Integrated Design and Delivery Process – Measurably Smart and Sustainable Buildings

Seeing Green | TELUS Garden

Bryan Tucker, VP Construction Westbank Properties

Goran Ostojic, Partner Integral Group

Clint Undseth, VP Innovation Canem Systems Ltd.

• Office Tower: 520 Georgia Street • 22-story tower • Commercial retail at street level • Four levels underground parking

• Residential Tower: 775 Richards Street

• 48-story tower on three-story retail podium

• Eight levels underground parking

• Owner: TELUS • Developer: Westbank • Architect: Henriquez Partners

TELUS Garden | Seeing Green

Focus Lowest Capital Cost • Complex building technology • Airtight and lightweight envelope • Prescriptive energy targets • “All-Air” mechanical systems

• Combined temperature control and ventilation • Complex and fast acting controls

Technology • Multiple control network • Sub-optimal information • Lower performance

Result High Energy Use & Operating Cost

• 30% of commercial buildings have illness associated with them • Poor indoor air quality 18% lower productivity • 150 million person-days/year lost to absenteeism due to poor • indoor air quality • Estimated cost: $8.1 billion 21¢/sq. /year

TELUS Garden | North American Trends

• Focus Long-Term Performance • Passive and integrated technology • Massive envelope and operable windows • Energy performance target • “Hydronic” mechanical systems • Temperature control separated from ventilation • Simple slow acting controls • Stable IEQ

Technology Integrated approach Simple solutions Increased occupant control

• Result Low Energy Use & Operating Cost

TELUS Garden | European Trends

• Performance metrics for “productivity” are difficult to define and measure • Building energy cost ~ $2.00/ft2/year • Occupants are paid ~$200/ft2/year • Be careful when saving energy…

• A 25% savings in energy would be negated by a 0.25% drop in productivity! • Productivity costs are

100 times more important

Source: ASHRAE 1999-Chapter 2.2

TELUS Garden | Comfort Improves Productivity

TELUS Garden | Office Tower

Rendering courtesy of Henriquez Partners Architects

TELUS Garden | Energy Exchange

Real Estate | Smart Buildings & Information

Information Management

& Process

Automation

Corporate Real Estate

Energy and Sustainability

Information Technology

Human Resources

Financial Information

Occupancy Data

Leasing Information

• Multiple control networks & Interoperability • Sup-optimal information • Stakeholder Alignment • Define Performance Metrics

TELUS Garden | The Challenge

TELUS Garden | Integration

Architects: Henriquez Partners

Define metrics with stakeholders:

• Energy Management Plan • Risk Management Plan • Life Cycle Plan • Remove Dependency on Single Source Providers • Analytics & Information Management • Corporate Enterprise Reporting

Bridging The Gap | Engagement

TELUS Garden | Technology

Complex Simple

BOTH

Simple solutions that take advantage of new technologies and design strategies can reduce energy use, reduce costs and increase occupant control. Services:

• Telecommunication networks • Lighting & Power Control Systems • Digital Metering • HVAC Controls • Fire Alarm • Security

TELUS Garden | Integration

Owner

Electrical Contractor

Technology Contractor

Mechanical Contractor

General Contractor

Hot Water System IT Network Mechanical Systems Integrations

High Voltage Distribution

Chilled Water System Building Automation Electrical Systems Integrations

Medium Voltage Distribution

Air Distribution System Mechanical Control Systems Fire Alarm System Electrical Equipment

Mechanical Equipment Lighting Control

System Integrated Security

System Emergency Power

Generation

Sanitary System Smoke Control

System Power Management &

Assurance Lighting & Cathodic

Protection

Fire Suppression

Domestic Water

Thermal Storage

Specialty Technology Systems

TELUS Garden | Single Point of Contact

TELUS Garden | Improved Decision Making

• Actionable Information

• Graphic navigation for all systems

• Energy charts for analysis

• Improved executive decision making through dashboards

TELUS Garden | Information Management

• Active Asset Management

• Digital Active Commissioning

• Active Operation and Maintenance

• Measurement and Verification + Analysis

TELUS Garden | Automated Continuous Optimization

• Bridge the historic disconnect between finance, design, construction and operations

• Requires Innovative Collaboration • Establish Goals & Performance Metrics Upfront • Technology Single Point of Contact • It’s about actionable information • Open Standards Specification

TELUS Garden | Lessons Learned

Seeing Green | TELUS Garden

THANK YOU Questions?