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editor’snote ENERGY CONSERVATION has acquired some political baggage that's creating a worrying drag on public opinion. While energy efficiency has traditionally enjoyed an approval rating on par with that for vegetables, exercise and good manners, critics are capturing new adherents with attacks that are really aimed more at the implementers of conservation policy than the act of reducing energy consumption itself. Ontario provides a lot of fodder for this kind of spindoctoring. A less-than-fresh provincial government, steadily rising electricity costs and a clumsy, easily twisted explanation for new time-of-use rates all contribute to general discontent. Ontario's rate-setting mechanism for residential and small commercial customers – based on an advance estimate of six months' worth of required electricity supply – is the underlying reason for the upward price adjustment for the next six-month period that kicked in on May 1. However, conservation naysayers are now running with the ball the Ontario Energy Board lobbed in their direction with the following statement: "Ontarians consumed less electricity than expected over the recent mild winter. As a result of lower usage, Regulated Price Plan (RPP) prices did not recover the full cost of serving RPP customers." Or, as a widely quoted (at least from a May 1 vantage point in the Ottawa Valley) media release from Ontario's official opposition put it: "If you use too much power, rates go up. If you conserve energy, rates still go up.” Of course, if rates are going up regardless, conserving will always save money. Curiously, the media release does not add that detail. Other critiques tackle expenditures on conservation programs. For example, a recent polemic from the Fraser Institute extrapolates from a study of energy efficiency upgrades for low-income households in a few urban areas of Michigan as the basis for suggesting that it's "highly likely" Ontario's conservation demand-management programs cost more than the savings they deliver. More defensibly, the authors also maintain "there is a serious need for comprehensive, valid and objective information on the costs and benefits of such programs" – an assertion that energy conservation advocates seem just as likely to endorse. As governments pour new funds into energy efficiency and curbing greenhouse gas (GHG) emissions, politicization will increasingly be a spinoff hazard. On the flipside, effective programs could help win converts.
Barbara Carss barbc@mediaedge.ca @BarbaraCarss
VOL. 31 NO. 2
APRIL/MAY 2016
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contents
Focus: Energy Management 10 National Energy Benchmarking Framework: The Canada Green Building Council takes the lead on developing a standardized approach for collecting, accurately capturing and effectively using data. 14 High-Performance Design Metrics: Joint federalprovincial consultation considers ways to support the pursuit of net-zero energy and provide a practical tool for the real estate industry. 17 Solar-Ready Rooftops: Cost synergies can be realized if solar installations are considered from the outset of roofing design. 20 Biofuel Advancements: Surrey's closed-loop, fully integrated organics waste management system will convert green bin contents to renewable natural gas. 22 GHG Reduction Fund: The building sector is positioned to meet Canadian government's expectations for cost-effective emissions reduction. 24 Quebec's Energy Policy: Energy efficiency, innovation and renewable energy are central to provincial objective for a low-carbon economy. 26 Alberta Carbon Levy: Province has pledged that all collected fees will be reinvested in GHG reduction, including a new energy efficiency fund. 28 Water Efficiency: Reduced consumption will also save energy required for water filtration, distribution and wastewater treatment.
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Editor’s note
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energymanagement
ENERGY BENCHMARKING SERVES PUBLIC AND INDUSTRY INTERESTS Standardized Approach Improves Data Inputs and Outputs Energy benchmarking is steadily gaining momentum and adherents in the public and private sector. In the real estate industry, it's increasingly a tool for evaluating operational performance, confirming payback on investment and differentiating properties in a competitive marketplace. Meanwhile, governments are looking to it to measure progress toward greenhouse gas reduction commitments, provide consumer information and furnish data for policy development. The Canada Green Building Council is prompting all stakeholders to consider the supports, inputs and oversight needed for a standardized, national approach. Its proposed framework for energy benchmarking, reporting and disclosure – developed with input from provincial and local governments, utilities, industry associations and real estate practitioners – was released for discussion earlier this spring. The following is the report's executive summary – Editor. ENERGY BENCHMARKING programs are growing in prominence and popularity across the world. In the United States, various jurisdictions are leading the charge by requiring large buildings to report their annual energy consumption. However, Canadian provinces and local governments are only beginning to consider energy bench ma rk ing regulations. To address this gap and promote the uptake of benchmarking r eg u l a t io n s n a t io nw id e , E n e rg y 10 April/May 2016 | Canadian Property Management
Benchmarking, Reporting & Disclosure in Canada: A Guide to a Common Framework provides an overview of the f u nd a ment a l considerat ions a nd challenges in implementing benchmarking policies in Canada. The purpose of the National Energy Benchmarking Framework is to provide suppor t to loca l a nd provi ncia l governments that are developing energy benchma rk ing strategies and regulations. The development of a
energymanagement
standa rdized approach to energy benchmarking initiatives will simplify the process of policy development and implementation through a streamlined approach, and provide reliable data that will support the pursuit of strategic investments in achieving building i m p r ove m e n t s a n d e n e r g y a n d greenhouse gas (GHG) em issions reduction targets. Moreover, a common approach to energy benchmarking on t he nat iona l sca le wi l l prov ide consistency for building owners and managers to participate in benchmarking programs across Canada. The contents of the paper are based on an extensive consultation process beginning with the formation of a working group including provincial and local governments, utilities, industry associations and members of the real estate industry in September 2015. The working group identified the need for a
Canadian provinces and local governments are only beginning to consider energy benchmarking regulations. f r a m ewo r k t o g u i d e C a n a d i a n jurisdictions interested in benchmarking programs, and agreed upon the four ba sic pr i nciples of consist ency, effectiveness, transparency and capacity building, published in a summary report in January 2016. A second round of engagement was initiated with a broad set of stakeholders from across the country. In combination with lessons learned from existing
benchmarking efforts in North American jurisdictions, extensive consultation enabled the identification of key steps a nd st rat eg ies re qu i re d for t he implementation of energy benchmarking programs in Canada. As such, this white paper reflects the diverse needs and interests of provincial and local gover n ment s, ut i l it ies, i ndust r y associations, and members of the real estate industry. Canadian Property Management | April/May 2016 11
energymanagement
Energy benchmarking programs must be considered as one component of a broader approach that links benchmarking efforts to other conservation policies and programs for energy and emissions reductions.
