F O R B U I L D I N G O W N E R S , A S S E T A N D P R O P E R T Y M A N AG E R S
VOL. 21 NO. 8 • JANUARY 2015
CHEMICAL CLEANUP WINTER PROBLEMS: ICE DAMS STORMWATER DRAINAGE SOLUTIONS
EXPLOSIVE EVIDENCE Meth labs pose serious risk to building residents
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TABLE OF CONTENTS
CONTENTS
COVER STORY
8
THE DARK CRYSTAL Meth labs present extreme danger in multi-residential buildings
IN THIS ISSUE
12 CHEMICAL CLEANUP Remediating a former meth lab
16 EQUIPMENT BREAKDOWN INSURANCE Coverage that provides protection against the unexpected
ICY 14 AN ENCOUNTER Getting to the root of ice damming
18 GOING UP Taking elevator efficiency to the next level
20 AFTER THE STORM Permeable paving offers a sustainable water drainage solution
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EDITOR’S NOTE
LOOKING FORWARD TO THE PAST In the weeks leading up to the debut of Better Call Saul — the Breaking Bad prequel spinoff — AMC is airing a binge-a-thon of the original crime drama, which is about a high school chemistry teacher turned meth kingpin. The widely watched television series received both critical acclaim and scorn during its five-season run, the latter from those who believe the show glamorizes the drug — an allegation that may have some merit. Across the pond, Britain has reported a surge in attempts to smuggle meth into the country, up 400 per cent over the past five years. Recently, the European Monitoring Centre for Drugs and Drug Addiction revealed that parts of the European Union are now being flooded with the drug. Germany, in particular, has seen a significant spike in meth usage — 51 per cent during the same five-year time period. Here, in Ontario, there are no numbers to either confirm or refute a possible correlation; however, recent news stories paint a grim picture. This brings us to our feature story, The Dark Crystal, which looks at the dangers of meth labs in multi-residential buildings, followed by Chemical Cleanup — a step-by-step guide to remediating a former meth lab. On a lighter note, though no less important, we turn our attention to one of winter’s woes: ice damming. In this issue’s Q&A, Halsall Associate’s Sarah Gray provides insight into this pervasive roofing problem and how building owners/managers can protect their most important asset. With the New Year comes an opportunity to start afresh. For some companies, this may mean downsizing operations (as is the case with Target); for others, it may mean upgrading building equipment to improve energy efficiency (see pg. 18). For me, it means a return to print after working in digital media for the past four years. I’m excited to put pen to actual paper again, and look forward to covering the issues of interest to building owners and managers in the GTA and beyond.
GROUP PUBLISHER MELISSA VALENTINI melissav@mediaedge.ca | x248 EDITOR-IN-CHIEF BARBARA CARSS barbc@mediaedge.ca | x236 EDITOR CLARE TATTERSALL claret@mediaedge.ca CONTRIBUTING WRITERS PETER FERRANTE TIM McCORMICK MATTHEW MCELHINNEY DAVID PIVATO ADVERTISING SALES SEAN FOLEY seanf@mediaedge.ca | x225 MITCHELL SALTZMAN mitchells@mediaedge.ca | x222 DANIEL ROSS danielr@mediaedge.ca | x223 PRODUCTION MANAGER RACHEL SELBIE rachels@mediaedge.ca | x261 SENIOR DESIGNER ANNETTE CARLUCCI WONG annettec@mediaedge.ca DESIGNER JENNIFER CARTER jenc@mediaedge.ca CIRCULATION GILL DANIELS gilld@mediaedge.ca | x234 PRESIDENT KEVIN BROWN kevinb@mediaedge.ca ACCOUNTING MANAGER MAGGY ELHARAR maggye@mediaedge.ca GTA & Beyond is produced as a supplement to Canadian Property Management magazine, published 8 times a year by:
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THIS MONTH’S ONLINE EXCLUSIVES ALL THE BUZZ
Mechanics of meeting tenant expectations Property management is often the ‘human resources and public relations of the business.’ At a seminar in December 2014, an expert panel offered advice to property managers on how to help meet tenant expectations and increase property value.
