A high-rise renewed for long-term performance

BUILDING ENVELOPE REHABILITATION

High-performance fiberglass retrofit for urban residential towers

A high-rise renewed for long-term performance

BUILDING ENVELOPE REHABILITATION

Pacific Promenade is an 18-storey, 163-unit residential tower in Vancouver, BC, completed in 2023. Led by DuraSeal and Sense Engineering, the project focused on a comprehensive envelope renewal to improve energy performance, durability, and occupant comfort. Aging aluminum-frame windows were replaced with high-performance fiberglass systems as part of a broader strategy to extend the service life of the building while reducing operational energy use.

Project partners

Location

Vancouver, BC

Product

Universal Series

Completion

2023
Fiberglass windows for deep retrofit

HIGH-PERFORMANCE FENESTRATION

Cascadia Windows & Doors supplied and installed more than 1,000 Universal Series™ double-glazed fiberglass windows, nearly 100 sliding doors, and nearly 50 swing doors, totaling over 47,000 ft² of glazing. Across assemblies, the system achieved a typical thermal performance of U-0.24, significantly outperforming comparable aluminum systems.

The improved thermal efficiency allowed for increased vision areas in many suites through the removal of couplers and mullions, enhancing daylight and views without compromising performance. With a low coefficient of thermal expansion and a modeled lifespan of up to 80 years, the fiberglass frames reduce long-term stress on seals and IGUs, supporting durability and minimizing maintenance risk.

  • Installed across all 18 storeys
  • Over 1,000 windows and 150+ doors
  • More than 47,000 ft² of glazing
  • Typical thermal performance of U-0.24
  • Modeled lifespan of up to 80 years
Reducing thermal bridging and energy loss

ENVELOPE PERFORMANCE UPGRADES

The rehabilitation included approximately 10,000 Cascadia Clip® fiberglass cladding attachment spacers used with new exterior insulation. The clips reduced thermal bridging and accommodated variations in the existing wall assembly, allowing precise installation within an occupied high-rise.

By choosing rehabilitation over demolition, the project avoided significant embodied carbon associated with new construction. The upgraded envelope reduces heat loss, lowers operating costs, improves occupant comfort, and provides long-term value to strata owners.

The outcome

LONG-TERM VALUE THROUGH RETROFIT

Pacific Promenade demonstrates that deep energy retrofits can be delivered on schedule and without compromise to performance or aesthetics. The project significantly improved thermal efficiency, reduced heat loss, and enhanced occupant comfort across all 163 residential units.

By combining high-performance fiberglass fenestration with thermally efficient attachment systems and exterior insulation, the rehabilitation extends the building’s service life while lowering operating costs and carbon emissions. The project provides a practical model for renewing aging high-rise residential buildings and strengthening long-term asset value through targeted envelope upgrades.