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This Framework offers a set of recommendations and key areas of consideration for governments that wish to introduce annual energy reporting and benchmarking requirements. The fo u r p r i n c iple s of c o n si s t e n c y, ef fe ct ive n e ss , t r a n sp a r e ncy a nd capacit y bu i ld i ng cor respond to specific actions recommended in the following five areas: • Program Administration, or the key roles and tasks essential to program delivery, including the expected time and resource expenditures associated with each phase; • Program Delivery, or the steps and considerations necessary for building c o n s i s t e n t , e f f e c t i ve e n e r g y benchmarking programs, from setting building thresholds to encouraging compliance; • Data Quality Control, or the challenges associated with the collection of high quality building energy data, and recommendations for their resolution; • Data Transparency, or recommendations for making energy benchmarking data both accessible and actionable for a broad range of stakeholders; and • B u i l d i n g I n d u s t r y C a p a c i t y, or identified needs, opportunities and recom mendations for providing industry support and training. Program Administration Energy benchmarking programs and regulations will require actors at local, provincial and federal levels to act in concert to distribute responsibilities and burdens, make use of existing capacities and ensure coordination and consistency across jurisdictions. Given the allocation of regulative and administrative responsibilities, provinces and local governments will be required to demonstrate leadership in establishing benchmarking programs and work in concert to achieve their successful implementation.
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Program Delivery Canadian jurisdictions interested in energy benchmarking programs are advised to prepare the ground by involving industry members early on in discussions around potential regulations or prog ra m s, a nd ensu r i ng t he opportunity to answer questions and address concerns around reporting requi rements a nd approaches to disclosure. A phased approach to the implementation of building size thresholds is recommended in order to allow administering bodies to develop i nter na l processes, a nd provide additional time to owners of smaller and/or less well resourced buildings to become familiar with benchmarking requirements. T he Fra mework h ighlights the importance of establishing clear systems of data management, and notes the process and time required to build a database of covered building and en forc e compl ia nc e. P rog r a m administrators are encouraged to focus on cla r ifying bench ma rk ing requirements and assisting building owners in reporting prior to issuing penalties for non-compliance. Data Quality Control The Framework further highlights the need for accurate, high-quality building energy data, and recommends the use of ENERGY STAR Portfolio Manager as the key tool for reporting buildings. A number of data quality issues are noted and addressed through further recommendations for program administrators, utilities and other stakeholders to ensure an appropriate level of support is offered to reporting building owners. The need for an automated process of data uploading to Portfolio Manager is specifically noted, as well as the need to provide clarity and consistency in definitions, metrics, and data points of interest. Data Transparency For data to be useful to policy makers, utility conservation programs and even building owners themselves, energy benchmarking programs must be considered as one component of a broader approach that links benchmarking efforts to other conservation policies and programs for energy and emissions reductions. Individualized performance profiles, benchmarking dashboards and checklists of possible areas of performance
upgrades are suggested as potential means of encouraging the use of building data as a way of managing building operations and improving performance. Building and sector performance should be explained in context to ensure the fair characterization of building performance, and to offer a clearer understanding of broad trends in performance over time. Building Industry Capacity The report concludes with a number of suggestions for program administrators and industry associations to consider when providing support to building owners. Local governments will be required to identify the kinds of training and support that will be most needed, and communicate these sources of support to industry members well in advance of implementing benchmarking programs. Industry needs will be greatest in buildings and sectors where benchmarking programs have not yet taken hold as a result of either higher complexity in building form and/or their lower capacity overall. Clear and consistent support should be provided in multiple forms, including online resources, technical support centres and training workshops. By offering these useful forms of support to building owners, program administrators can improve policy awareness, data quality, and importantly, compliance. This report represents a first step towards consistent, effective benchmarking programs in Canada and an entryway for further discussion and recommendations. As benchmarking programs move forward and industry capacity increases, the depth and usefulness of benchmarking databases will increase, offering new insights and opportunities for reducing energy consumption in Canada’s built environment. Further, the greater the number of stakeholders and governments involved, the higher the likely success in reaching energy efficiency and emissions reductions targets. As such, it is important for provinces and local governments across the country to exhibit leadership and make energy benchmarking a new Canadian standard. zz The complete text of Energy Benchmarking, Reporting & Disclosure in Canada: A Guide to a Common Framework can be found on the Canada Green Building Council's website at www.cagbc.org/advocacy.
> SOCIAL MEDIA COLUMN Sponsored by MediaEdge
Make your audience intelligence count By Steven Chester Now that we’ve identified your social media goals, it’s time to figure out which platform is best for you. Start with the big three: Facebook, Twitter, and LinkedIn. Using the search feature, look into each platform and search out industry terms, names of companies you’re interested in, clients, and especially your competitors. Here are some tips to make that audience intelligence count: • Are there lots of active Twitter conversations for your search term? Take a look at those conversations, are you noticing recurring hashtags? Then dig a little deeper, and take note of those hashtags and what they mean – you’ll need them later. • With LinkedIn, search out companies and check out what’s being said via their profile page. But don’t forget Groups – LinkedIn may have discussion groups related to your business interests with tens of thousands of participants already chiming in. Join the groups and look at the participants – see anyone you want to connect with? • If you think Facebook is just a way to connect with friends and see what your teenaged niece ate for lunch, think again. Search terms via Facebook will dig up company pages, news feeds, comments from users, photos, places and events, all related to that search term. Now gauge which platform has the most of the above, then rank which platform(s) deserve the most attention. Next up, we’ll talk about that all-important content strategy. Steven Chester is the Digital Media Director of MediaEdge Communications and helps companies expand their reach through social media and other digital initiatives. To contact him directly, email gosocial@mediaedge.ca or call 416.512.8686 x224.