How a purpose-built luxury rental is gaining economic viability.
FROM THE GREEN BIN
Conversions fuel multi-family trend in Edmonton Fuzion on Whyte, a condominium complex in downtown Edmonton, was in its final phase of construction when something unexpected occurred. The developer received an offer from GWL Realty Advisors to purchase, in bulk, all units on behalf of a single private investor…and Edmonton’s newest upscale rental development was born.
Builder’s use of Toronto city streets back on agenda A motion that contemplates curbing builders’ use of city streets during construction is back in the hands of Toronto’s deputy city manager. A comprehensive report is expected next month that will consolidate this and other motions aimed at reducing gridlock.
A steel-manufacturing company showcases its stormwater management project and becomes an industry frontrunner.
EXPERT ADVICE
Susan Richardson, co-founder of and principal coach at Leadership That Matters, suggests these time management tips to strike a better work-life balance.
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FEATURE
THE DARK CRYSTAL
Meth labs present extreme danger in multi-residential buildings BY CLARE TATTERSALL
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GTA & BEYOND ■ JANUARY 2015
FEATURE
I
t was an explosion that rocked not just a building but its community. On Nov. 17, 2014, emergency crews responded to a call from a condominium in the trendy Liberty Village area of Toronto, known as a housing hotspot for young professionals. Upon arrival on the scene, firefighters found windows and elevator doors blown out, and a fire contained to a sixth-floor unit. Inside was a 36-year-old man with minor burns to his face and hands who, shortly thereafter, was charged with possession for the purpose of trafficking, in connection with the explosion. Police allege the condo unit was being used as a methamphetamine drug lab. This isn’t the first incident of its kind in a multi-residential building. In August, a blast ripped open the second floor of a townhouse complex in London, Ont., causing an estimated $500,000 in damage. After dousing the flames, fire officials found the remains of a suspected meth lab. Most recently, an explosive fire in a Brampton, Ont., apartment highrise sent one person to hospital. Police allege the injured party was making meth at the time of the blast. Meth labs are a growing problem across the country, particularly in British Columbia and Ontario. According to a report by the United Nations Office of Drugs and Crime (UNODC), Canada is a leading exporter of the illicit drug. While highly organized “super labs” are primarily responsible for producing the large quantities of meth required for
export, the smaller makeshift labs found in multi-residential dwellings are of greater concern. Not only are they more common but they account for far more explosions and fires. Why? Quite simply, the meth producers are amateurs. “They’re ‘cooks’ not chemists,” says Randy Moss, assistant deputy chief with the Hamilton Fire Dept. “They’re not schooled in handling raw chemicals let alone the precursors, so they mishandle or improperly store these items, which can result in disaster.” Meth production is often a crude process. The drug is typically manufactured using chemicals and other products that are illegally diverted from legitimate sources. Some of the precursor ingredients required include pseudoephedrine (contained in over-the-counter cold medicines), anhydrous ammonia (used primarily as an agricultural fertilizer and industrial refrigerant) and red phosphorus (contained in striker plates of matchbooks). When ingredients are mixed and cooked together, they produce volatile chemicals and fumes that can migrate far beyond the immediate cooking area within a unit. Some of the byproducts of meth include phosphine gas, hydrionic acid, hydrogen chloride gas and phosphoric acid. They are not only potentially flammable and prone to explosion but highly toxic. Those who come into contact with these byproducts, directly or indirectly, may experience www.REMInetwork.com
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FEATURE
A POUND OF METH TYPICALLY GENERATES FIVE TO SIX POUNDS OF HAZARDOUS WASTE THAT NEEDS TO BE DUMPED SOMEWHERE. headaches, nausea, dizziness, fatigue, lack of coordination, respiratory issues, burns or even death. The exposure risk depends on the amount of meth being produced, cooking method, toxic properties of the chemicals or byproducts, ventilation of the premises, and the duration and route of exposure. Regardless, “Any meth lab is a significant hazard to building residents,” says Moss. Because of this, it’s important that property managers become familiar with the signs of meth production. Recognizing lab indicators may lead to early detection and possible prevention of a major disaster. Some of the warning signs include: strong or unusual odours (akin to cat urine, vinegar, ether, ammonia