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AUGUST 2017 | 85 Marquee On 16th RENDERING + PHOTOGRAPHY COURTESY MARQUEE GROUP OF COMPANIES by MAIA GIBB Marquee On 16th A long a stretch of Trans-Canada Highway that, despite the City's efforts, has remained an urban wasteland, the Marquee Group saw what others did not and purchased a lot on 16th Avenue in Calgary's Crescent Heights neighbourhood adjacent to the famed burger joint, Peters' Drive-In. The original plan was to build an upscale hotel, but soon into the due diligence process, owners Meenaz Rajan and Emtias Esmail, recognized the real opportunity lay in Calgary's rental market. "Calgary has very old rental stock. The majority of rental buildings are box-style built in the 1970's," says Bruce McKenzie, NORR's VP for Canada, who recalls initial discussions about the gaps in the rental market. "The owners saw an emerging market in Millennials and young professionals who'd rather have cash in the bank than commit to a long-term investment." NORR provided architectural, structural engineering and landscape architecture services for this nine- storey, multi-use building that would satisfy the City's vision for the revitalization of this urban corridor, while expressing the Marquee Group of Companies' desire to offer a more sustainable, yet hospitable experience to renters. "The whole concept is based on the idea that tenants shouldn't feel they're living in an investment property for someone else. They should feel that they live in a space designed, built and maintained with as much care as if they were owners," says Saad Rajan, Marquee's project manager, who oversaw the whole process from concept until the building's completion. Marquee On 16th is fully concrete and built on a podium; the central tower is set back from the base to create wide walkways and more appealing storefronts intended for amenities appealing to the building tenants. The facade is constructed with black glazed brick and an aluminum panel system to create colour. The building also features two outdoor terraces, complete with fire pits, gazebos and comfortable seating on the second and seventh floors. The furniture arrangements, as well as low-level LED accent lighting, create a relaxing mood and enhance the community building. Holland Design was brought in to continue this boutique hotel atmosphere into the lobby and shared spaces on a rental building budget. "We wanted a collegiate feel. A place where people would want to gather and linger," says Maureen Nicholson, the lead interior designer on the project. To achieve this, her team created custom accent pieces like a bold plaid vinyl wallpaper, which integrates the outside colour pallet with the interior's more natural elements – like a living wall commissioned from a local artist and fashioned from preserved moss. Strategically placed oversized photographs pay homage to the neighbourhood's historical roots. Nicholson says, "We asked ourselves, how can we create spaces that are little snapshots or vignettes with strategic images that would make a great Instagram photo?" But, according to structural consultant and NORR principal, Adrian Todeila, it's the open, airy quality that differentiates these suites from conventional rental units. He recalls that the final decision to eliminate all architectural bulkheads from the suites presented a challenge that required structural, mechanical and electrical engineers to work in close partnership. Marquee is founded on a raft foundation over the entire footprint. The raft foundation was thickened to incorporate a protective concrete layer and allow the deletion of an otherwise standard slab-on-grade placed on granular material on top of the raft slab, resulting in significant cost savings and schedule acceleration. Mechanical consultant, Chris Schulz from Reinbold Engineering Group, chose to use an ECCODUCT system to embed all suite exhaust ductwork in the typical suspended slabs, including exhaust air from bathroom fans, range hoods and clothes dryers. With limited floor-to- floor height, concealing mechanical systems in ceiling spaces was a challenge, but Reinbold Engineering made the decision to consolidate plumbing to one distribution floor. Plumbing runs on the third floor were concealed along the sides of the corridors in coffered ceilings. The raft foundation in the basement was reconfigured to reduce the amount of shoring, resulting in a stepped raft foundation between two levels by introducing a three- metre-deep step in the slab. Because of the change in use between the retail and commercial spaces on the main floor and the residential tower, a transfer slab was used at the second floor. Here the structural consulting team from NORR used a flat plate design, without column drops, resulting in a flat ceiling and even further cost savings. The project achieved LEED Gold and as a result the building is 40 percent more energy efficient than other buildings its size. To achieve these goals, 3 Point Environmental, an environmental building consulting firm, was hired to assist developers in making critical decisions. "Very few buildings achieve Built Green High Density Gold," says green building consultant, Lindsey Kindrat. "The project is 20 percent more water efficient, has much higher than average indoor air quality and managed to divert over 160 metric tons of waste from this project. It's really a testament to the collaborative, integrated and team-based approach, with all parties working towards a common goal." But this process required a significant up-front investment: the entire structure was designed with a higher-than-average wall to window ratio and was triple glazed with Low-E windows and solar ban applied to the south side of the building. A high- performance EIFS system wrapped the building, providing ultra-efficient insulation. The Marquee Group of Companies also invested in solar panels, which are wired to power electrical systems in all the public and common areas, reducing utility costs for residents. High-efficiency boilers, water heaters and gas fired make-up air units further maximize energy savings. "Greening the building was a significant investment in both capital and co-ordination, but it was all done knowing that in the future we'll see reduced costs on the operations side and save on maintenance. More importantly, it will give tenants pride in their environmentally conscious homes and greater comfortability," says Saad Rajan from the Marquee Group of Companies. SMP lighting designer, Alison White, specified low-profile, surface- mounted LED luminaires that mimic recessed downlights in the corridors, public spaces and residential suites to create a warm, inviting atmosphere. "Stairwells and parking levels are illuminated with LED surface strip lights instead of traditional fluorescents and lighting occupancy detectors were strategically placed to avoid dark spaces and maintain security levels," says Paul Delay, the team's lead designer. "In all, over 300 forward-thinking consultants, trades and professionals, working across over 50 different companies made this vision a reality," enthuses Rajan. "It's because of these efforts that the project has set a new standard for sustainably-built rental accommodations across the country." A LOCATION 16th Avenue and 1st Street NE, Calgary, Alberta OWNER Marquee Group of Companies ARCHITECT/ STRUCTURAL CONSULTANT/ LANDSCAPE ARCHITECT NORR Architects Engineers Planners GENERAL CONTRACTOR Scott Construction MECHANICAL CONSULTANT Reinbold Engineering Group Inc. ELECTRICAL CONSULTANT SMP Engineering INTERIOR DESIGN Holland Design ENVIRONMENTAL BUILDING CONSULTANT 3 Point Environmental Inc. TOTAL SIZE 105,000 square feet (housing, main floor retail/commercial space) 40,000 square feet (underground parkade) TOTAL COST Undisclosed

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