Canadian Property Management | April/May 2016 13
energymanagement
RESETTING THE PERFORMANCE SCALE Consultation Considers More Precise Guidance for the Path to Net-Zero Energy By Barbara Carss AS THE ENERGY performance of Canada's building stock steadily improves, standard setters are happily seeking more room to manoeuvre at the top of the scale. An in-progress consultation on a selection of approaches for evaluating superlative design attributes is meant to support the green building sector's pursuit of net-zero energy outcomes and provide a standardized metric that would be useful for the real estate market. Natural Resources Canada's (NRCan) Office of Energy Efficiency is the lead agency in a federal-provincial effort to explore practical, cost-effective ways to assess and accurately compare building designs that result in ultra-high energy performance, and to gather views from potential adopters of the metric. A discussion paper was released earlier this year. "The National Energy Code for Buildings is important because it establishes the floor, or the minimum level of acceptability, but it's also valuable to have a pull at the top," observes Ian Meredith, a Senior Program Development Officer with NRCan's Buildings Division. "The concept of the metric is that it would 14 April/May 2016 | Canadian Property Management
give the market a useful way to identify what is at the top." Other environmental and energy standards and certifications – LEED, Living Building Challenge, Passive House – cover some or much of the same ground, but the proposed metric is envisioned as a more scoped tool for commercial and institutional building design "on the path towards near- or netzero energy". Building designs would achieve scores through a standardized approach to energy modelling, giving the industry a consistent rating to denote and compare results. This could also build professional capacity and industry confidence in energy modelling services. Strategists contemplating Canada's commitment to the United Nations Framework Convention on Climate Change (UNFCCC) underscore that energy efficiency in the buildings sector will be critical to reducing greenhouse gas (GHG) emissions to the pledged 30% below 2005 levels by 2030. New construction is well placed to deliver improved efficiency with fewer complications and at lower cost than retrofits to existing stock, and to draw on
lessons already learned to target even higher performance. "New building designs present a unique opportunity to demonstrate leadership," the discussion paper states. "The promotion of leading-edge designs would therefore provide a suitable market 'pull' to complement the 'push' provided by increasingly stringent energy building codes." PROMPTING A CONVERSATION "We want to stress the metric has to be useful," reiterates Marie Lyne Tremblay, a Deputy Director with NRCan and chair of the technical steering committee providing input on the initiative. "We're looking for a solution that is adaptable to the Canadian market and that people will be happy to use." The steering committee includes representatives from the Building Owners and Managers Association (BOMA) of Canada, the Canada Green Building Council, provincial electricity administrators and federal, provincial and municipal government. A range of stakeholders – including design and construction professionals, energy management
energymanagement specialists, industry associations, utilities from NRCan's design validation program, and building officials – have been asked to which reviewed the energy modelling of comment on the proposed metrics and/or proposed new buildings from 2007-2011, add their own suggestions. to test and analyze strengths and "The feedback I'm getting from some of wea k nesses of t he measu rement our members is that it should be as simple approaches under consideration. as possible to understand, and it should be Metrics more commonly used to aligned with metrics in the United States benchmark existing buildings, such as because so many of our members are climate-adjusted energy-use intensity and active in both countries," reports John ENERGY STAR Portfolio Manager, were Smiciklas, BOMA Canada's Director of found to lack precision. "If you applied the Energy and Environment. ENERGY STAR scale to the kind of Beyond meeting the real estate industry's buildings we'd be looking at recognizing, needs, government officials see a future role they'd all be clustered in the 98th and 99th for the metric in informing and ensuring percentile and it wouldn't provide much compliance with public policy. Notably, distinction," Meredith notes. ongoing federal and provincial investment Similarly, the U.S. Department of in GHG emissions reduction and resiliency Energy's Asset Score approach was to climate change (see associated story, page appraised positively for design-based 22) will require ways to track and verify evaluation of a building's envelope, progress and results. mechanical and electrical systems, but the "The first benefit of the consultation is scoring system was faulted as too simplistic that people will talk about it," Tremblay to differentiate technically sophisticated says. "It becomes a communication tool and high-performance designs. Other proposed it becomes a learning tool." metrics start from a more rigorous baseline The discussion paper identifies for modelling energy performance – medium-sized office buildings and testing building design against a highelementary schools as commercial and performance reference and/or devising a IRC_CPM_April_2016_FINAL.pdf 1 2016-05-12 AM institutional archetypes, and uses data new Zero10:42 Energy Rating (ZER) to peg
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building design in relation to the theoretically best achievable results. EVOLUTION ANTICIPATED Whatever the chosen approach, it is expected to reflect guiding criteria for clarity, credibility, transparency, costeffectiveness and easy deployment in public awareness and education programs. As with the codes that stipulate minimum performance, the definition of ultra-high performance is also expected to evolve and pull pacesetters further upwards. "This is likely a floor," Tremblay projects. From a property management perspective, Smiciklas suggests monitoring and verification of actual built outcomes should factor into future iterations of the metric. "Buildings are designed for a certain energy performance, the question is: what if they don't deliver or maintain that energy performance?" he says. "As a next step we need feedback to determine whether the approach used for design is working." zz For more information about Natural Resources Canada's programs for commercial and institutional buildings, see the website at www. nrcan.gc.ca/energy/efficiency/buildings/4261
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energymanagement
THE CASE FOR SOLAR-READY ROOFTOPS
Designing to Accommodate a Burgeoning Renewable Resource
By Jeff Rabinovitch
SOLAR POWER is gaining profile among renewable energy sources as technological advances and improved efficiencies steadily bring costs down. Significant opportunities exist in rooftop solar installations. In existing buildings, owners/managers will still have to carefully weigh the inherent benefits against the cost of possible upgrades to accommodate solar panels, but developers and designers could see significant advantages in making new buildings solar-ready from the outset. Solar power supply to buildings predominantly falls into the category of distributed generation, meaning that it is closely connected to the end-use of the
electricity rather than flowing into the high-voltage power grid. Photovoltaic systems (PVs) are the most common vehicle for this, creating power via solar panels and distributing it to the building using electrical wiring. PVs create voltage through certain materials (i.e. silicon, arsenide, etc.) when exposed to light, thus converting sunlight into electricity. Essentially, photons of light excite the surface of a semiconductor, knocking electrons loose to become part of a charged electrical field. This field generates an electromotive force that can be tapped by wires into a useable for m of electricity.
ENVIRONMENTAL CONSIDERATIONS Once installed, solar power installations have very low operation and maintenance costs. They do not produce air pollutants or carbon dioxide and have a minimal impact on the environment when located on buildings. Ongoing advances in manufacturing and materials have resulted in current efficiencies of up to 18% for siliconbased panels and 32% for panels using arsenide in production models. Cells in the R&D phase have been known to reach up to a 40% efficiency. Looking more closely at the elements of the system, the production of solar PVs involves many materials that can be Canadian Property Management | April/May 2016 17
energymanagement hazards to the environment and to producers through accidental or fugitive emissions, especially in regions where low environmental regulations exist. For example, gallium arsenide, an important material used in high-efficiency solar cells, is a carcinogen on the California Environmental Protection Agency's list of chemicals known to cause cancer. Silicon tetrachloride, a by-product of the production process, is also an extremely toxic substance and can be an ex t r e m e e nv i r o n m e nt a l h a z a r d . Furthermore, the purification of silicon depends on high temperatures achieved by highly energy intensive and expensive processes, during which up to 80% of the initial metallurgical grade silicon is lost in the production process. It is imperative that technological innovation lead to safer and more efficient means of producing solar panels. Excessive waste, environmental hazards and potential health hazards resulting from the production process can significantly undermine the environmental gains realized from solar power. These advancements in solar technology and improvements in efficiencies are lowering costs for the use of solar power.
Roof mounted PV solar panels are typically supported by racking systems that come in two basic forms. The first is a mechanically fastened system and the second, the more common of the two, is a ballast restrained system. The mechanically fastened system penetrates through the roofing membrane and can be used in pitched roofs and flat roofs. A complete mechanically fastened PV system, including the panels and the racking, weighs 0.1 kilopascals (kPa) to 0.24 kPa. The more common systems are restrained on the roof by ballast weights and have no roof penetrations. These
MOUNTING As solar power a nd sola r pa nels become more common, designers will n e e d t o c a r ef u l ly c o n sid e r t h e structural impact of existing, new and f ut u re sola r pa nel i nst a l lat ions. Roofing systems installed in new buildings are typically designed to outlast or at least match the average life of the new solar PV system, which is about 25 years. Depending on the type of panel installation used this will allow for synergies to be realized in replacement cost.
systems are typically low-profile and are installed on flat roofs. They can be easily installed on the roof surface and are usually more economical. The average weight of the ballast systems is typically in the range of 0.17 kPa to 0.34 kPa, which includes the racking, the panels and the average weight of the ballasts over the surface area of the PV system. The distribution of the ballasts on a roof is typically not uniform and usually has more weight concentrated along the edges and corners of a building, where wind loads are higher. In high seismic zones and post-disaster buildings, special consideration may also be required to prevent sliding of the PV system.
