Marine Gateway Development, Vancouver

MIXED USE AWARD WINNER

Jury comments: A project that has the density and diversity of use to create a complete community, with unparalleled access to both light rail and bus transportation. The comprehensive approach to sustainability is exemplary, from a highly attractive and animated public realm with a variety of commercial uses, to energy conservation and environmental control measures such as district heat and sophisticated solar shading strategies.

The Marine Gateway Development is a transit-oriented, mixed-use project located at a significant new transit node in south Vancouver. It includes two neighbourhood plazas, 15-storey office, three-storey retail podium, an 11-screen cinema, and two residential towers at 25- and 35-storeys.

Integral to the design is the accommodation of transit-related functions, including an above-grade rapid transit station and bus loop. The plazas and elevated pedestrian high street provide a unique sense of place, concentrating pedestrian activity around retail stores and providing a clear connection to Southwest Marine Drive and the residential neighbourhood to the north.

The high street offers a variety of retail, entertainment and convenience shopping, that ensure pedestrian activity both day and night. Connecting directly to the Canada Line Station and South Vancouver Bus Loop, the high street conveniently serves not only neighbourhood residents and workers, but connects people throughout Metro Vancouver. In addition to its strategic location and mixed use program, Marine Gateway includes a comprehensive sustainable design strategy that features district energy geoexchange heating and cooling system with an ambient heat recovery energy loop, thermal mass and sun shading devices.
Developer-driven projects do not generally place a high priority on life cycle considerations but in this case the clients exhibited a strong sense of responsibility and foresight in balancing capital cost concerns with the long-term investment in the project.

Flexibility was key in developing the retail spaces. A planning grid used to partition the retail units was intended to be flexible and adaptable over time as retail tenancies evolve. Even during the design and construction period, this has proven a robust approach. High floor-to-floor dimensions as well as convenient [and sometimes redundant] access to back-of-house areas allow for long-term flexibility and change management. Design and construction of the 11-screen cinema was deliberately left as flexible as possible, inserting all tenant improvements into a robust shell, should the use change over time. Office ceiling heights are higher than standard and floor plates larger than typical downtown buildings, allowing for more effective daylighting and the accommodation of a wide variety of tenants over time.

Life Cycle Assessments were utilized for certain building system decisions including the base energy system [although a waste heat recovery system would have been chosen had municipal policy been in place]. A central plant leverages the mix of uses and distributes to terminal boxes that are appropriate to the particular use. Office and retail uses, which see significant churn and change over time, use fan coils for ease of alteration and simultaneous heating and cooling. Residential spaces use hydronic radiators that have almost no moving parts and are relatively maintenance free.

Because of the proposed density, this project faced community opposition in the early stages. However the design team demonstrated that this type of nodal densification supports Vancouver’s growth in a responsible manner that dramatically reduces per capita GHG emissions. The scale of Marine Gateway was born out of necessity— the critical mass needed to build a vibrant community could only be achieved by attracting people to live, work, and socialize in this place. Jobs, economic development, safety and security, and community are just a few of the contributions Marine Gateway makes to the surrounding neighbourhood.

Project Performance
Energy intensity  132.5kWh/m2/year
Energy intensity reduction relative to reference building under ASHRAE 90.1 2004  55%
Potable water consumption from municipal sources
55L/m2 /year
Potable water consumption reduction relative to reference building  37%
Regional materials (as defined by LEED) by value  30%
Reclaimed and recycled materials by value
30%
Construction materials diverted from landfill 89%

Project Credits
Owner PCL Developments Corp.
Architect Perkins+Will
Structural Engineer Glotman Simpson
Mechanical Engineer MCW Consultants Ltd.
Electrical Engineer Nemetz (S/A) & Associates Ltd.
Commissioning Agent GeoPacific Consultants Ltd.
Geotechnical Engineer GeoPacific Consultants Ltd.
Civil Engineer Hub Engineering Ltd.
Landscape Architect PWL Partnership Landscape Architects
General Contractor Ledcor
Photos Andrew Latreille, Ed White

Suppliers: Greenscreen exterior vegetated screen, Sloan plumbing sensors.

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