, only being visible from one side of the upper floors of the Research Wing. As it turns out, the grey granular finish of the SBS roof was not aesthetically acceptable and a light coloured pea gravel was added, by Change Order, to improve the appearance. With all the organic matter landing on the building from the surrounding forest, the Liu Centre is rapidly developing a ‘natural’ roof. If the moss covered roof of neighbouring International House is any indication, a literal ‘green’ roof is not far off.

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Target 46

Ensure utility routing gives minimum maintenance problems Operations and Maintenance Related LEED� Reference None Intent Reduce maintenance costs and improve work environment for maintenance staff. Context and Strategies Explored Beyond the general conformance with applicable codes, UBC technical guidelines, and the standard UBC review process, several design strategies were employed that improved accessibility of utility routing: 1. Clear organization of service routing. Building

services are grouped along distribution channels in a highly organized fashion. Some of the major organizing devices for building services are described below and in the following diagram.

Research Wing:

• perimeter cabinet – A continuous desk height cabinet runs around the perimeter of the office levels. It contains insulated hot water lines, heat registers under each operable window, and a wireway for perimeter power and data.

• central service spine – A ceiling supported

service spine runs the full length of the building. It groups together the main power, communi-cations, and sprinkler lines for each floor. Removable plywood panels partially conceal the main lines and provide a surface to mount lighting and exit signage.

• recessed ceiling runs – The Research Wing uses an innovative and

economical concrete structural system that establishes the modular design and integrated other building systems. Pre-cast concrete planks span the building width and are spaced 30 centimetres apart allowing for transverse service runs between them. These standard planks are 1.2 metres wide and the office module is three metres. A five centimetre concrete topping incorporates the planks into a seismically integrated system. Clad with removable wood panels, these 30 centimetre wide service runs coincide with the centrelines of partitions and rooms. Power, lighting, and communications lines can be dropped down without touching the exposed concrete structure. The plywood infill panels create an attractive accent to the exposed factory finished concrete ceiling.


Seminar Wing: • perimeter bulkhead – drywall bulkheads around the perimeter of the Multipurpose Room contain

the communications cable trays, main hot water and sprinkler lines that service the all spaces of the building wing. The bulkhead walls do not extend all the way up to the ceiling, which not only facilitates access to the services, but also allows the heavy timber ceiling to visually slip behind it. The bulkheads also serve to conceal the rough ends and structural connections of the salvaged glulam beams as well as some of the rougher salvaged cedar decking material.

2. Minimal use of secondary finished ceilings. For the most

part, the building structure is exposed throughout. Service lines are either exposed or visually screened, allowing easy access for maintenance. The principle exception is the ceiling of the glazed connecting lobby, where many of the main service lines feeding the Seminar Wing are located.

3. Coordination with UBC utility managers and

maintenance personnel. A number of changes were requested by UBC Network Facilities during construction to improve accessibility and routing of communications cabling. One of the changes involved adding a drop ceiling in the entrance lobby with a removable aluminium eggcrate front for continuous access to a concealed cable tray. Earlier input from UBC NF could have reduced the cost of these modifications.

4. Minimizing and decentralizing heating and ventilation systems. Natural ventilation and cooling

requires less equipment and ductwork than a conventional air handling system, reducing overall building maintenance significantly.

Results: Achieved Utility routing is highly accessible and remarkably well concealed considering that most of the building structure is exposed, most of the exterior skin is glazed, and there are few partitions. There are a few notable exceptions: 1. The sprinkler routing in the Seminar Wing all runs above the cedar structural decking and accessing

these lines would require removing the roof membrane. This was done primarily for aesthetic reason – to conceal sprinkler lines in the high profile public spaces. It was also a structural issue, as running the sprinkler lines under the ceiling would have required coring through the salvaged glulam beams.

2. Due to the poor quality of installation, a number of the main mechanical risers in the Research Wing

which were to be exposed had to be subsequently concealed behind bulkheads. 3. Much of the Seminar Wing electrical routing is under the floor slabs or above the structural decking. See also Target 20.

SERVICE ROUTING STRATEGIESFigure 15

service spine

perimeter cabinet

plywood coveredceiling chase

perimeter bulkhead

ventilation shaft

lobby bulkhead


Target 47

Indoor Environmental Quality Provide a high level of comfort in public assembly spaces Related LEED� Reference Controllability of Systems, Daylighting and Views (IEQ 6,8) – Intent: Provide a high level of individual occupant control of thermal, ventilation, and lighting systems to support optimum health, productivity, and comfort conditions. Provide a connection between indoor spaces and the outdoor environment through the introduction of sunlight and views into the occupied areas of the building. Context and Strategies Explored The Liu Centre provides a high degree of comfort and individual control of the both public and private spaces. The main features include:

• Ventilation. An effective natural ventilation system provides non-recirculated outside air by means of operable windows and vents. Each workspace has a least one operable window and one ‘trickle’ vent. The ‘trickle’ vents prevent drafts and can be used in cool or stormy weather.

• Heat. Hot water radiators are provided around the

perimeter of the building and are located under each operable window. A valve at each radiator allows local temperature control within a set point range. The large mass of exposed concrete in the building maintains consistent temperature levels and minimizes peaks.

• Cooling. There are a number of passive cooling strategies

in the building. First, the building is located in the shadow of a tall forest and it benefits from the cool microclimate. The high ceiling height spaces in the Seminar Wing use air stratification to lift hot air above occupants. Windows and vents located low to the ground draw in the cool air from the forest floor, which is exhausted through ceiling vents by convection. Thermal chimneys rising through the Research Wing also use convection to draw hot air out of the building. Cross ventilation is very effective throughout the building, which has narrow building plans, numerous openings, and few obstructions to airflow. In warmer seasons, the exhaust fans on top of the thermal chimneys flush the building at night with cool air. The long thermal lag of the pre-cooled concrete structure maintains a cool indoor temperature until late in the day. Ceiling fans assist air movement in larger spaces.