Roofing systems installed in new buildings are typically designed to outlast or at least match the average life of the new solar PV system, which is about 25 years.
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impact on a building depending on what material is being used for the structural system. For concrete buildings, which intrinsically have a higher structural selfweight, the relative additional weight of the solar panels will generally prove to be an insignificant portion of the building’s total structural costs. For a steel or wood low-rise building, the relative additional weight from roof top sola r pa nels ca n add approximately 10% to the total factored design load of the roof structure. However, when considered in light of the total building costs, this additional costs may prove to be minimal.
2016-05-13 11:58 AM
Unlike new construction, upgrading for solar panels on an existing steel or wood roof can lead to significant renovation costs. In new construction projects, the designer should always consider alerting the owner and design team to the long-term savings that potentially result from designing new roofs for future a PV installation, considering the anticipated rise in the use of solar energy in the future. The installation of solar panels supported by low-profile racking systems will typically not increase the snow loading on a structure. The apex of the solar panels is usually designed to be just below that of basic snow depth on a flat roof. The designer should confirm this with the solar panel supplier. Higher profile stand-mounted PV arrays can have a greater impact on roof snow loads and wind loads and should be individually investigated. As well, solar panel installations on sloped roofs can act to trap snow that otherwise may have been considered to slide off the roof structure. zz Jeff Rabinovitch is a Principal with Read Jones Christoffersen Ltd. For more information, see the website at www.rjc.ca
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Canadian Property Management | April/May 2016 19
energymanagement
P3 INNOVATES ON MODEL GREEN INFRASTRUCTURE
Organics Biofuel Processing Facility is a North American First By Cheryl Mah A NEW ORGANICS biofuel processing facility in Surrey will be the first and largest of its kind in North America. When completed, the facility will be the first closed-loop, fully integrated organics waste management system that will play an integral role in achieving the city’s sustainability targets. Being delivered as a public-private partnership (P3), the $68-million facility will receive and process 115,000 tonnes of organic waste annually and output more than 7 million cubic metres of biogas. The biogas will be captured, refined and then injected into the FortisBC grid. The facility will convert residential and commercial kitchen and yard waste into renewable natural gas. The natural gas (up to 160,000 gigajoules) will be used to power the city’s natural gas waste collection trucks, natural gas service fleet and new district energy system. The facility will also produce compost (up to 40,000 tonnes) suitable for landscaping and agricultural applications. A consortium led by Orgaworld Canada was selected by the City of Surrey to design, build, finance, maintain and operate the facility for 25 years. Partners include Stantec Architecture Ltd. and general contractor Smith Bros. & Wilson (BC) Ltd. Orgaworld is a Dutch-based company specializing in organic waste recycling with facilities in the Netherlands, the United Kingdom and Canada. “This project is a milestone for meeting the sustainability goals we have set for Surrey,” says Surrey Mayor Linda Hepner. “It will reduce CO2 emissions in Surrey by 40,000 tonnes a year – that’s equivalent of taking 8,500 cars off the road per year.” Construction started in April 2015 and completion is expected for early 2017. The 20 April/May 2016 | Canadian Property Management
150,000-square-foot facility is being built on 6.6 acres next to the Metro Vancouver transfer station in Port Kells. It is a tilt-up and cast-in-place structure with a structural steel roof deck, truss and joists. The project will include composting tunnels, biogas hybrid tunnels and a fully integrated odour abatement system. CONSTRUCTION PROGRESS Jeff Musialek, Vice President at Smith Bros. & Wilson, reports the project is well underway with 80% of the foundations poured. “We’re pouring the tilt-up panels right now and the structural steel will arrive in another month.” The biggest construction milestone to date is the erection of the facility’s 230-foothigh dispersion stack, which is comprised of four pieces each weighing approximately 176,000 lbs. Once operational, 100% of the treated waste air from the facility will be sent through the stack, making it a critical component of the facility’s state-of-the-art odour mitigation system.
“The odour abatement system is comprised of a number of different systems including the dispersion stack… ammonia scrubbing, biofiltration as well as some cooling,” says Orgaworld Project Manager Ryan Lauzon, noting 150 – 200 people are expected on-site at the peak of construction in the spring/summer. Integrating the building’s ventilation components to accom modate the facility’s complex processes will be key. “The entire structure is under negative pressure and maintained that way to enhance the process and as well to prevent any impact on the community. It’s a system we’ve developed over the last 20 years in Netherlands and optimized, especially the odour mitigation, in Canada over the last seven years,” says Lauzon, noting the facility uses anaerobic and aerobic digestion technology. The technology and special mechanical equipment are new to North America and will come from a supplier in the Netherlands. “We had to adapt the
energymanagement European standards to North America and make sure the equipment meets CSA standards,” says Musialek, adding they also had to adapt the concrete mix design and paint coating system in order to accommodate the highly caustic/acidic nature of the materials inside the building. The one-storey biofuel processing area covers most of the building footprint with a three-storey administration area attached on the west end, which serves as the entry. The main administrative level houses offices and a laboratory. The second level contains the staff amenities and the third level provides space for visitors with a conference room and a roof garden. The administration area features a glulam structure with extensive glazing which is a striking departure aesthetically from traditional industrial building boxes. The facility will also be painted in different colour blocks to reflect the processes happening inside (e.g. black for the waste receiving area) with green being the most prominent colour. PROFILE IN THE CITY “Stantec came up with a colour coding system to define the building to make it
stand out,” explains Musialek. “The building is meant to be a prominent feature for the city where they can bring school kids and the public out for tours. Most of the time these types of buildings are hidden but this is a showcase for Surrey.” The project has been progressing smoothly so far, according to Lauzon, but the site did have soft soil which required some ground improvement work. “We had to use rapid impact compaction to prepare the site for construction. We spent a month and half rattling and banging to improve the site’s density,” he says, adding RIC is a cost-effective technique as is the use of tilt-up construction. Erecting the walls with tilt-up panels is faster than building walls using traditional construction techniques. “Generally with any P3 projects the schedule is always very tight so continually delivering against the schedule is a challenge. Tilt-up will allow us to maintain that tight schedule,” he says. The unique facility will set a benchmark for organic waste processing in North America and serve as a model for green infrastructure projects. “It’s an amazing innovative project. I think every municipality should be
looking at this facility,” says Musialek. “Landfills have been the way to deal with waste. This building will show that we can process materials in it with low odour and high quality materials coming out and a positive energy use for the community. It basically turns garbage into gold.” Lauzon agrees and expects more similar types of facilities in the near future, “It’s a groundbreaking facility for North America. The facility’s capacity for processing and sorting municipal organics and delivering biogas to the grid is in itself a great achievement.” Both credit strong team collaboration for the project running efficiently and smoothly. “We’ve had great co-operation from our partners – the City of Surrey, Smith Bros and Waste Treatment Technology out of the Netherlands. We’re proud to be part of a great project,” says Lauzon. zz Cheryl Mah is based in Vancouver as the Managing Editor of the REMI Network publications, Construction Business and Design Quarterly.
