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Site Selection Criteria

The land/building parcels were assessed and evaluated using our own evaluation criteria matrix, which included:

See pre-construction site photos.

  • Visibility

    Intent: to maximize visibility of the new building and site to the public.

    Discussion: We want a highly visible presence and effective access for customers and visitors. High pedestrian and vehicular traffic, street corners and clear fields of vision around the site provide the greatest public exposure and accessibility.

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  • Identity & Image

    Intent: to maximize the potential for a dynamic corporate image and identity.

    Discussion: We want to maximize the potential to create a positive and dynamic identity for the corporation and the downtown area.

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  • Context

    Intent: to locate the building where the surrounding uses and physical scale are compatible with the proposed building, to strengthen existing high pedestrian density areas and provide the highest quality of indoor and outdoor life.

    Discussion: Preference will be given to compatible surrounding uses, neighbors, non-intrusive activities, physical scale, existing areas of high pedestrian density and quality of outdoor air and acoustics to increase the vibrancy and critical mass of the street life and quality of the interior working environments.

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  • Proximity to Conference, Daycare and Fitness Facilities

    Intent: to minimize need for internal facilities and maximize use of existing amenities.

    Discussion: By locating near or adjacent to existing support facilities, we can better attract and retain staff and reduce personal and business travel time to/from amenities and support services.

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  • South Facing Green Space

    Intent: to provide outdoor living spaces for building occupants and the public, restore habitat, promote biodiversity, and enhance corporate identity.

    Discussion: Green outdoor public living spaces enhance a building's visibility, sustainability and identity as a place for people to meet. South facing green space equal to the footprint of the building (±2,500 sm) is the optimal condition.

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  • Access to Nearby Parking

    Intent: to maximize access to and minimize dislocation of existing parking.

    Discussion: In keeping with a sustainable, green approach and to encourage the use of mass transit systems, it is important to maximize the use of existing parking facilities in the downtown core area. Preference will be given for proximity to existing, non-surface public parking sites (not custom-built or fully reserved for a particular user).

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  • Lot Size

    Intent: to obtain the largest floor plate and highest FAR (Floor Area Ratio) for the site to maximize flexibility and opportunities for the building design including creating the most sustainable building form.

    Discussion: The FAR measures the maximum allowable density of a development on a site. The larger the floor plate and higher the FAR, the greater the flexibility for the building design. In northern climates, the most energy efficient building form is a cube with a surface/floor area ratio of 1:1:1. Therefore, sites with the highest FAR and greatest area are preferred.

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  • Solar Access

    Intent: to maximize opportunities for natural solar resources for passive solar heat, natural day-lighting and photovoltaic systems and avoid shadows of adjacent buildings.

    Discussion: A 3-D sun shadow map will be used to determine the potential for solar shading from adjacent buildings. In addition, a large site that can locate the building mass on the north side will be given preference over a small site where the building mass is required to be located on a south boundary.

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  • Detrimental Shading

    Intent: to prevent solar shading of adjacent properties.

    Discussion: A 3-D sun shadow map of the proposed building mass will identify the detrimental effects of shadows on the surrounding properties, street life, parks and nearby office buildings. A large site with the potential for a lower building mass will be given preference over a small site requiring a higher building mass.

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  • East-West Land

    Intent: to identify land that is oriented with the long dimension east-west to maximize solar orientation.

    Discussion: In northern cold-temperate climates, buildings with an east-west orientation are more suited to sunlight collection in the winter and shade and airflows in the summer.

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  • Building Reuse

    Intent: to extend the life cycle of existing buildings and building materials and minimize the impact of manufacturing and transporting new building materials and equipment on the environment.

    Discussion: The reuse of existing buildings and recycled building materials extends the life cycle of existing resources/products, retains cultural and historical references, conserves natural resources, reduces waste and minimizes the pollution and energy consumed manufacturing and transporting new building materials and equipment.

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  • Energy Management Opportunities

    Intent: to minimize site conditions limiting the application of efficient energy management building systems.

    Discussion: Small sites, deep aquifers or distant water basins limit the opportunity to utilize ground source heat pump systems. Existing heritage buildings also limit efficient energy management opportunities.

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  • Brownfield Site

    Intent: to encourage the remediation and reuse of sites classified as 'Brownfields'.

    Discussion: A brownfield site is defined as "an abandoned, idled or underused industrial or commercial site where expansion is complicated by real or perceived environmental contamination." Building on a brownfield site, that may otherwise remain abandoned or underutilized, helps eliminate barriers to regenerating neglected neighborhoods and stirs economic development.

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  • Proximity to Transit

    Intent: to maximize the number of existing transit lines in direct proximity to the building.

    Discussion: The greater the number of transit lines connected or in close proximity to the building, the greater likelihood customers, visitors and staff from all parts of the city will consider and use public transit, thereby increasing the overall sustainability of the building and downtown area.

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  • Enclosed Pedestrian Walkway

    Intent: to locate close or adjacent to the existing enclosed pedestrian walkway system.

    Discussion: The enclosed pedestrian walkway system can provide Manitoba Hydro customers, visitors and staff with comfortable, convenient, barrier free travel and access to the building and surrounding downtown businesses during the winter months.

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  • Proximity to Existing Retail, Commercial Areas

    Intent: to enhance conveniences for staff, visitors and customers and strengthen the support for retail and commercial office space infrastructure.

    Discussion: By locating close or adjacent to existing shops, services and commercial functions, we can better attract and retain staff, minimize personal travel time, and strengthen the support for existing and new retail, commercial and service operations in the downtown area.

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  • Green Space Connection

    Intent: to locate the site near existing areas of green-space.

    Discussion: Access to a public park/green space provides an extra amenity to our staff, visitors and customers and increases the safety and viability of existing park/green areas. It also provides greater potential for green transportation options including walking and biking to work.

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  • Value Added

    Intent: to promote realistic, value-added developments to be built in conjunction with our office project that will enhance design opportunities and the downtown area in general.

    Discussion: All value-added proposals will be evaluated based on the vision, practicality and proven experience of the developer to deliver the proposed value-added features without compromising the schedule, feasibility and independence of our office building development.

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  • Cost

    Intent: to provide a cost-effective site.

    Background: We will evaluate all proposed sites using best-value accounting principles in order to achieve optimum value for its investment.

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  • Overall Impact

    Intent: to select a site where the infusion of approximately 1,800 employees will have the greatest positive long-term impact on the corporation and the downtown area.

    Background: Other criteria have evaluated the extent to which a location can strengthen existing amenities, density, transit and indoor pedestrian links. These criteria evaluate the potential a location has to initiate development of new strategic synergies for the corporation and the downtown area and create a new locus for business, retail and/or civic facilities.

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