• Lighting/Views. All workspaces are located next to the

building perimeter and have views to the surrounding forest. Blinds allow for control of natural light, glare, and solar gain. Fluorescent room lighting fixtures are on daylight and occupant sensors, but can be switched off manually. Attractive task lights are provided on each desk.

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• Security. A sophisticated security system with card access to the building and many of its floor areas protects against theft and provides safety to users after hours. The ventilation openings above offices are fitted with threaded steel cables to protect offices from theft.

Results: Achieved A high level of comfort has been achieved in the building. This is due as much to the level of control building users have over their individual environments, as to the overall performance of the building. Acoustics are addressed under Target 48. Comments It was assumed from our daylight studies that the forest would provide more protective cover and blinds were specified for the main office windows but not for the clerestory strips above. Due to changes in the office furniture layout, glare from these upper windows created legibility problems with computer screens and they had to be rectified with blinds.


Target 48

Indoor Environmental Quality Provide a high quality acoustic environment Related LEED� Reference None Intent Indoor acoustics to contribute to a pleasant, productive work environment. Context and Strategies Explored Less than optimum acoustic privacy was accepted as one of the tradeoffs for using a passive cooling and ventilation strategy. All stakeholders at the initial objective and target setting meeting were familiar with the C K Choi building, a predecessor to the Liu Centre, which employed a similar passive ventilation strategy. In fact, the management of the Liu Centre were first housed in the C K Choi building. The means to control acoustics are limited in a passively ventilated building. Where interconnected spaces allow the free flow of air, they also allow the transmission of sound waves. Exposed concrete, extensive glazing, and other hard surface finishes – while they contribute to improved indoor air quality, thermal comfort, and other environmental benefits – reflect and amplify the background noise. Although an open office environment, without ‘closed doors’ seemed to be the spirit of a facility that should promote multidisciplinary discourse and interaction, the control of background noise and issues of intelligibility are still essential requirements of a research and conference environment. Several strategies were employed to improve the acoustics in the building:

• The organization of the building into two wings effectively separates research and conference functions. All spaces for lectures or conferences are also acoustically isolated from each other.

• All private offices, study rooms, meeting rooms and lecture spaces have carpeting for sound

absorption as well as general comfort. Other than carpet, however, there are few other absorptive building surfaces in the Research Wing.

• Individual offices in the Research Wing are insulated from each other. The narrow plan of the

Research Wing also increases the acoustic separation of occupants. • An acoustical engineer was consulted in the design of the Caseroom. Absorbtive acoustic

panels were installed around the walls of the room. This was necessary to reduce reverberation and other acoustic problems associated with round rooms, an inherently problematic shape for acoustics.

• Noise from electrical equipment and lighting was reduced by specifying a quieter transformer

and electronic ballasts. • The passive ventilation and cooling system, while increasing sound transmission between

spaces, significantly reduced the amount of mechanical equipment and its noise generation.

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Results: Partially Achieved Acoustics was one of the biggest challenges in the design of the Liu Centre. It is an ongoing issue in the building. Some of the initiatives undertaken during and after construction to improve acoustics in the building include: 1. The Director’s office on the third floor was acoustically separated from the corridor at the request of the

Liu Centre administration. Although it cut off the space from the ventilation stacks, this was not a serious problem from a mechanical standpoint. The corner office receives a great deal of direct solar exposure, but it has more operable windows and vents than the standard office, it can develop cross breezes, and it has a ceiling fan. On the few exceptionally hot summer days, the door could simply be opened. While it was a workable solution, this set a poor precedent for the rest of the staff in the building. The User Guide did help to improve awareness among staff as to the design principles of the building systems and the necessity for the free flow of air between spaces.

2. In response to User requests for a space to conduct private discussions, the boardroom on the third

floor was also acoustically sealed from the corridor. As with the Director’s office, the boardroom could achieve sufficient cooling and ventilation levels without a connection to the thermal chimney for many of the same reasons: large size, number of windows, ceiling fan, and reduced internal heat loads.

3. The Multi-purpose room has had sustained use since the opening of the Liu Centre: for seminars,

lectures, conferences, exhibitions and other special events. It is larger and less formal than the Caseroom. However, it is also open to the lobby, which is an uncontrolled source of noise. The program never anticipated that room would be used for regular daytime lectures. As a corrective measure, a glazed partition with double doors has now been installed to provide acoustic separation, also preventing drafts from the lobby entrance.

4. The Caseroom has had acoustic issues, mainly associated with noise from mechanical equipment.

This room was designed to support a variety of multi-media presentation systems, and amplified speech was part of the original project specification. However, as this equipment was subject to a separate funding initiative, it was not installed for the building opening. This, in combination with a high level of mechanical background noise, has resulted in problems with speech intelligibility. The issues are summarized below:

• The Caseroom has its own independent fan coil units directly under the tiered seating, suppling

fresh low velocity air to the space. For a combination of reasons (including a number of construction deficiencies and possibly poor product performance or design miscalculation) the units produced noise levels above accepted levels for speech intelligibility. A Change Order for additional acoustic silencers has now been issued to reduce source noise produced by the ventilation equipment.

• A motorized damper in the ceiling controls the flow of hot air exhausted from the space. It

creates a small but disturbing sound at regular intervals when the space is in use. As a temporary measure, the dampers have been programmed to stay in the open position when occupancy sensors detect that the room is in use.