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Canadian Property Management | April/May 2016 21
energymanagement
STAKING A CLAIM ON CLIMATE ACTION FUNDING Energy Efficiency Meets the Call for Cost-Effective GHG Reduction
By Barbara Carss
FOR THE COMMERCIAL real estate industry, the key message from Canada's recently unveiled 2016-17 federal budget could be: wait until next year. The private buildings sector is primarily an indirect beneficiary of the first expenditures in the gover nment's pledged multi-yea r infrastructure investment agenda, but the announcement of a pending $2-billion fund to reduce greenhouse gas (GHG) emissions could hold more promise. That money is to be released to the provinces and territories beginning in 201718 in an effort to meet Canada's GHG emissions reduction commitment to the United Nations Framework Convention on Climate Change (UNFCCC), which is now set at 30% below 2005 levels by 2030. Although few details are yet available, the federal budget document states: "Resources will be allocated towards those projects that yield the greatest absolute greenhouse gas reductions for the lowest cost per tonne." Sustainability/energy management specialists maintain the buildings sector is 22 April/May 2016 | Canadian Property Management
well positioned to respond, with the expertise and leadership to deliver energy savings across a range of price points. In addition to an arsenal of proven approaches – tenant engagement, retro-commissioning, controls and retrofits with quick and longer term paybacks – there is still vast unexploited potential, both in Class B and C stock and some generally overlooked sources of energy savings. Last December's UNFCCC conference in Paris saw participating national governments reaffirm commitments to curb the rising global temperature. Parties to the agreement are also expected to develop and implement national energy efficiency plans for buildings, but fewer than 50 countries explicitly addressed buildings in their statements of intended nationally determined contributions (INDC) submitted prior to the conference. PROVEN COST-EFFECTIVENESS Canada is among those nations now prompted to contemplate paybacks of
improved building performance – a business case that noted economic analysts have already made long ago. Michael Brooks, Chief Executive Officer of the Real Proper ty Association of Canada (REALpac), points to McKinsey & Company's circa 2007 GHG abatement cost curve, which concluded that 11 gigatonnes (11 billon tonnes) of potential annual carbon dioxide abatement to 2030 would come with a net economic benefit because the resulting energy savings would exceed the upfront investment in the measures. More recently, research from Germany's Fraunhofer Institute shows that fuller exploitation of energy efficiency and renewable energy could postpone the need for costlier and still largely theoretical carbon capture and storage solutions to at least 2030 and stay on target with required emissions reductions. The study of the European Union and five other countries tags energy efficiency in buildings, transport and industry as the most cost-effective approach to restrain the global temperature
energymanagement increase to less than 2° Celsius, while measures to overcome barriers to retrofits of existing buildings are ranked a top priority for both the EU and the United States. Brooks submits the same would hold true in Canada. Based on the government's directive for the greatest absolute outcome at the least cost, the higher reliance on natural gas- and coal-fired power generation in Alberta, Saskatchewan, New Brunswick and Prince Edward Island should factor into allocation of the $2-billion GHG abatement fund. "It's all about the CO2 footprints of the provincial (electricity) grids," Brooks surmises. "In 2013, Canadian commercial buildings emitted about 29 megatonnes of carbon dioxide equivalent (MtCO2e) so, if the federal government wants to get the best CO2 bang for the buck, I would see energy retrofit initiatives in those four provinces having the highest priority." The definition of energy retrofits might also be broadened. "Water consumption is energy consumption," affirms Bob Bach, a senior associate with Energy Profiles Ltd. and Vice Chair of the Conservation Advisory Committee to the Ontario Building Code. "In the city of Toronto, for example, pumping and purifying water and later treating wastewater uses much more electricity than the Toronto Transit Commission, and water accounts for about 60% of most municipalities' energy consumption. Water conservation can produce very significant reduction in energy use." SPENDING DIRECTED TO POLICY DEVELOPMENT Beyond the obvious flow-through benefits of promised new investment in municipal infrastructure, the commercial real estate industry's stake in 2016-17 budget disbursements is fairly modest. Approximately $129 million earmarked for energy efficiency and renewable energy will be channelled through Natural Resources Canada (NRCan) over the next five years, while $40 million will go toward incorporating climate resilience considerations into the scheduled 2020 update of the model national building codes and developing associated design and renovation guides. Funds for research, development and commercialization of clean technology could also serve the industry if they eventually augment the inventory of made-in-Canada energy management options and green building products. As of budget day, March 22, 2015, commercial or multi-residential landlords will be able to claim accelerated capital cost allowance (CCA) on newly purchased electric vehicle charging stations (EVCS) and related equipment. EVCS that can supply 90 kilowatts of continuous power supply will qualify for Class 43.2 of Canada's income tax regulations, allowing a 50% depreciation of the asset for tax purposes; EVCS supplying 10 to 89 kilowatts fall into Class 43.1, allowing a 30% depreciation for tax purposes. Fees related to installing the equipment can be claimed as conservation and renewable expenses and be fully deducted in the year incurred, carried forwarded or transferred to investors. This small tax perk and the inclusion of a broader range of other energy storage systems in Classes 43.1 and 43.2 are projected to reduce federal revenue by just $19 million in the five-year period ending in 2021, making it an unlikely stimulus for investment. Nor are industry insiders expecting to see incentives derived from NRCan's new pot of funds. "As much as I am encouraged that the government is recognizing climate change and energy efficiency as critical, and has made some money available, $26 million a year (for five years) doesn't suggest that end-users are going to be getting the money to implement measures," observes Bala Gnanam, Director of Sustainable
Building Operations and Strategic Partnerships with the Building Owners and Managers Association (BOMA) of Greater Toronto. "I think it will probably be spent on studies and program development." The budget document backs up that interpretation, noting that NRCan will use the funds to "deliver energy efficiency policies and programs, and maintain clean energy policy capacity. These resources will support improved energy efficiency standards and codes for products, buildings, industry and vehicles, and further the development of a legislative framework for offshore renewable energy projects." Meanwhile, property and facilities managers in the public sector are welcoming an influx of capital funding. This includes: $574 million over two years for social housing repairs/renovations and energy and water efficiency projects; $2 billion over three years for expanding and upgrading buildings on postsecondary campuses or affiliated research and commercialization organizations; and $2.1 billion for repairs of federally owned buildings and the continued greening of government operations. zz The preceding article is reprinted from the REMI Network. See www. REMInetwork.com.
