City of Vancouver may be first BC municipality to adopt new standards 

Vancouver, BC, - June 14, 2012- The Vancouver-based Light House Sustainable Building Centre has released its latest research report "Towards Carbon Neutral Buildings in BC: Framework for High-Rise Multi-Unit Residential Buildings".

The report presents clear and consistent performance targets for multi-unit residential buildings (MURBs) that would reduce the carbon footprint of new high-rise residential buildings in the Lower Mainland by up to 70%. 

"We hope that this report contributes to the technical, social, and regulatory changes required to achieve carbon neutral building in BC," explains Dan Paris, President of the Light House board of directors.

Light House is undertaking two complementary research streams related to reducing the energy consumption and carbon dioxide (CO₂) emissions from buildings, which are responsible for about 35% of the CO₂ emissions in BC communities.

In BC, the Greenhouse Gas Reductions Target Act specifies reducing greenhouse gases (GHGs) by at least 33% below 2007 levels by 2020. The framework exceeds that target, detailing building consumption benchmarks for heating, ventilation, lighting, and building services. 

Drawing on European approaches, especially the internationally-leading success of Switzerland, the framework also proposes to simplify the way that building energy and carbon performance is regulated and outlines the next steps on the path toward carbon neutral buildings. 

A number of other recent studies have highlighted the importance of using the "highest" green building standards for new construction and promoting the use of "carbon neutral" or "zero-net energy" building design practices - including the March 2012 West Coast Clean Economy report that identifies opportunities for accelerated job creation, investment, and market capture along the West Coast of North America, including British Columbia.

With the increased focus nationally and internationally on reducing GHG emissions from buildings, notes the report, a number of common principles for low-carbon design have emerged.  The key principles related to high-rise MURBs are:

• High performance envelope to reduce energy demand e.g., avoid thermal bridges;
• High performance mechanical systems to reduce energy demand e.g., heat recovery system for ventilation
• Efficient coverage of energy demand e.g., energy efficiency equipment;
•  Meet demand with renewable sources; and
• Quality assurance

The report also identifies barriers to carbon neutral high-rise MURB developments in BC. The process from design to operation is fragmented, and involves many players, each of which has limited control on the overall process. Perhaps most critical, though, is the developer's lack of ongoing involvement in the building once it is complete, it notes.

Also identified were limitations on the basis for rating energy performance requirements of the BC Building Code and Vancouver Building By-law, as well as for the Model National Energy Code for Buildings. 

The model now used, ASHRAE 90.1 measures relative design energy against a modeled baseline, creating a tendency to present energy performance as a relative value rather than as an absolute measure.

Some municipalities have opted to leverage third-party rating systems that do not reflect the disconnection between a building's development and its operations, which can require lengthy post-occupancy reviews before certification compliance is determined.

Considering the challenges, the policy framework:

• Creates a level playing field by establishing clear, absolute, measurable, and common high-rise MURB energy and carbon performance targets;
• Reflects the development process by ensuring that any standards developed based on the framework would not require a lengthy post-occupancy review to determine compliance;
• Does not require certification by a third-party rating system;
• Can be easily administered and enforced by regulators; and 
• Improves envelope performance design and measurement.

The City of Vancouver is positioned to be the first municipality in BC to adopt the framework. In Vancouver, buildings account for 55% of GHG emissions, and the City has set a Greenest City Action Plan goal for all new construction to be  carbon neutral by 2020. 

In addition to Light House, the research team included Intep LLC, who brought substantial Swiss experience and expertise to the project, and BTY Group, who contributed in-kind costing analysis. The research was funded by the Real Estate Foundation of BC and the City of Vancouver. 

Light House is a not-for-profit company dedicated to advancing green building and the sustainable infrastructure and economic systems into which green buildings are intrinsically integrated. 

Both the Executive Summary and full report may be downloaded here