• Finally, the form of the room, while generally functional, is not optimal for acoustics. Acoustic

readings taken when the mechanical equipment was not operating, show that the room performs adequately for its intended use. However, without amplified speech (and a space of that size should perform without microphones), there are some problems associated with tiered circular seating arrangement and the directional nature of speech creating localized areas of reduced speech intelligibility. The proposed voice amplification should resolve this issue. Another option recommended by the Acoustical Consultant is to suspend a large globe reflector in the centre of the room.


Target 49

Water Efficiency Provide insulated cold water lines for drinking water on each floor Related LEED� Reference Water Use Reduction (WE 3) – Intent: Maximize water efficiency within buildings to reduce the burden on municipal water supply and wastewater systems. Context and Strategies Explored Insulated cold water lines provide immediate cold water, so that less water is wasted. It also prevents condensation from forming and damaging finishes. Results: Achieved All water lines in the building are insulated. Comments This is a very minor item considering others addressed in the 60 Targets.

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Target 50

Provide an open decision making process Public Consultation Related LEED� Reference None Intent Maintain open lines of communication between all project stakeholders, so that the most appropriate decisions are made. Context and Strategies Explored The initial project alignment workshop included 36 project stakeholders in setting these 60 targets for the Liu Centre. This initiated the open decision making process that would be carried though the building’s entire development. Project stakeholders were kept abreast of specific project developments that were of concern to them and were requested to review and comment on all documents at critical project milestones. In addition, two public reviews were held at key moments in the development process. See Target 51. The challenges relating to managing project communications and providing an open decision-making process include: 1. UBC is a large, multi-faceted organization. While a project representative at UBC Campus Planning

and Development managed the contracts for UBC and was the primary contact for disseminating information, there were many other UBC stakeholders, both at CP&D and in other departments, who often presented competing demands.

2. There were at least six changes in UBC representation during the course of the project

development. The General Contractor, the Liu Centre administration and the Consultant team also had changes in representation. These changes produced discontinuities in project history and communications. Each new representative would bring their own management style to the project and a period of adjustment was required from all parties. The Consultant team provided leadership and continuity in project history in each of these transitions.

3. The architectural team was composed of Architectura as Prime Consultant and Arthur Erickson as

Design Consultant. At some junctures, conflicting priorities had to be resolved. 4. Several consultants and specialists were hired directly by the University to coordinate and install

specific building components or systems, including: network systems, security systems, locks, and roadwork. Some parties, UBC Network Facilities in particular, did not provide timely feedback on the project during design, which resulted in costly changes and additional coordination during construction.

Results: Achieved Overall, an open decision-making process was achieved.


Target 51

Public Consultation Encourage public participation Related LEED� Reference None Intent Allow input on the project and UBC development practices to come from a broader segment of the public than the immediate project stakeholders. Context and Strategies Explored The Liu Centre project has had a long history of development at UBC. A number of different sites on the University campus, and as many as 16 development proposals, were explored prior to its realization in the current location. Some of the earlier proposals – including a high-rise hotel and conference centre proposal on the Faculty Club site – were the subject of heated public debate. The Liu Centre went through a two stage development approval process for the selected site. Each stage included a public review, which coincided with an important project milestone: the first review came just before the project alignment meeting, the second at the completion of schematic design. The timing of the reviews allowed public comments to inform both the project targets as well as the development of schematic design. Results: Achieved Two public meeting were held as part of the Liu Centre development process. These meetings attracted more than the usual number of participants, which can be largely attributed to the Liu Centre’s high profile and contentious development. The comments and concerns from the public were very much related to issues of sustainability addressed in the 60 targets. Some of the comments and questions in the first meeting undoubtedly had an influence on the target setting that followed at the project alignment workshop. The public demanded a high level of accountability on the part of the project team to achieve the set targets. References Minutes from Public Information Meetings dated Nov. 13, 1997 and Sept. 25, 1998

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Target 52

Use net present value as a tool for capital cost decision-making Product Value Related LEED� Reference None Intent Use life cycle costing expressed in net present value. Context and Strategies Explored Refer to Target 58. Results: Achieved Life cycle cost analysis was used to compare the net present value of different building systems and as a basis for decision-making. Refer to Target 58.


Target 53

Product Value Use value analysis Related LEED� Reference None Intent Provide high quality to cost ratio products. Context and Strategies Explored Value analysis is the process of identifying the most cost efficient means to achieve quality in building systems and products. Life cycle costing was one of the tools used to express ‘quality’ in economic terms and to evaluate building strategies accordingly. Refer to Target 58. In order to achieve the fixed capital cost target, a number of building strategies and elements had to be deleted or significantly reduced. Value analysis also assisted in this decision making process. Project examples include: 1. Grey water system. A number of studies were made to examine the possibility of grey and black

water treatment, on or near the Liu Centre site. Creating a new grey water marsh or connecting to the existing system at the C K Choi building both proved too costly. As the projected quantities of wastewater were relatively low, there were no economies of scale to make such a system feasible. The costs and benefits of this strategy had to be balanced against strategies for achieving other project targets. A grey water marsh could also be added in another project phase, whereas with other integrated building strategies this would be more difficult. The decision was made to connect to the municipal system, leaving the option of upgrading to local treatment to the future.

2. Photovoltaic system. Grant monies were secured to assist with the

cost of installing a building integrated photovoltaic system, including 72 photovoltaic panels installed in upper spandrel glass bands on two building faces. The project Consultants however advised the University against proceeding with this proposal. The reason was the extremely long payback period on both the capital costs and embodied energy, extending well beyond the expected life of the system. While the funding for the PV system was coming from an outside source and the system would provide a very visible sign of ‘sustainability’ on the exterior of the building, this was not a rigorous or conscionable choice. The building was however made retrofit-ready to accept a photovoltaic system should there be improvements in the technology and its affordability.