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Canadian Property Management | April/May 2016 23
energymanagement
QUEBEC UNVEILS AMBITIOUS ENERGY GOALS Conservation and Renewables Underpin Low-Carbon Strategy
By Alain Massicotte, Anne-Catherine Boucher, Gabriel Bastien and Alexis Beaudin-Fol
AFTER EXTENSIVE PUBLIC consultations, the government of Quebec announced Quebec’s energy policy for 2016–2030 on April 7, 2016. By focusing on energy efficiency, innovation and renewable energy, the policy aims to transition towards a low-carbon economy that will help fight climate change. Environmental organizations, businesses and First Nations thus far seem to be in favour of the policy. The provincial government has set the following targets for 2030: • Improve energy efficiency by 15%; • Reduce t he consumption of petroleum products by 40%; • Eliminate thermal coal usage; • I ncrease renewable energy production by 25% • Increase bioenergy production by 50%
following a single window approach. Under the responsibility of the Ministre de l’Énergie et des Ressources naturelles, this agency will supervise and deliver services related to innovation, energy efficiency and substitution. Among other things, the agency will have authority to provide businesses with low interest rates, financing services and loan guarantees. The provincial government will streamline the process for the evaluation of energy projects to increase coherence. Provincial decision makers that have to rule on the environmental, social and economic implications of a project, such as the Régie de l’énergie, the Bureau d’audiences publiques sur l’environnement and Quebec’s Commission de protection du territoire agricole, will have to closely coordinate their respective processes.
The policy announced the creation of an agency to coordinate energy-saving efforts and energy transition efforts
IDENTIFYING SUPPLY OPTIONS While no new electricity production projects were announced, Hydro-Québec
24 April/May 2016 | Canadian Property Management
is now responsible for the implementation of production projects to meet Quebec’s power demand. However, the policy contemplates supporting Quebec’s wind power industry in order to increase the export of renewable energy to various North American markets. In order to promote the economic development of local and First Nations communities, the provincial government will support community partnerships to develop small hydroelectric power station projects. True to its goal of reducing the use of fossil energy, the provincial government is encouraging the production of biofuels such as ethanol and biomass fuels like diesel, renewable natural gas and wood pellets. The policy aims to support the development of the forest biomass supply chain for production companies and the implementation of production centres for wood fibre bioenergy. The government considers these alternative sources of electricity production
energymanagement MULTI-RES LANDLORDS WANT ACCESS TO RETROFIT FUNDS Quebec's newly announced RénoVert refundable tax credit is aligned with the provincial government's stated goals to reduce residential greenhouse gas (GHG) emissions, stimulate economic growth through household spending and spur the burgeoning green products and green renovation industries. Accordingly, Quebec's largest rental housing association maintains the program could be even more effective – with flow-through benefits for tenants – if apartment building owners were also eligible. "Currently, landlords have practically no return on investment if they make major repairs or renovations because of the lowest rate ever imposed by the rent control policy in Quebec," says Hans Brouillette, Director of Public Affairs with CORPIQ (Corporation des propriétaires immobiliers du Québec), which represents the owners of approximately 500,000 units of housing. "Nearly three-quarters of tenants pay their heating bills directly to the utility and they pay more for their
heating because, generally speaking, these buildings are less efficient than others in the residential real estate sector. CORPIQ is asking the government of Quebec to extend RénoVert to rental apartments." As Minister of Finance Carlos Leitão outlined in the 2016-2017 provincial budget, released in March, $174 million has been earmarked to subsidize energy efficiency improvements and/or upgrades to private septic systems contracted between March 18, 2016 and March 31, 2017. To qualify for the green retrofit incentive, homeowners must invest at least $2,500 and can then receive a 20% rebate of the eligible expenditure above that amount, to a maximum $10,000 credit on an investment of at least $52,500. About 100,000 Quebecers are expected to tap into the program, underpinning nearly $1.2 billion of direct consumer spending. Government analysts also project positive spinoffs for Quebec-based manufacturers of high-performance HVAC
equipment and systems, doors, windows, cladding and insulation. "We are going to help individuals improve the environmental performance of their residence, and this assistance will at the same time benefit the entire renovation sector," Leitão said in his March 17 budget speech. Meanwhile, for 2016, Quebec's Régie du logement has provided leeway for 0.4% rent increases in units where tenants pay their heating costs directly to the electricity or gas supplier, and a 2.5% ceiling to pass through required capital expenditures. Under this formula, CORPIQ calculates it would typically take 40 years to realize a payback on upgrades to enhance energy efficiency. "If RénoVert was extended to include rental units, investment would increase to support the economy while providing better housing for tenants," Brouillette asserts.
(including biomethane) as innovative solutions able to supply energy to communities and industrial sites that are not connected to the Hydro-Québec grid. The provincial government intends to use natural gas as a source of energy during the transition towards a low-carbon economy and as a tool for economic development in order to increase the competitiveness of Quebec companies. The government therefore expects to continue the expansion of the gas network, develop a supply network for liquefied natural gas and increase the production of renewable natural gas.
• Enforcement of the highest technical and environmental standards
The government also announced that the Capital Mines Hydrocarbon fund (CMH) will be transferred into the Capital Mines Energy fund (CME). The CMH, which has a budget of C$1-billion, was established in 2015 for the government of Quebec to acquire equity interests in mining and hydrocarbon projects in Quebec to stimulate the growth of these sectors north of the 49th parallel and support the revamped Plan Nord. In collaboration with Investissement Québec and the new agency responsible for the energy transition, the CME will back green energy projects that will contribute to Quebec’s energy transition. The policy will be implemented in various stages. The provincial government initially plans to adopt a number of legislative changes. Thereafter, the government will adopt three consecutive five-year action plans. zz
SUPPORTING ECONOMIC DEVELOPMENT Furthermore, the provincial government will introduce a legal framework for the development of hydrocarbons in Quebec. If a project is approved, companies will be required to pay royalties, which will be used to finance renewable energy and energy efficiency measures. In this context, the government plans to study the following issues: • Safe transport of hydrocarbons; • Responsible usage of hydrocarbons in Quebec; • Social acceptability of projects within host communities;
The provi ncia l gover n ment confirmed the role of Hydro-Québec as a major player in the province’s economic development and gives it the authority to review new opportunities for international growth. The policy also specifies that Hydro-Québec has the authority to conduct strategic planning regarding its contribution to the Plan Nord project and to the electrification of transportation, as well as the preparation of a report on the development of wind power energy i n Q ueb e c a nd Hyd ro - Q uéb e c’s activities in terms of energy efficiency. The policy provides that the transition will have to ensure competitive energy supplies for mining development in northern Quebec. The supply of liquefied natural gas to this region is identified as one way of achieving this, as is the development of off-grid projects to replace fossil fuels with renewable energy sources for electricity production; these objectives are, however, dependent on the implementation of an improved transmission system.