or other solvents) emanating from a unit; frequent visitors to the building, especially at odd hours and for short periods of time; unit windows blacked out, or covered with plastic or tinfoil; yellow or red stains in sinks, toilets or bathtubs, or staining on countertops, flooring or interior walls; large amounts of products like cold tablet packaging, drain cleaner containers, lighter fluid, paint thinner and opened lithium batteries in the trash; and dead or dying vegetation and/ or discoloured soil, indicating dumped chemicals or hazardous waste. “If something doesn’t seem right, either on the premise or outside, that could be a flag to call 9-1-1 and let police evaluate it,” says Moss. Toronto police Det. Roger Desrochers agrees, cautioning property managers not to enter a unit if they suspect a meth lab is operating inside because it could be rigged with booby traps. “This is a criminal enterprise so (the ‘cooks’) are going to do what they can to dissuade law enforcement or even competitors from coming in and taking their product,” says Desrochers. Once police confirm the existence of a drug lab, they will secure the unit to
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GTA & BEYOND ■ JANUARY 2015
FEATURE
collect evidence as part of their criminal that can take anywhere from a few weeks to investigation. This is a good time for the several months — the building owner may building owner to contact their insurance proceed with cleanup and remediation company to see if their policy will cover (see pg. 12). The insurer will then go after the cost of cleanup. the culpable party to recoup its loss. According to Pete Karageorgos of the Like the insurance claim process, Insurance Bureau of Canada, the building remediation can be long and drawn out. owner would be covered in most cases. The time needed is dependent on the This is good news considering meth size of the area to be cleaned, extent residue can spread to adjacent units of contamination and the company and common areas, resulting in a costly performing the task. cleanup that could potentially run in the However, once complete, the building tens of thousands of dollars. Factor in manager can immediately rent out the unit, remediating the building’s surrounding in the case of an apartment building; it has ground surfaces — a pound of meth no obligation to disclose previous meth typically generates five to six pounds of contamination to a potential resident. hazardous waste that needs to be dumped This is somewhat surprising given the fact somewhere — and the cleanup tally could that, in accordance with the Grow Ops easily skyrocket over the $100,000 mark. Disclosure Act, 2007, building owners/ However, “The building owner may not managers must disclose to a prospective be covered if he/she is the one responsible tenant that a property was once used as a for the drug lab or illegal activity associated marijuana grow operation. with it,” says Karageorgos. “The contrast with grow-ops is really Once the insurer has assessed the interesting,” says Joe Hoffer, a partner and damage, confirmed it will take care of it specialist in residential tenancy law with SDABuilding_CPM_October_2014_FINAL.pdf 1 14-10-23 2:25 PM and actually paid the claim — a process Cohen Highley LLP. “There are all kinds of
rules around grow-ops even though meth labs are potentially far more dangerous. As long as a unit has been remediated so that contamination does not constitute a hazard for an occupant, then disclosure isn’t required by statute for a former meth lab.” Nonetheless, there is an ethical responsibility, or civil liability, to impart this information, says Hoffer. “There is always a duty of care between a landlord and tenant. Most courts would have no problem imposing liability on an owner if a tenant learned (building management) failed to properly remediate a meth lab and simply covered it up.” ■
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RESTORATION
CHEMICAL CLEANUP Remediating a former meth lab BY PETER FERRANTE
M
ethamphetamine laboratories are operating in all types of buildings, often unbeknownst to property management. However, once discovered and dismantled by police, property managers are tasked with handling the unsavoury aftermath. Not only must they allay fears of building residents who are justifiably concerned for their personal safety and health, but they must clean up the contaminated unit. THE HAZARDS Meth is highly toxic, so it’s no surprise that former labs may be home to a variety of byproducts, including phosphine gas, hydronic acid and hydrogen chloride, and chemicals such as iodine or anhydrous ammonia. Chronic long-term exposure to even low concentrations of these contaminants may cause health problems, such as cancer, and damage to the central nervous system, liver or kidneys. Volatile solvents may also linger in a former lab, posing a fire or explosion hazard, though a functioning lab presents the greatest immediate risk.