3. Roof canopy. An elegant glass cornice was designed for the parapet

of the Research Wing. While the cornice would provide some measure of sun shading and rain protection, it was primarily an architectural feature, a contextural gesture relating to a similar feature on the International House. It was also at the time considered the best location to mount photovoltaic panels. However the overall benefits this feature did not justify the cost. In addition, the connection of the cornice structure to the roof would also have required numerous penetrations to the roofing membrane at a considerable expense and potential vulnerability.

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4. Concrete wall. A two metre high concrete wall was planned for the northwest side of the building to both screen the service courtyard and shield the building from traffic noise. The building also employs other strategies aimed at traffic noise abatement. Some ornamental cedars, provided at no cost from the UBC Nursery, were used as a less costly option for screening the service courtyard. Refer to Target 35.

5. Green roof. A planted roof garden would have been a wonderful amenity for the Liu Centre staff, as

many offices look down on the Seminar Wing roof. A planted roof would also assist in reducing peak stormwater runoff and provide additional insulation. Unfortunately there would be little opportunity for the public to benefit from the feature. The cost of the planted roof and the implications for the structure, membrane, and mechanical system were significant. This feature was deleted as a cost savings measure during Schematic Design, when the construction budget was reduced to increase the project contingency.

The Contractor assisted in identifying options for cost savings, which were then evaluated using value analysis principles. Some examples from the post-tender negotiations:

• Changing the type or quality of finishes: eg, painted steel instead of stainless steel components for the handrails and the exposed Caseroom ceiling structure.

• Providing alternate products: eg, Briggs plumbing fixtures instead of American Standard, alternate wiremold in Caseroom, an off-the-shelf acoustic panel systems in place of the custom design, etc.

• Using alternate processes: eg, sandblasted instead of acid etched glass, cast-in-place instead of pre-cast concrete for the basement ceiling, hydraulic elevator instead of roped elevator, etc.

• Reducing the scope or extent of products: eg, deleting acoustic panels from upper portion of Caseroom walls, reducing height of ceramic tiles on washroom walls, using a 4” baseboard instead of 8”, etc.

Results: Achieved The Liu Centre was subject to a rigorous cost review process. To achieve the desired level of quality, building elements had to perform multiple functions. A number of desirable, but non-essential building elements were eliminated or downgraded to achieve the budget target. In spite of this, the building still achieves a high level of quality and architectural expression with the added benefits of reduced maintenance and operating costs.


Target 54

Product Efficiency Provide high value and low waste when making design decisions Related LEED� Reference None Intent Provide high value to waste ratio products. Context and Strategies Explored Both this target and the one preceding it deal with achieving optimum quality and value. The difference between these targets is process related: value analysis strives for the most cost effective solutions, while this target strives to minimize waste regardless of the cost. Because waste increasingly carries an economic price, these two targets often lead to the similar results. Project strategies and design decisions used to reduce waste without additional cost include: 1. Minimizing the construction materials going to landfill. Refer to Targets 17 and 22. 2. Using materials with high recycled content. Refer to Target 21. 3. Re-using waste products of industry like fly ash to replace new materials. Refer to Target 9. 4. Reducing waste as an overall design strategy, involving the concentration of value into fewer high

quality building elements. Refer to Target 20. 5. Maximizing the benefits provided by the site and microclimate. Results: Achieved Finding high value design solutions that reduced waste in its broadest sense was as important as maximizing the cost effectiveness of those solutions. A number of other project targets directly addressed this issue.

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Target 55

Design to minimize operating costs Operating Costs Related LEED� Reference None Intent Minimize full life cycle maintenance costs. Context and Strategies Explored This target deals only with issues of maintenance. Annual operating costs from energy use are dealt with under Target 5. The strategies used to achieve a number of other project targets also result in reduced maintenance time and costs and include:

• Minimizing mechanical/electrical systems and equipment.

• Employing an independent third-party building commissioning process.

• Providing easy access to equipment and utility lines.

• Specifying of lighting controls that increase bulb and ballast life.

• Providing durable interior and exterior finishes that are easy to maintain. • Minimizing the number of finishes.

• Designing the building structure and envelope for long life.

• Using native planting that requires no irrigation.

Results: Achieved The building incorporates many strategies to help reduce the amount of maintenance required in and around the building. Comments There is little flexibility shown in the maintenance methods provided by UBC – even on an ecologically sensitive site. The extensive damage to the newly installed landscaping and sidewalks during the façade renovations of the International House being a primary example. Prior to the official opening of the Liu Centre building, there was a push for the University work crews to rehabilitate and paint the exterior of the International House, the building adjacent to the Liu Centre. The heavy machinery used to lift painters onto the two-storey building damaged the newly seeded lawn and the recently restored forest access route. Many of the freshly poured sidewalks were also damaged during the work, as were the newly planted vines at the base of the International House. The sidewalks were later removed and repoured at considerable expense and resulted in significant material waste. Had ladders or scaffolding been used to do the work, the impact could have been mitigated and the sustainable target maintained. In some cases, UBC maintenance crews perform more work than required. The wild grasses planted around the building do not require mowing, yet it is regularly mown with heavy equipment that leaves tracks in the moist, shaded ground.