– Barbara Carss
Alain Massicotte, Anne-Catherine Boucher and Gabriel Bastien are based in Montreal where they practice with Blake, Cassels & Graydon LLP's energy group. Alexis Beaudin-Fol is a law student. The preceding article is reprinted from a Blakes Bulletin. For more information, see the website at www.blakes.com. Canadian Property Management | April/May 2016 25
energymanagement
ALBERTA CARBON FEES TO FUND ENERGY EFFICIENCY Provincial Agency to Fill Conservation Program Void
By Barbara Carss
ELECTRICITY WILL CARRY the heftiest surcharge for real estate operators under Alberta's newly unveiled carbon pricing scheme, but the exact impact can't yet be calculated. As outlined in the 2016 Alberta budget in mid April, carbon fees will show up differently in the key utilities of electricity and natural gas, creating a blend of transparent and more nebulous new costs. On the flipside, commercial and multiresidential property owners/managers should have the opportunity to recapture some of their expenditures, based on the 26 April/May 2016 | Canadian Property Management
prov i ncia l gover n ment 's budget commitment to reinvest $645 million of the collected revenue in energy efficiency and micro-generation initiatives over the next five years. A promised new coordinating agency, Energy Efficiency Alberta, is a novel step in a province where utilities are statutorily prohibited from offering conservation incentives. "Some municipalities have sponsored some local programs, but in the past few years there has been nothing available, and certainly nothing in the commercial sector," reports Julien Poirier, a Calgary-
based Project Manager with the engineering consulting firm, WSP group. Earlier neglect might actually have served landlords well since those who have been late to implement energysaving measures should now have abundant low-cost options with quick paybacks to help curb consumption and cushion the coming utility price bump. Nevertheless, carbon pricing could be seen as another hit on bombarded territory – as Colliers International reports a 20.5% vacancy rate in Calgary's downtown office stock at the end of first
energymanagement
quarter 2016 coupled with a 31% decline in average net asking rents since March 31, 2015. "There will be an impact on older and class B buildings that are unable to match the lower greenhouse gas (GHG) production of newer buildings. It would add to the cost of operating B buildings and place additional downward pressure on rents in these buildings to offset the differential in overall costs," notes Keith Reading, Director of Research with Morguard. "Perhaps it's simply a function of the strongest and most efficient thrive." FLOW-THROUGH COST CALCULATIONS For budgeters, natural gas is the known entity. Beginning in January 2017, a new carbon levy will be applied on direct purchases, initially at $1.01 per gigajoule (GJ) then rising to nearly $1.52/GJ in January 2018. (In comparison, British Columbia introduced a $0.75/GJ carbon tax on natural gas in 2008, stepped it up to $1.49/GJ by 2012, and has since held it at that rate.) This is an approximate 20% increase above the current cost, but with fairly modest impact on overall operating costs. Expressing it in cost per kilowatt-hour (kWh) for consistent comparison, Doug Webber, Vice President, Sustainability and Energy, with WSP Group, calculates the levy will amount to about 0.5 cents/ kWh in 2018.
Electricity is an unknown. As of January 2017, operators of facilities that emit more than 100,000 tonnes of GHGs annually are mandated to either reduce their GHG output by 20% or purchase carbon allowances at $30 per tonne for emissions above that threshold. This makes pass-through costs to consumers something of a moving target depending on emitters' performance. However, power plants are unlikely to rank as keeners, at least in the short term, given the heavy reliance on coal-fired generation. "The difference in the carbon intensity among electricity grids in Canada is something that's not necessarily well understood. It ranges from less than 10 grams per kilowatt in Quebec, British Columbia and Manitoba to about 100 grams in Ontario to almost 800 grams in Alberta," Webber says. Any future downward adjustment in large emitters' allowable emissions threshold will drive electricity prices up further, but that's a potential eventuality to be weighed against other more immediate pressures. As a stick, Webber suggests the new Alberta carbon fees aren't particular forceful. "In some ways, the price signal is valuable. It's not nothing, but in the context of a lease at $20 per square foot, it's not huge," he reflects. CONSERVATION STRATEGY As a carrot, the associated new provincial agency to "provide education and outreach, energy audits and incentives to encourage energy efficiency and community energy systems" fills a void. "Alber ta is cur rently the only jurisdiction in Canada or the U.S. without energy efficiency programs for households and businesses," Jesse Row, Executive Director of the public interest group, Alberta Energy Efficiency Alliance, remarked earlier in April, upon releasing recent poll results showing that 81% of respondents strongly or moderately support the creation of energy efficiency programs in the province. Industry advocates in Ontario see parallels with a decade ago when the Building Owners a nd Ma nagers Association (BOMA) of Toronto came forward to be a key delivery agent, piloting the Ontario Power Authority's conservation and demand management (CDM) incentive programs for the
commercial sector. They advise their Alberta counterparts to make productive use of this time before revenue starts flowing into the program funding pool, to consult within the industry and collaborate with policy drafters. "We take pride in having greatly influenced Ontario CDM programs," says Bala Gnanam, Director of Sustainable Building Operations and Strategic Partnerships with BOMA Toronto. "The Alberta government should reach out to associations like BOMA to get input at the grassroots level. That's the way to design programs that will have uptake and will be effective." Energy management specialists identify some obvious places to begin catching up. "In the commercial sector, you tend to see more older equipment, like T12 lighting and magnetic ballasts, here than you would in British Columbia or O nt a r io," Poi r ier says. "Ret ro commissioning could also achieve some good results – focusing on controls, partload balancing and making sure systems are operating to meet actual demand not at excess capacity." RECAPTURING EXPENDITURES As in Ontario where CDM programs are financed through the inscrutable Global Adjustment buried in electricity rates, Alberta property owners may simply find it reasonable to take advantage of incentives that they are paying for anyway. In this, Calgary and Edmonton's economic woes might even be a supporting factor if landlords can offer sit ting tena nts some modest improvements. "With the current recession, there is no particular end in sight so tenants are more in long-term survival mode. Some will take the flight to quality, but I wouldn't be surprised if many others will be looking at staying put in a smaller footprint or even downgrading to save money," hypothesizes Edmund Lee, Senior Vice President with LaSalle Investment Management. "They also have to consider the image issue. It doesn't look good moving into shiny new digs – even if it's a great sublet rate – when you're gutting staff and payfreezing the rest." zz The preceding article is reprinted from the REMI Network. See www.REMInetwork.com. Canadian Property Management | April/May 2016 27
watermanagement
WATER DRAINS ENERGY A Cumbersome Resource with Recovery Value A RECENT REPORT from the U.S. based Alliance for Water Efficiency (AWE) tracks developments in water use reduction and waste water reuse, making the case that non-potable supply is equally valuable and worth conserving. It also highlights the fundamental link between water and energy management, yet underscoring the inherent differences in the two resources that make water a more cumbersome commodity within a building. In part, the report is an appeal to American legislators, standards and certification bodies to harmonize water efficiency requirements, but some recommendations pertaining to green certifications apply widely. For example, it argues that health care facilities should be awarded full points for water efficiency when all eligible – i.e. non-medical related
– uses comply. Many other observations are simply in line with sustainable operations and management practices everywhere. Product improvements have delivered significant water savings over the past fo u r d e c a d e s. Newly i n s t a l le d commercial toilets and urinals use approximately two-thirds less water than 1980s-era fixtures, while the output from faucets in public washrooms has dropped an average of 86%. At the same time, emerging practices in water management have taken pressure off the potable supply through rainwater harvesting and/or reclamation of grey water for tasks such as irrigation, cooling or toilet flushing. Nevertheless, the report cautions that water reuse doesn't automatically qualify as conservation. Like potable water, it should be used with discernment.
