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Dockside Green, Victoria, Canada Case Study

Dockside Green, Victoria, Canada Case Study

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Published by John Galanti
Dockside Green is a visionary new commercial and residential development with the potential to lead the way in sustainable design.
Dockside Green plans to function as a complete package where the elements of building design, materials, energy and water systems are interconnected. The Dockside Green vision of a sustainable and bustling urban centre was realised in 2004 when project partners Windmill West and Vancity Group presented a winning proposal to the City of Victoria for the redevelopment of the former Dockside industrial land. The proposal offered an affordable and ecologically sustainable community development which would balance financial profits with social and environmental benefits.
Incorporating residential, office, light industrial, marine and park spaces, Dockside Green will add vibrancy and clean living to its residents and the City of Victoria. Windmill West and Vancity Group
are committed to a development that is greenhouse gas neutral and provides businesses, residents and the wider community a profitable and healthy working and living environment. With the development already having received several planning and design awards, Dockside Green looks set to contribute to a growing demand for
sustainable developments.
Dockside Green is a visionary new commercial and residential development with the potential to lead the way in sustainable design.
Dockside Green plans to function as a complete package where the elements of building design, materials, energy and water systems are interconnected. The Dockside Green vision of a sustainable and bustling urban centre was realised in 2004 when project partners Windmill West and Vancity Group presented a winning proposal to the City of Victoria for the redevelopment of the former Dockside industrial land. The proposal offered an affordable and ecologically sustainable community development which would balance financial profits with social and environmental benefits.
Incorporating residential, office, light industrial, marine and park spaces, Dockside Green will add vibrancy and clean living to its residents and the City of Victoria. Windmill West and Vancity Group
are committed to a development that is greenhouse gas neutral and provides businesses, residents and the wider community a profitable and healthy working and living environment. With the development already having received several planning and design awards, Dockside Green looks set to contribute to a growing demand for
sustainable developments.

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Published by: John Galanti on Oct 16, 2009
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Zero Emission Neighbourhoods Case Studies

Zero Emission Neighbourhoods Case Study Dockside Green, Victoria, Canada
A harbourfront community designed for true environmental sustainability
Summary
Projects benefits
Building energy Sewage treatment onsite Water usage savings per annum Potable water consumption savings Energy savings per annum Reuse or recycling of construction waste on site *Development target Greenhouse gas neutral* 100% Around 318 million litres 66.5% 49% 90%* Above Artist’s impression of Dockside Green Credit Busby, Perkings + Will

Location
Dockside Green is situated in the City of Victoria, British Columbia, Canada.

What is it?
Dockside Green is a visionary new commercial and residential development with the potential to lead the way in sustainable design. Dockside Green plans to function as a complete package where the elements of building design, materials, energy and water systems are interconnected. The Dockside Green vision of a sustainable and bustling urban centre was realised in 2004 when project partners Windmill West and Vancity Group presented a winning proposal to the City of Victoria for the redevelopment of the former Dockside industrial land. The proposal offered an affordable and ecologically sustainable community development which would balance financial profits with social and environmental benefits. Incorporating residential, office, light industrial, marine and park spaces, Dockside Green will add vibrancy and clean living to its residents and the City of Victoria. Windmill West and Vancity Group are committed to a development that is greenhouse gas neutral and provides businesses, residents and the wider community a profitable and healthy working and living environment. With the development already having received several planning and design awards, Dockside Green looks set to contribute to a growing demand for sustainable developments.

Overall size
The Dockside Green community is being developed on around 6.05 hectares of land for mixed residential, commercial, retail and light industrial space.

Residential
Residential dwellings will total 1,100 upon completion.

Commercial
Dockside Green will have a total of 8,000 m2 of office space and 7,100 m2 of retail space.

Project partners
The Dockside Green community is being developed by Vancity Group and Windmill West.

Project status
Dockside Wharf, the first neighbourhood of Dockside Green, has been ready for occupation since March 2009.

Zero Emission Neighbourhoods Case Studies

Water conversation
Sewage treatment All potable water needed for bathing, drinking, watering and washing will be provided through a program of water re-use and treatment. The development will be using much less water than its Victoria neighbours. An onsite sewage treatment plant will process 100% of all sewage to meet the water need for toilet flushing, irrigation and the naturalized creek and pond system on site. The sewage treatment plant will produce treated water that is equivalent to Singapore’s drinking water standards. In the beginning stages of development at Dockside Green, the plant will process 140 cubic meters per day or one litre per second of treated water. At full build out, treated flows from the site will equal 380 cubic meters per day, the equivalent of the amount of water it takes to fill an Olympic size swimming pool. The use of treated water will save around 140 million litres of water per year at build out. The remaining treated water will be used to fill the naturalized waterway that will flow from the south end to the north end of the site. The waterway’s flow will be diluted with rainwater as it flows towards the discharge location in the inner harbour. Water efficiency – landscaping The goal is to not use any potable water for landscaping. The use of native and adaptive species will significantly reduce the use of treated water for irrigation. Green roofs on the residential buildings will also be irrigated with treated water. Further, an innovative design for the cisterns will be installed at each balcony as part of the development to provide treated water for planters. Water efficiency – buildings In order to meet the goal of reducing potable water consumption by 60% compared to the LEED™ reference standards, water efficient appliances, such as shower heads, lavatories, kitchen, toilets and urinals are used. In addition, water efficient dishwashers (21.8 litres per load) and washing machines (regular cycle of 18.1 to 40.7 litres per load per cycle) are being purchased which further reduces water usage on site. The water efficient appliances are anticipated to save around 178 million litres of water per year at full completion.