Target 56

Capital Costs Provide the project on budget Related LEED� Reference None Intent Minimize full life cycle capital costs. Context and Strategies Explored The Liu Centre project was the first project at UBC to be developed under the new management structure at Campus Planning and Development. As such, it was to set an example for good management practices and fiscal restraint. The Liu Centre was preceded by a number of University projects that had considerable schedule and budget overruns. The Consultant team demonstrated exceptional commitment to both the University’s fiscal objectives and the Liu Centre’s project targets. This was achieved through rigorous cost control measures; a high level of coordination with all University stakeholders; and a number of innovative design strategies and partnerships. 1. Budget history The original construction budget for the project as detailed in the design brief was $3.5 million. This total was revised several times early in Schematic Design, after which the project went on hold for several months. The project restarted with a significant cut in the construction budget and program, resulting from a new Board mandated University policy requiring a 20% project contingency. The new construction budget was set at $2.7 million and 143 m2 was removed from the program. The project team had to reduce costs by $329,000 prior to the Schematic Design submission to meet this target. At Tendering, all six pre-selected bidders submitted higher than expected prices. Haebler Construction Ltd. had the lowest bid at $3.043 million, which was $344,000 over budget. Post-tender negotiations resulted in a contract price of $2.961 million. The University agreed to proceed with a much reduced construction contingency provided that the project Consultants took a proactive role in working with the Contractor to find no cost solutions to contract changes. While the total value of Change Orders exceeded the contingency, almost half of those changes were Owner requested. The value of Change Orders not including Owner requested changes was within the remaining contingency amount of $155,000. 2. Change Order Summary One year after the substantial performance of the building, the total of all Change Orders was $273,000. This total includes $148,000 worth of owner and user requested changes as well as changes paid for with alternative funds. These items are not included in the summary of results below, because they constitute extra scope. The actual construction Change Order total, excluding these extra scope items, is $125,000. The University continued its relationship with both the Consultants and Contractor on a number of post-occupancy building modifications. Although these modifications are not technically Change Orders, the nomenclature and administrative process was retained for the sake of efficiency. Only those building changes effected prior to June 2001 are mentioned in this report. Following is a summary of change orders, subdivided into seven categories. As mentioned above, the first three categories involve items that were added to the construction budget, but are considered extra scope.

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• User requested items. The Liu Centre administrators requested a number of changes during construction and after occupancy. These items include: subdividing open office areas, adding a hot water dispenser and tea station, providing new security features, improving acoustics, adding a payphone, transferring selected furniture items from the FF&E budget, providing a dedication plaque, retrofitting service rooms into offices, upgrading audio-visual equipment rough-in, providing temporary building signage and installing additional solar shading.

Total: $69,000

• Alternate funding items. The additional concrete testing costs associated with the use of EcoSmart� concrete was administered by means of a Change Order. The University was reimbursed with a grant from the federal Climate Change Action Fund.

Total: $9,000

• University scope items. The University commissioned the Contractor for a number of services beyond the base contract. There were also a number of changes requested by other UBC Consultants and coordination issues relating to owner supplied materials. These items included roadwork, site services, retrofits to improve access to communications equipment, security system modifications, changes resulting from the lack of site survey data, additional supply of salvaged material, curtainwall testing, and maintenance.

Total: $70,000

• Post-Tender items. Some of the cost savings items selected in the post-Tender negotiations were later reinstated. These items include excavation work, product changes, and rough-in work for items transferred to the other budgets.

Total: $29,000 • ‘Prior to’ conditions for Permits. Changes requested by Authorities Having Jurisdiction include

changing sprinkler heads, adding emergency lighting, adding fire dampers, providing smoke detectors and fire alarm relay in thermal chimneys, adding signage, improving accessibility, and modifying the annunciator panel.

Total: $31,000 • Cost savings items. Several cost savings opportunities were identified during the construction.

These items include: selecting alternates to proprietary systems, deleting the rainwater collection system, reducing mechanical site services, replacing landscape pavers with concrete sidewalk, and deleting indoor plants.

Total: ($21,000)

• Consultant and contract coordination items. The balance of the project change orders were due to unforeseen construction coordination issues or consultant omissions. These items total less than 3% of the construction costs.

Total: $86,000


3. Cost Control Measures There were two major project events that had significant repercussions on the project budget. The first involved an increase in the construction contingency during the Schematic Design phase to 20% of the construction budget. The second event was the higher than expected project tender results. The increase in the construction contingency effectively lowered the construction budget and resulted in cuts to the program as well as the deletion of some building features including the planted roof garden planned for the Seminar Wing. Other environmental features that had higher capital costs were retained through the use of innovative design and funding strategies. These are described in further detail below. After the tenders were received, the University considered several options, including: retendering the project as documented at a later date; requesting the Consultant team to revise the design and retender immediately; or engaging in negotiations with the low Bidder to reduce the construction contract sum. The University decided on the last option. Over sixty options for reducing costs were offered by the Contractor, half of which were accepted by the University and included in the post-Tender addendum. This brought the construction budget to within 5% of the available funds, which was considered the minimum acceptable contingency. In hindsight, the 20% construction contingency helped offset the high bid price, allowing the project to proceed without a major redesign. Entering the construction phase of the project with a significantly reduced contingency fund put a great deal of pressure on the project team, including the University representatives at Campus Planning and Development. As mentioned earlier, the Liu Centre project was under close scrutiny by the University and its Board of Governors. A high level of success was expected. The entire project team worked proactively to minimize costs resulting from project changes. CP&D took an aggressive approach to cost control, on many fronts: several change orders were requested to further reduce costs; project budgets were reallocated; certain items were broken out of the contract and retendered separately to avoid Contractor mark-ups; other items were added to the Contractor’s scope from the University’s own forces; detailed pricing was requested; as were extra site visits and meetings. The results of these strategies had limited overall success. Many of the strategies in fact resulted in higher costs. For example, in the Tender pricing, the Contractor provided an upset amount for relocating existing underground services. CP&D felt this amount was too high and requested this work be performed on a per diem basis and paid by Change Order. The final cost was almost 50% higher. The cost cutting strategies requested by CP&D required a great deal of attention and coordination by the Consultant team with no guaranteed returns: savings to project budgets were often disproportionately small in relation to the efforts required by the project Consultants to achieve them. In fact, additional documentation and coordination was required to head off the threat of potential delay claims resulting from these cost savings strategies. Finally, almost 25% of the items deleted in the post-Tender cost savings negotiations were re-instated during construction. In an environment of cost cutting, the sustainable targets were not always held by the University at the same level of priority as the achievement of the budgetary objectives. There are a number of exceptions. The commitment to preserving all the existing trees on site is one notable example. Refer to Targets 27 and 28. 4. Innovative Design Strategies The Liu Centre had a fixed project budget. There were no additional University incentive funds available to offset the capital costs premiums of design strategies aimed at reducing operational or maintenance costs, despite the long term advantages to the University in doing so. Any capital cost premiums for improved energy or environmental performance had to be balanced internally with cost reductions in other areas, or externally with grants or other forms of sponsorship. Both approaches were taken in the project. The highlights include:

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• Salvaged material. Although there are many potential hidden costs associated with using

salvaged materials, a significant cost savings can be achieved. The Liu Centre Salvaged Materials Report compares the total costs of using locally available salvaged heavy timber and concrete landscape pavers versus the cost of using comparable new materials. The use of the salvaged materials resulted in a 55% cost advantage for a total savings of $28,000.

• Passive ventilation and cooling. A passively cooled building has a number of ecological and

economic benefits, which include: avoiding the use of ozone depleting refrigerants, reducing the amount of mechanical equipment, and reducing the overall energy consumption. To achieve an effective passive cooling system, however, cost premiums were accepted in a number of areas. The building had to be configured to maximize the ventilation potential of cross breezes and convective currents. The resulting building design with narrow and interconnected floor plans is more expensive due to the high ratio of exterior envelope to floor area and the less conventional floor and partition detailing. A curtainwall with high performance glazing, operable windows and vents also added to envelope costs. The heavy mass structure of exposed concrete had a higher capital cost than a timber structure, but was required for its thermal storage properties. The cost premiums for the envelope and structure were balanced by reducing the quantity of mechanical equipment, lowering ceiling heights (made possible by eliminating mechanical ducting), and minimizing building finishes. Some other advantages of this building configuration are the improved daylighting and access to views, as well as the creation of two outdoor amenity spaces – a product of the design configured of two adjoining building wings.

• Commercial Building Incentive Program. The federally funded CBIP program provides grants for

achieving more than a 25% improvement in energy efficiency over the Model National Energy Code benchmark. This incentive is intended to offset the costs of conducting energy simulations, a valuable design exercise for optimising the energy performance of buildings. Energy simulations can be used to evaluate design strategies and estimate performance: for example, Thermal Analysis Software was used to verify that threshold temperatures would not be exceeded in any occupied spaces. The Liu Centre achieved the 25% target and University received a $13,000 grant.

• EcoSmart� concrete. A significant reduction in the embodied energy of the concrete structure

was achieved by using a new previously untested concrete mix, in which a maximum amount of cement is replaced with fly ash. While the cost of supplying and pouring the material was not more than a conventional mix, additional testing was required to verify this new mix design. A $10,000 grant was provided from the federal Climate Change Action Fund to cover all testing costs. Based on test data provided by CANMET and the local expertise of the concrete supplier, a concrete mix was produced that reduced the cement content by 35%, that achieved a high quality exposed finish, and that resulted in a more durable structure. This first use of EcoSmart concrete has become a precedent for many other projects.

• Energy efficient lighting. As a promotional opportunity to highlight their new line of efficient

lighting fixtures, Artemide Canada, a subsidiary of an Italian company, provided the entire lighting package plus a number of additional energy saving features and custom finishes for the original budget allocated to lighting. The attractive fixtures, which included task lights for all desks and a number of other fixtures and accessories at no additional cost, represent a $120,000 capital cost benefit to the project. Improved energy performance has also helped in reducing operating costs.

• Space sharing. Over $100,000 was saved from the project budget by using surplus space in

Graduate Student Centre – a nearby building – to locate electrical equipment. Refer to Target 3.


• Tree Preservation. A number of significant changes to the building foundations and hard landscaping were required in order to preserve all the existing trees on site. See Targets 27 and 28. The Contractor worked together with the Consultants to find effective solutions and minimize additional costs.

Results: Achieved The Liu Centre was delivered on time and on budget within the allowable contingencies. Total available construction budget (included a 20% contingency) $3.116 million Construction contract amount (contingency reduced to 5%) $2.961 million Construction change orders (not including owner/user additional scope) $0.125 million Total construction costs $3.086 million

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Target 57

Attempt to meet the expanded program on budget Capital Costs Related LEED� Reference None Intent A need for additional office area was identified early in the design phase. It was hoped that these extra offices could be included without increasing the project budget. Results: Not Achieved The expanded program could not be met without sacrificing performance on a number of other project targets and design objectives. Options to accommodate the expanded program in a future building addition have been explored. Refer to Target 31 for more details. Comments The Liu Centre does have some building systems that would appear to have less costly alternates. Analysed more carefully however, it is found that these systems are not so easily replaced. This is because most of the building systems in the Liu Centre are interrelated and perform multiple functions. An example is the primary envelope and structural systems: a high-performance curtainwall with operable windows/vents and an exposed concrete structure. Individually, neither of these two building systems may be the most cost effective solution. But used together, the characteristics of the curtainwall and the exposed concrete structure achieve a passively cooled and ventilated building. This reduces Mechanical costs and thereby increases cost effectiveness of the entire building. By significantly modifying the positive thermal characteristics of either of these two systems, the natural cooling system would likely not function.