"This water is the most costly to produce, due to the additional treatment (additional energy use) and distribution required (extra infrastructure) by the water utility and the building owner," the AWE report reasons. "Using a non-potable water source is not a justification for using more water. In fact, it's one of the best reasons for using highefficiency fixtures and appliances." The ability to reuse water is a key distinction from energy, which is typically – in the absence of technologies to recover waste heat – consumed once as light, heat, power or motion and seamlessly dissipated into the environment. Water, in contrast, remains largely intact, but in a lower-quality form necessitating a separate system to carry it through and out of the building. Although daylight and outside air can partly offset a building's energy
WASHROOM COST CALCULATIONS By Klaus Reichardt As the name suggests, waterless urinals offer some obvious operational savings over other models. However, the total costs of ownership from acquisition to eventual disposal include more variables. Under most codes and/or municipal bylaws, newly installed urinals are limited to no more than 3.8 litres (1 gallon) per flush, but older fixtures often use greater volumes. Composition and components can also add to maintenance, and even mould remediation, costs if porcelain cracks and/or flush handles are vandalized and must be replaced. Alternatively, 28 April/May 2016 | Canadian Property Management
sensor-controlled automatic flushers generally must be replaced at two to threeyear intervals. While ceramic was introduced as a lower cost replacement for porcelain, it is likewise susceptible to cracking and also tends to age more quickly, necessitating replacement for aesthetic reasons. Highperformance composites are another emerging option that are light, durable and comparably priced to porcelain. Waterless urinals dispense with operating costs for water and replacement of flushing mechanisms, but they are not
maintenance-free. Most no-water urinals have a cylinder or trap installed at the bottom of the fixture to allow urine to flow down to the sewer, but prevent sewer odours from coming up into the washroom. Some traps are costly and may last only two to three months. Others are less expensive and may last as long as six months. Regardless, it is an ongoing cost. Klaus Reichardt is founder and CEO of Waterless Co, a manufacturer/distributor of waterless urinals. For more information, see the website at www.waterless.com.
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watermanagement requirements, there is really no equivalent for water. It can be used more sparingly, but it cannot be replaced. That said, the report reiterates that "energy's waste product has relatively little value" (or is highly problematic as greenhouse gases). Nor does energy efficiency make a measurably direct impact on water use – unlike the clear and significant ties between water efficiency and energy demand. In the U.S., approximately 13% of national energy use is attributed to treatment and distr ibution of water, while that percentage jumps to 19% in California. "The amount of energy it takes to extract, treat and move water to the building is very significant, not to mention any energy costs incurred by the building owner in additional booster pump and heating costs to raise it several storeys or degrees for use," the AWE report states. zz The complete text of The Status of Legislation, Regulation, Codes & Standards on Indoor Plumbing Water Efficiency can be found on the Alliance for Water Efficiency website at www.a4we.org.
GAINING HIGH-PERFORMANCE PROFILE Water efficiency figures prominently in proposed updates to the ASHRAE standard for high-performance green building design, accounting for four of eight addenda recently released for public comment. It has also been explicitly referenced in the proposed expanded definition of ASHRAE 189.1's purpose, which reflects emerging priorities and broadening perspectives on sustainability. "The current title, purpose and scope were approved in 2006 and much has taken place in the world of green buildings in past 10 years. The purpose of the standard has been rewritten to focus on goals versus strategies," an April 13 release from ASHRAE explains. "For example, rather than energy efficiency, the goal of reduced building emissions is proposed for inclusion in the purpose." Other identified goals include: enhancing occupant health and comfort; protecting local biodiversity and ecosystem services; promoting sustainable and regenerative materials cycles; and enhancing resilience to natural, technological and human-caused hazards. An additional statement clarifies that the ASHRAE 189.1 standard is intended
to provide the technical basis for building codes and regulations that various jurisdictions may adopt to mandate highperformance buildings. Water efficiency gains prominence in that context through amendments to make some formerly optional performance specifications mandatory. These include: restricting discharges from cooling towers; prohibiting most applications of potable water on golf courses, driving ranges and in ornamental fountains; recovering filter backwash water from pools and spas; plus various controls in commercial food service operations, medical and laboratory facilities. Two other proposed addenda address water efficiency in water softeners and reverse osmosis and onsite reclaimed water systems. Meanwhile, a proposed new requirement for special-use stations for filling water bottles connected to or adjacent to indoor drinking fountains might seem to promote water consumption, but it is calculated to reduce water loss and public health risks at water fountains and to promote alternatives to commercial bottled water in single-use plastic containers.
www.bomicanada.com Press Release: For immediate release
BOMI Canada Announces Vyetta Sunderland Scholarship May 3, 2016
Sue Ziemski, Chair of the Board of Trustees of BOMI Canada is delighted to encourage those interested in pursuing a career in property or facility management to apply for the 2016 Vyetta Sunderland Scholarship. With the support of BOMI International, BOMI Canada established this scholarship program in recognition of Vyetta’s focus on excellence and her lifelong commitment to education. Having served as Chairman of BOMI Canada from 1999-2004, Vyetta went on to be a long serving member of BOMI International’s Board (2000 - current) and served as their Chair from 2009 - 2011. The scholarship of $2,000 will be awarded to a Canadian student who is working towards the completion of a BOMI credential. Students can apply the award towards courses leading to the completion of a BOMI certificate or designation. The scholarship award winner will be announced at the 2016 BOMEX conference in Regina. For more information on how to apply for a scholarship, individuals are encouraged to go to our website at: www.bomicanada.com/en-us/ coursesdeliveryoptions/vyettasunderlandscholarship.aspx Deadline for application is: July 8, 2016 The Building Owners and Managers Institute (BOMI) of Canada, founded in 1974, was established to provide industry professionals with career-building education. Providing industry professionals with meaningful and relevant education, BOMI Canada is a certified educational Institute and a registered charity. A rich history of commitment to our students, an education-focused mission, and a reputation for outstanding programs are just a few of the many reasons why BOMI Canada is the leader in commercial property and facility management/operations education in Canada. Since its inception, BOMI Canada has helped advance the careers of more than 11,000 students through specialized courses leading to one of our following designations; RPA, FMA, SMA, SMT. oOo
30 BOMI_CPM_April_2016.indd April/May 2016 | Canadian 1Property Management
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