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AREAS OF CONTAMINATION Meth can be manufactured in different stages at different locations. As a result, there are many potential areas of contamination, both inside and outside a unit, including processing or “cooking” areas, disposal areas and storage areas. Significant contamination in “cooking” areas may be caused by spills, boil-overs, explosions or chemical fumes and gases created during the production process. Indoor areas affected may include floors, walls, ceilings, countertops, carpeting, plumbing fixtures and drains, and heating and air conditioning vents. Toilets, bathtubs and sinks are often used for disposal of hazardous chemicals. Outdoor areas that may become contaminated due to disposal include soil, surface water, groundwater, dumpsters, sewer or stormwater systems, and septic systems. In storage areas, such as locker rooms, contamination may be caused by leaks, spills or open containers. Contamination may also be found in common areas, such as hallways and high-
traffic areas, and adjacent units due to the migration of toxic fumes. THE EXPERTS While the owner of a property is responsible for cleanup, it’s best to leave it to professionals who specialize in this type of remediation. They can detect the unknown, such as toxic chemical residues, structural damage and hidden fire hazards, and are obliged to comply with safety standards and any provincial and/or municipal bylaws. Property managers have enough on their plate without absorbing liability if the project isn’t handled properly. Before actual cleanup can begin, a qualified environmental consultant will conduct environmental tests to determine the specific contaminants present and the scope of the work required to remediate the site. The consultant will also recommend the proper disposal of harmful and hazardous materials, such as walls and flooring, that may have absorbed toxic vapours and/or collected dust and powder from the chemicals
RESTORATION
used in the meth manufacturing process. These items must be removed by a qualified abatement contractor with a properly trained and equipped hazardous materials (hazmat) cleanup crew. The Environmental Abatement Council of Ontario (EACO) is a good resource to find a reputable environmental consultant and abatement contractor. However, the consultant should never be the same firm as the contractor. A third party consultant creates an arm’s length that adds greater credibility to clearance testing. As well, building management will avoid liability should protocols ever come into question. THE REMEDIATION PROCESS In most instances, remediation of a former meth lab involves a variety of measures, the most important being ventilation and cleaning. Once a containment barrier is erected to protect the health and safety of those outside the unit, the hazmat team uses a
HEPA (high-efficiency particulate absorption) filter negative air machine to remove all hazardous airborne contaminants. The next part of the remediation process involves a detailed decontamination. Porous materials are typically cleaned with a vacuum equipped with a HEPA filtration system that uses antimicrobial products to kill germs and viruses. If staining is noted around sinks, toilets or bathtubs, or if a strong, unusual odour is coming from plumbing, the plumbing system needs to be cleaned. It’s likely chemicals or tainted water were dumped down drains. Septic system testing can confirm. Other systems that may need to be tested include heating and air conditioning since toxic fumes are easily distributed by a building’s HVAC system. Outside, soil and groundwater should be tested for hazardous materials. CLEARANCE TESTING It’s recommended that clearance testing be conducted after cleanup has been
completed to demonstrate the unit is safe for re-occupancy. Unfortunately, there is presently no acceptable post-remediation clearance limit for a former meth lab. In the absence of federal or provincial clearance criteria, the standard of care is that the air and environment within the affected unit be as clean/clear as the comparable/ natural environment outside the unit. Clearance testing should be conducted by a professional environmental consultant, preferably under the supervision of a certified industrial hygienist. It involves surface testing, swab testing and taking air samples both inside and outside the remediated unit. Once air quality levels are comparable between the two spaces, the consultant will issue a clearance certificate to verify the unit is fit for re-habitation. ■ ________________________________________ A FORMER PROPERTY MANAGER, PETER FERRANTE IS PRESIDENT OF FERRO CANADA INC., A GTA-BASED ENVIRONMENTAL CONTRACTING FIRM. HE CAN BE REACHED AT PETER@FERROCANADA.COM.