The use of water efficient appliances and treated water in toilets and irrigation, combined with the potential sale of excess treated water to other developments, is projected to save around 318 million litres of water per year. Total overall potable water consumption for Dockside Green is expected to be 66.5% less than normal developments. Storm water treatment The development would treat its own storm water that meets the LEED™ requirements by utilising a naturalised creek and pond system. The municipal storm water collection system will not be utilised. Dockside Green’s system uses the onsite naturalised creek and pond system along with some underground storage to treat and control flows. The system is designed well beyond LEED™ and can accommodate a one in 100 year rain event. The design promotes an integrated storm water and urban ecology approach. The plants selected in the naturalized creek and pond system (“greenway”) are native and adaptive species. The greenway will be a significant amenity and featured landscape area. In addition, rain gardens are being created and a series of green roofs will be provided on site.

Energy conservation
Building energy The design approach focuses first on passive design – understanding how building orientation effects energy performance and that each face of the building will perform differently. To address passive design, the following were included for the first stage of the development: • n average R17 values on wall systems and R22 to 25 roof A insulation (US insulation rating). • ow E double glazed windows provide internal warmth in the L cooler months by trapping the heat provided by both the internal heat systems, and the natural heat produced by the sun’s rays. • he majority of east and west facing windows are equipped with T motorised exterior sun shades to provide shade during the summer months. • ED lights are used in corridors and compact fluorescent are used L in suites and common areas. These longer lasting lights save energy and maintenance costs. • otion sensor lighting controls will be used in closet and storage M spaces to ensure lights are used only when needed. • eat recovery technology on ventilation air has been provided to H capture heat being exhausted to pre-warm incoming heat. For the first stage of the development, the modelled energy savings were between 50 to 52%. Energy performance measuring The installation of meters in each residence that monitor hot and cold water usage as well as heating and electricity usage, will further reduce energy consumption and allow residents to save money. Personal adjustments can be made by the residents, like lowering the temperature when they are not at home, and can be made directly on the meter or externally through a website. Additionally the website allows both commercial users and residents to compare their previous electricity, heating and water usage. Studies have shown that residents who are able to control their energy consumption by viewing the real time information provided by meters can save up to 20% in energy consumption.

Above Artist’s impression of Dockside Green, Dockside Wharf Credit Busby, Perkings + Will

Zero Emission Neighbourhoods Case Studies

Materials and resources
Waste recycling All buildings will have recycling rooms. The first stage of the development will also include recycle bins in each residential suite. Environmentally friendly products Dockside Green development makes use of rapidly renewable building materials to reduce environmental impact, such as: • amboo flooring and cabinet doors. Bamboo is a fast growing B grass and is being sourced from areas where it is being sustainably harvested every 3-6 years. Above Artist’s impression of Dockside Green Credit Busby, Perkings + Will Waste to energy In keeping with innovative energy approaches, Dockside Green will install a biomass heating and energy system. This system will convert waste wood into fuel that will power the Dockside Green’s power generator. The waste wood, along with water and air, undergo thermo-chemical gasification - which means they are turned into gas before being cleaned to reduce emissions. The resulting product then fuels the engines of the power generator where clean electrical energy and heat is produced. This system will provide heating and domestic hot water requirements for the entire development. In the event that the system encounters complications or undergoes maintenance, Dockside Green would be powered by a system of central boilers. The biomass heating system and overall energy efficiency at Dockside Green will provide residents and businesses with financial benefits by further reducing operational and maintenance costs. The onsite sewerage treatment plant mentioned above will produce treated water which will be used for flushing toilets, water features and onsite irrigation. Additional savings occur here as the City of Victoria will not charge residents for the treatment process or for the use of the treated water. The waste heat produced within the treatment process will be re-used to heat the buildings. Taking into account average energy usage, it is expected that each residential unit at Dockside Green will use 49% less energy than a regular development. • ork flooring and panelling in lobby area. Cork flooring is made C from the bark of the cork tree, which is rapidly renewable. • Wheat board substrates are used in cabinets. • Wool carpets (as an upgrade feature).

Further information
www.docksidegreen.com www.victoria.ca/cityhall/currentprojects_dockside.shtml www.victoria.ca/cityhall/pdfs/currentprojects_dockside_indctr.pdf www.vancity.com/MyCommunity/OurVisionActingOnClimateChange /DocksideGreen/ www.windmilldevelopments.com www.usgbc.org/LEED/ www.gbcaus.org

Alternative transportation strategies
The following strategies were considered as transportation alternatives to reduce greenhouse gas emissions: • Purchase of smart cars or electric vehicles for a car share program. • urchase mini-transit bus for public transportation within the development. P • ontribute money for 75 affordable housing units for bicycles, car C share and transit subsidisation. • Build dock facility for harbour ferry. • Sell residential parking stalls separately from residential unit price. • rovide bike storage for residential and commercial space P (including showers). • rovide car co-op stalls for commercial spaces. Studies P show that one shared co-op car replaces approximately six individually owned vehicles on the road. Six individually owned cars driven for a year produce approximately 30 metric tonnes of greenhouse gas. • ork with local transportation authority to add additional bus routes. W

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