Target 58

Life Cycle Costs Use life cycle costing for major elements Related LEED� Reference None Intent To make sound capital cost decisions based on a study of their long term cost implications. Context and Strategies Explored A 40 year life cycle cost analysis was used to select the most appropriate building systems within the scope of the project budget. Net present value was the basis for comparison. Among the building systems evaluated:

• Structure. All cast-in-place concrete versus cast-in-place concrete with hollow core pre-cast slabs versus heavy timber construction. The hybrid cast-in-place/pre-cast option had the lowest net present worth – without factoring in replacement cost (life expectancy for each was beyond 40 years) or the thermal storage benefits.

• Envelope. High-performance curtainwall versus standard window wall. The high performance

curtainwall had a 40% initial cost premium over a standard window wall system, but greatly reduced annual energy consumption. Over the 40 year life cycle it dramatically outperformed the window wall option.

• Roofing. SBS/R40 insulation versus SBS/R20 insulation versus tar&gravel/R40 insulation. The

SBS/R40 roof easily outperformed the SBS/R20 system, due to reduced operating costs, and the tar and gravel roof, due to reduced replacement costs.

• Lighting. High efficiency fluorescent fixtures with daylight and occupancy sensors versus high

efficiency fluorescent fixtures without sensors. The improved efficiency of the lighting controls reduced operating costs and the replacement time for bulbs and ballasts. The 34% initial cost premium for the controls was paid back within the 40 life cycle period.

Some of the results of the life cycle costing studies are documented in the Life Cycle Cost Analysis report produced by the Cost Consultant. As expected, the results tend to favour the more durable and higher quality building systems. To achieve this within a fixed capital cost budget required multiple functions from each building system: concentrating value into fewer higher quality building components rather than more lower quality ones. Results: Achieved Life cycle costing was used to evaluate a number of building systems and to assist in making sound decisions that balanced capital and operational costs. References Life Cycle Analysis report

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Target 59

Use the project as a trial for full cost accounting Life Cycle Costs Related LEED� Reference None Intent Detail all environmental, social, and economic costs involved in the development and operations of the building. Results: Not Achieved While there were many cost studies made over the course of the project, there was no comprehensive synthesis of project costs and environmental impacts performed. This was unfortunately beyond the scope of the project team’s fee or mandate.


Target 60

Local Economy Use local materials wherever possible Related LEED� Reference Local / Regional Materials (M&R 5) – Intent: Increase demand for building products that are manufactured locally, reducing the environmental impacts resulting from transportation, and supporting local economy. Context and Strategies Explored The target of ‘20% of all building materials to be provided from sources within a 500 km radius of the building site’ was set during Schematic design phase. Lower embodied energy materials were to be given preference, insofar as is possible within the budget constraints. The BC Lower Mainland does not have a large manufacturing sector and global markets are very competitive. Nevertheless, a number of strategies were employed which contributed to the local economy and reduced the embodied energy of building materials. 1. By deconstructing the Pan-Hellenic House instead of demolishing, materials were diverted from the

landfill back into local material supply. The savings from reduced tipping fees and material resale are again transferred into the local economy in the form of jobs - deconstruction being a more labour intensive process.

2. Using salvaged materials extends the life of the product and benefits the local economy in a

number of ways. The Liu Centre used salvaged materials from several local sources. See also Target 21.

3. Achieving the local content percentage can be achieved by maximizing the quantity of locally

supplied materials, and/or by minimizing the quantity of non-local materials used. At the Liu Centre, a ‘minimalist’ approach was applied to resources in general, and ‘non-local’ materials in particular. Two examples of materials or equipment that have few local manufacturers and that were minimized in the project include:

• interior wall, floor, and ceiling finishes were significantly reduced by leaving the concrete and

heavy timber structure exposed in most areas. • mechanical equipment and ducting was reduced by using a natural ventilation and cooling

system. 4. Some materials, which were key to achieving targets such as a durable and high performance

building envelope (Target 44) and high indoor air quality (Target 8), do not have equivalent local substitutes. Two examples:

• curtainwall, Kawneer has a plant in Lethbridge Alberta, which manufactures aluminium extrusions

for sealed and operable curtainwall components. This was the closest option available, but it falls outside the 500 km limit.

• millwork substrate, the closest Urea free MDF is produced by Medite in southern Oregon. It also

falls outside the 500 km limit.

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Results: Achieved Although a detailed analysis has not been conducted, the following items are known to be locally manufactured, and by weight or volume would easily achieve the 20% target: Material Use Cast in place concrete Primary building structure, sidewalks, exterior walls Pre-cast concrete planks Research Wing floors and roof Heavy timber Seminar Wing roof structure, landscaping Construction grade plywood/studs Formwork, roof membrane, parapets High performance sealed glazing units Building envelope Drywall Interior walls, shafts Sand, gravel, growing medium Sitework Planting Forest restoration, landscaping Exterior pavers Courtyards, sidewalk Comments LEED� uses a cost approach to tabulate percentage, which does not appear to properly reflect the environmental costs. Light, expensive, high tech components are greatly advantaged over heavy, cheap, materials. References GVRD Directory of Resource Efficient Building Products