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BUILDING SYSTEMS
QA &
AN ICY ENCOUNTER Getting to the root of ice damming
I
ce damming is often an ongoing nuisance in winter, particularly in snow belt regions, and can be a significant source of property damage. Here, Halsall Associates’ Sarah Gray provides insight into this pervasive roofing problem and how building owners/managers can protect their most important asset. WHAT IS ICE DAMMING? Ice damming is a build-up of ice and/or icicles at an eavestrough or roof edge. HOW DO ICE DAMS FORM? Ice dams form when there is snow on the roof and repeated freeze-thaw cycles. When the roof surface is warm enough to melt snow, water begins to flow down the roof toward the eaves. The portion of the roof beyond the building wall is typically colder, so when the roof edge or the eavestrough is cold enough the water will re-freeze. If this process occurs frequently (over several days or weeks), the eavestrough will continue to fill until
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its capacity to hold water is exceeded. As meltwater overflows the eavestrough, and the melting and freezing cycle continues, ice and icicles continue to form.
insufficient, heat that has entered the attic, either through conduction or air leakage, will warm the shingle surface and contribute to the melting and thawing process.
WHY DOES ICE DAMMING OCCUR? For ice damming to occur, there must be an accumulation of snow. Heavy and frequent snowfalls increase the likelihood that ice will form for two main reasons. First, due to the insulating effect of snow, deeper snow cover increases the roof’s surface temperature. Second, snow may cover low profile roof vents making them ineffective. Solar radiation also plays a role. Even when covered by snow, roof surfaces absorb heat from the sun, which, in turn, can melt the snow. Roof colour, orientation (direction toward the sun) and slope all affect the solar absorption rate. For example, darker roofs and roofs oriented more directly at the sun absorb more heat, accelerating the ice damming process. Another factor is insufficient attic ventilation or insulation — if ventilation is
WHAT ARE THE DANGERS OF ICE DAMMING? Ice dams prevent new meltwater from draining off the roof. If the meltwater backs up under the shingles, it can leak into the roof and attic, potentially causing damage to interior finishes and furniture. As well, icicles and falling blocks of ice can be a safety risk to pedestrians below. ARE CERTAIN ROOF TYPES MORE PRONE TO ICE DAMMING? Ice dams are most common on buildings with sloped roofs and attics. When sloped roofs are not properly insulated, ventilated or waterproofed, ice dams can occur as meltwater flows down the slope. Flat roofs may have ice or meltwater problems but they typically have continuous waterproofing that contains ice and water.
BUILDING SYSTEMS
ARE THERE WARNING SIGNS THAT ICE DAMS HAVE OCCURRED OR MAY BE IMMINENT? Warning signs include large amounts of snow on the roof, visible ice or icicles on the eavestroughs and a pattern of melting-freezing cycles. If these conditions are present and there is inadequate waterproofing on the roof, ice dams and leaks may occur. WHAT IS THE BEST WAY TO REMOVE EXISTING ICE DAMS? Building owners/managers should not try to remove ice dams as this can’t be done easily or safely, or with any assurance the roof surface won’t be damaged in the process. The best course of action is to wait for the ice to melt naturally and then address the underlying causes (such as improper ventilation or insulation). To avoid possible injury to pedestrians below the easvestroughs, building owners/ managers should remove any hanging icicles and blocks of ice.
