seeing green | telus garden - bicsi - advancing the ... · seeing green | telus garden . bryan...
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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.
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• 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
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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
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• 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
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• 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
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TELUS Garden | Office Tower
Rendering courtesy of Henriquez Partners Architects
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TELUS Garden | Energy Exchange
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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
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• Multiple control networks & Interoperability • Sup-optimal information • Stakeholder Alignment • Define Performance Metrics
TELUS Garden | The Challenge
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TELUS Garden | Integration
Architects: Henriquez Partners
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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
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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
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TELUS Garden | Integration
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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
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TELUS Garden | Improved Decision Making
• Actionable Information
• Graphic navigation for all systems
• Energy charts for analysis
• Improved executive decision making through dashboards
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TELUS Garden | Information Management
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• Active Asset Management
• Digital Active Commissioning
• Active Operation and Maintenance
• Measurement and Verification + Analysis
TELUS Garden | Automated Continuous Optimization
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• 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
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Seeing Green | TELUS Garden
THANK YOU Questions?