Appendix A – LEED�� Summary Cross-Referenced to the 60 Targets

LEED Credit Name Possible Points

Liu Centre Target #

Comments

Sustainable Sites P1: Erosion and Sediment Control C1: Site Selection C2: Urban Redevelopment C3; Brownfield Redevelopment C4: Alternative Transportation C5: Reduced Site Disturbance C6: Stormwater Management C7: Reduce Heat Island C8: Light Pollution Reduction Water Efficiency C1: Water Efficient Landscaping C2: Innovative Wastewater Technologies C3: Water Use Reduction Energy and Atmosphere P1: Building Systems Commissioning P2: Minimum Energy Performance P3: CFC Reduction in HVAC Equipment C1: Optimize Energy Performance C2: Renewable Energy C3: Additional Commissioning C4: Elimination of HCFCs and Halons C5: Measurement and Verification C6: Green Power Material and Resources P1: Storage and Collection of Recyclables C1: Building Reuse C2: Construction Waste Management C3: Resource Reuse C4: Recycled Content C5: Local/Regional Materials C6: Rapidly Renewable Materials C7: Certified Wood Indoor Environmental Quality P1: Minimum IAQ Performance P2: Environmental Tobacco Smoke Control C1: Carbon Dioxide Monitoring C2: Increased Ventilation Effectiveness C3: Construction IAQ Management Plan C4: Low-Emitting Materials C5: Indoor Pollutant Source Control C6: Controllability of Systems C7: Thermal Comfort C8: Daylight and Views LEED Innovation Credits LEED Accredited Professional Total Possible Points:

Prereq.

1 1 - 3 2 1 2 -

2 - 1

Prereq. Prereq. Prereq.

6 - 1 1 - -

Prereq. 1 2 2 1 2 - -

Prereq. Prereq.

- 1 2 4 - 2 1 2 3 1

45

32

29,30,38 10,26-28

15,16 28,37,38

33

12,15,25 12,15

12,14,49

1,4,5 6

1,4,5 2

6

19 18,22,23

17,22 9,21,22

9,21 9,60

6 8 8 8

6,47 6

47 9,22

Described in specification Appropriate site Maximize FSR Proximity to transit, min. parking Tree protection, controlled footprintIncreased on site filtration Min. parking, hard landscaping UBC exterior light – polluter Native plants, preserve shady site Captured rainwater, grey water Efficient fixtures, instant hot/cold Full commissioning process Various strategies employed No AC system used 50% of MNEC Photovoltaic retrofit ready Full commissioning process No AC system used Electrical, water & steam meters Space provided, user guide Salvaged elements, shared uses Deconstruction, recycling Salvaged material report Eco-Smart concrete and others Minimized non-local materials Mostly salvaged or recycled wood 100% outside air, forest intake No smoking building Cross and stack ventilation IAQ specs, building flush out Reduce finishes, low VOC specs Entry grates/mats Control of heat, ventilation, lighting Thermal analysis Narrow plan, daylighting strategies EcoSmart, User guide, Pan-Hellenic deconstruction LEED Silver–Gold Rating


Appendix B – Project References Awards

• 2001 Lieutenant Governor’s Medal for Excellence in Architecture, Architectural Institute of British Columbia.

• 2001 AIBC Innovation Award. • 2001 Award of Merit, Consulting Engineers of British Columbia. • 1999 Environmental Award Winner, Association of Professional Engineers and Geoscientists of

British Columbia.

Exhibitions • EnvironDesign 6, 2002, Seattle, WA. • Doors to Sustainability 2001 Exhibition, AIBC Gallery, Vancouver, BC. • 2001 AIBC Annual Conference, Vancouver, BC. • 2001 RAIC Annual Conference, Halifax, NS. • Green Building Challenge Conference 2000, Maastrict, The Netherlands.

Publications

• Marco Polo, ‘Rainforest Green,’ Canadian Architect, January 2002, pp 22-23. • Bo Helliwell, ‘A View from Vancouver,’ Architectual Review, December 2001, pp 34-35. • AIBC, ‘Success by Design,’ Architecture BC, Summer 2001. • Trevor Boddy, ‘The Shock of the Old,’ Vancouver Sun, May 12, 2001, p H7. • Paul Kernan Architect & Penner and Associates, ‘Best Practices Guide: Material Choices for

Sustainable Design,’ GVRD, 2001. • Phil Seabrook & Kevin Campbell, ‘Sustainability in Construction: Use of Fly Ash as a Cement

Replacement,’ Innovation, Apr 2000, pp 12-15. • Paul Kernan, Richard Kadulski & Michel Labrie, ‘Design Guide: Salvaged Building Materials in New

Construction,’ GVRD, Mar 2000. • Lisa Kwan & Derek Masselink, ‘Buildings and Material Resources: A Report on the Deconstruction of

the Pan-Hellenic House,’ UBC Sustainability Office & GVRD, Mar 2000. • Kevin Hydes, Jeanette Frost & Laura Creech, ‘Building for Sustainability,’ Innovation, Nov 1999. • Ron Allerton, ‘UBC Trying Fly Ash Solution,’ Journal of Commerce, Nov 15, 1999. • Alison Appelbe, ‘Concrete Proposal will Clear the Air,’ Journal of Commerce, Aug 29, 1999, p 13.

Architectura Documents

• 60 Targets Report, Word, May 2002. • LEED� Summary, Quark, June 2001. • EcoSmart Concrete Report, Quark, May 2001. • AIBC Awards Poster, Quark, Apr 2001. • Illustrated Project Summary, Quark, Apr 2001. • User Guide, Quark, Apr 2001. • Green Building Challenge 2000 Poster, Quark, Oct 2000. • Building Opening Brochure, Quark, Sept 2000. • Salvaged Materials Report, Word, Jul 2000. • Schematic Design Report, Word, Sept 1998.

Websites

• Architectura www.iarchitectura.com • Ecodesign Resource Society www.ecodesign.bc.ca/Practitioners/im010010.htm • EcoSmart� Concrete www.ecosmart.ca/use/case/other/liu_centre.asp • Green Buildings BC www.greenbuildingsbc.com/new_buildings/resources_guide/index.html • Sustainability 2001 Exhibition www.apeg.bc.ca/library/sustainability/index.html

UBC Liu Institute - Post Occupancy Report

Documents

Transcript of UBC Liu Institute - Post Occupancy Report