Mountain Equipment Co-op
New store tests design for recoverability
Stand alone retail buildings have the shortest life expectancy of any building type, 25 years on average, with lack of maintenance, rezoning and redevelopment, and problems of adaptability to new uses the main reasons for demolition. The suburban retail pad development is a flawed model by any analysis other than a short term economic one. MEC Burlington is a commentary on this development type.
By Dan Cowling The project comprises 2,500sq.m of retail, warehouse and office space on three levels. The building is located on the site of a former car dealership. The site is adjacent to existing one-storey retail commercial developments to the south and east, and single-family residential to the north and west. The corner site is on public transit routes and is within walking distance of downtown Burlington and the train commuter station.
The building was designed with recoverability in mind. For the site to reach its development potential the existing building will likely be demolished. Accordingly, the primary structure, envelope and other components have been designed for disassembly and re-use.
Site Development
A multi-level design reduces the development footprint, exceeding local zoning open space requirements by 25%. A storm water infiltration gallery, permeable surfaces, vegetative cover and reduced areas of contiguous asphalt offset surface parking requirements. Trees, planted islands and borders reduce the heat island effect, achieve a human scale and provide shade. Native species requiring minimal maintenance and irrigation were used throughout.
Two below-grade cisterns hold roof and surface water run-off. A swale and filtration gallery with native plantings accommodates surface water run-off, allowing the water to “filter” naturally into the ground. Overflow is contained in a cistern, preventing flow into storm sewers. Roof water is used for toilet flushing and irrigation on site. Only captured rain and recycled site water is used for irrigation.
Light and Air
A light monitor above the second floor opening reduces artificial lighting requirements in the centre of the building, bringing natural light in and visually and spatially organizing the interior. Clerestory windows admit natural light at the perimeter above the level of merchandizing and signage. A structural bracing member at the sill of these windows serves as an interior light shelf reflecting the light deeper into the space.
Exhaust ventilators in the central monitor allow free cooling. Operable windows in staff areas improve indoor air quality. High efficiency low-mercury lighting is used throughout. The building management system and daylight sensors control fixtures, reduce energy and increase the life of the materials involved. Occupancy sensors provide similar benefits in occasional use areas.
Energy Present and Future
It was determined that it would be better to burn gas to provide heat [as the emissions ratio approaches 12:1 in favour of gas over electricity] and use electricity for cooling. A system utilizing ice module condensing units shifts the load from peak demand periods, flattening out the load curve for power generation and creates a more efficient electrical grid. Two 24 kW photovoltaic arrays on the roof generate up to 20% of the energy requirements through a combination of solar-electric and solar-thermal systems. 100% of energy consumed is from renewable sources [site installations and green power certificates].
Materials
The exposed glulam frame uses simple beams and columns with bolted connections to facilitate future recovery. Structural insulated panels are the base exterior wall system and are materially efficient, simple and quick to assemble on site and require no vapour barrier. The panels are mechanically fastened to the structural frame for convenient future disassembly and re-use in alternate forms. Interior [prefinished cement fibre board panels] and exterior [prefinished metal siding and cement fibre board panels] finishes are mechanically fastened for disassembly and re-use in future. The building grid was co-ordinated with standard widths of the SIPS and cement fibre board panels to minimize cutting and waste.
Our efforts to apply sustainable design principles to an inherently unsustainable building typology can be seen as emblematic of the larger struggle to reinvent suburbia. Not all the problems can be solved at this moment in time, and our role as designers must in part be to help others implement more comprehensive solutions when the time is right.
Credits:
- Client Mountain Equipment Co-op
- Architects SMV Architects Structural Engineer Equilibrium Consulting Inc.
- Project Manager and General Contractor PCL Constructors Canada Inc.
- Mechanical and Electrical Engineers Enermodal Engineering Ltd.
- Civil and Site Survicing Engineer Trafalgar Engineering Ltd
- Renewable energy Resco Energy Inc.
- Green Building Consultant Green Building Consulting + Design
- Landscape Envision [The Hough Group]
- Photos Graham Marshall Photography
Project Performance:
- Projected annual energy consumption: 227.8 MJ/sq.m
- Percentage saving relative to MNECB: 68%
- Projected potable water consumption: 52.2 l/sq.m/year
- Percentage improvement over LEED reference building: 81%
- Percentage of material with recycled content: 20%
- Percentage of material diverted from landfill: 99%
- Percentage of material locally sourced: 11.6%
- Building certified LEED Gold: Achieving 45 credits including an Innovation credit for the demountable structure.
Materials:
- Structure: Floors are exposed concrete over VicWest metal deck, glulam frame by Timber Systems using Western Archrib glulam covered with, VicWest steel roof deck exposed and topped with PVC membrane.
- Exterior: SIP [structural insulated panel] walls cover the timber frame and finished with local stone and VicWest steel siding.
- Glazing: 25mm Sealed Units, 6mm Clear Glass interior and exterior, Low E coating, 13mm air space, and 6mm Clear heat strengthened glass interior/exterior, grey back painted OPAC coat, 13mm air space.
- Interior: Gypsum board partitions minimized and contain recycled content, finished with low VOC paint, Forbo linoleum flooring in staff areas, local stone in vertical circulation elements.
- HVAC: Ice Bear ice storage air conditioning [first in Canada] for retail area, and multi-split air conditioners for offices, displacement ventilation from underslab ducts integrated with radiant heating tubing; PV and thermal solar tracking focusing collectors, two 24 kW. PV arrays generate up to 20% of energy requirements; rain harvesting system from roof water and parking lot [Info courtesy Enermodal Engineering]