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WHAT CAN BUILDING OWNERS/ AFPS_PMR_October_2014.indd 1 14-10-28 5:45 PM MANAGERS DO TO PREVENT OR LIMIT ICE DAMS? To guard against leaks from ice dam conditions, the Ontario Building Code requires that a protective membrane be installed from the eave to 900 millimetres above the eave. It’s important to note, however, that eave protection doesn’t stop ice dams from forming; it’s simply intended to prevent leaks resulting from We are your real estate and ice dams. land development experts. As a preventative measure, building owners/managers should ensure attics are properly ventilated. The code requires Let’s work together to move ventilation to be provided at the upper your project forward. portions of the roof and at the eaves/ soffits. Ideally, venting should be spread evenly (a 50-50 split) between the soffit and the upper portions of the roof; however, the code indicates that up to 3:1 is allowable. Building owners/managers also need to ensure attics are ventilated with outside air Hemmera is a boutique environmental consultancy – creating opportunities so that temperatures generally stay quite across Canada since 1994. cold. This is accomplished by evenly applying insulation on the attic floor and sealing 1.877.669.0424 | hemmera.com | British Columbia | Alberta | Yukon | Ontario penetrations in the attic floor at pot lights, exhaust fans and pipe penetrations. ■ www.REMInetwork.com
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PROFESSIONAL SERVICES
EQUIPMENT BREAKDOWN INSURANCE Protection against the unexpected BY DAVID PIVATO
I
t was a quiet Sunday afternoon, that is, until the property manager of a condominium received a series of phone calls from board members about the building: It was experiencing power disruptions. The following morning, the property manager discovered equipment problems: some elevators were nonoperational; air conditioning in the hallways and lobby was not running; fire alarms were not working; and the automated lawn sprinkler system was not functioning properly. A power surge related to a weekend utility power outage was the cause of damage, which totalled $51,000. Thankfully, the building had equipment breakdown insurance. If not, the condo corporation would’ve had to ask unit owners to cover the cost of repairs. SUPPLEMENTAL COVERAGE It’s recommended that building owners supplement property insurance with equipment breakdown coverage.
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Property policies typically exclude losses resulting from electrical arcing, mechanical breakdown, and explosion of boilers and pressure vessels. Equipment breakdown insurance fills these gaps, covering accidental physical damage to equipment that’s then required to be repaired or replaced. It applies to equipment in the following categories: boilers and pressure vessels; air conditioning and refrigeration; electrical systems; computers and communications; mechanical equipment; and renewable energy technology. BOILERS AND PRESSURE VESSELS Boiler and pressure vessel equipment is commonly used for heat, hot water and steam production. Pressure can build up within these vessels, causing them to explode. The results of over-pressure can be catastrophic. If a 30-gallon water heater explodes, for example, it will release energy equivalent to 3.6 million pounds.
PROFESSIONAL SERVICES
This force is sufficient to blow a 110-pound object 10 kilometres. Low-water conditions are a frequent cause of boiler problems. Low-water can result in cracking, collapse, bulging and, in the worst case, explosion of the vessel. Pump or control failure, scale build-up or safety mechanism malfunction are also common causes for breakdown. AIR CONDITIONING AND REFRIGERATION Air conditioning and refrigeration systems are the number one source of claims, which are often quite costly. These systems contain various components (pressure vessels and mechanical, electrical and electronic equipment) that rely on one another. So, if one part of the system fails, it can affect other parts. As well, since most air conditioners are located on the building roof, a crane or helicopter may be required to remove or replace a unit, adding to the cost. ELECTRICAL SYSTEMS Electrical systems represent up to 15 per cent of a building’s total value. Components include transformers, panels and cables, which are all interconnected. As a result, excessive voltage in one area may lead to significant damage in others. For example, arcing can cause damage to a panel and completely shutdown a building’s operations. COMPUTERS AND COMMUNICATIONS Computers and communications equipment are complex machines that rely on sensitive technology. Types of equipment include security, fire, network and telephone systems. Common causes of breakdown are power surges, loose connections, vermin, foreign objects, excessive moisture and improper use. Electrical fluctuations can damage fragile circuitry in seconds. MECHANICAL EQUIPMENT Mechanical equipment generates, transmits or utilizes mechanical power. This equipment is critical for any building and includes elevator and escalator motors, ventilation fans, water pumps and combustion engines such as those found in back-up generators. Mechanical equipment can fail due to excessive vibration, metal fatigue, seizing,
A POWER SURGE RELATED TO A WEEKEND UTILITY POWER OUTAGE WAS THE CAUSE OF THE DAMAGE, WHICH TOTALLED $51,000. misalignment, or human error. Human error accounts for approximately 35 per cent of claims. Today, mechanical equipment is increasingly driven by sophisticated but fragile computer technology, making it even more prone to breakdown. RENEWABLE ENERGY TECHNOLOGY Renewable energy technology is hurriedly being adopted to combat rising energy costs. Incentives from the On-
tario Power Authority have played a role in this quick uptake. An increasing number of solar photovoltaic systems are being erected on rooftops as building owners seek to generate income from feed-in tariff programs. However, because such systems employ a wide range of electrical and mechanical equipment, breakdowns can occur and they may result in business interruption or loss of revenues. ■
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SUSTAINABILITY
GOING UP Taking elevator efficiency to the next level BY MATTHEW MCELHINNEY
E
levators have a long service life, typically in excess of 20 years, so building managers often don’t give them much thought until performance starts to slip. When that happens, they are faced with full elevator modernization, which can be expensive and disruptive to building occupants. To stave this off, building managers should consider phasing in improvements over the course of their elevators’ life span. Not only will this save money but it will improve elevator performance and efficiency in the long-run. WASTED ENERGY While elevators aren’t a building’s biggest energy consumer — they account for up to seven per cent of electrical consumption — efficiency upgrades offer the potential for considerable cost and energy savings. The first step in any efficiency upgrade is to pinpoint the major sources of energy waste. Sub-metering is an effective way to determine how much energy each machine is using. It involves installing a portable utility-grade energy data logger to the power supply between the disconnect and the elevator. Although this is a simple process, it should be done by a licensed professional as it involves high voltage and high amps. The data logging equipment should be set up to record voltage and current in both incoming and outgoing electrical lines at 15 second intervals (at a minimum) for a period of two weeks. This will provide a representative analysis often required by utility companies that offer rebates for energy efficiency
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GTA & BEYOND ■ JANUARY 2015
SUSTAINABILITY
upgrades. It’s important to record both incoming and outgoing lines because many of the new controllers provide regenerative energy and feed it back into the building. The regenerative energy is produced by recovering electrical energy from an overhauling elevator through dynamic braking. This energy can occur in the up or down direction depending on the load in the car. Building managers can also conduct a performance audit. National Elevator Industry Inc. offers a free checklist to help building managers objectively determine how a machine is performing. Elevator acceleration, deceleration and vibration are among the characteristics measured. However, if building managers are uncomfortable monitoring consumption in-house, it’s recommended they bring in a third party to conduct an audit.
The drive system is often a good place to start since it’s responsible for the most energy use. Older drives, such as motor generator sets, run semi-continuously, which can be very inefficient and contribute to a large waste of energy. They also generate a lot of heat, requiring additional energy from HVAC to prevent equipment from overheating, and lack the capability to push clean power back into the building. Some of the simplest upgrades that can be done incrementally involve the elevator machine itself. To begin, replace the DC motor with an AC motor. Then, change out the drive mechanisms with regenerative drives. These reclaim energy created while braking or slowing down and fuel it back into the building. Following this, building managers might want to consider adding standby mode, a controller option
INCREMENTAL UPGRADES Once results are in hand, building managers can determine which components should be replaced and when.
MATTHEW MCELHINNEY IS DIRECTOR OF MODERNIZATION SALES AT THYSSENKRUPP ELEVATOR (CANADA) LTD. HE HAS WORKED IN THE ELEVATOR INDUSTRY SINCE 1990, AND HAS SPECIALIZED IN THE MODERNIZATION SIDE OF THE BUSINESS FOR THE LAST 14 YEARS. HE CAN BE REACHED AT MATTHEW.MCELHINNEY@THYSSENKRUPP.COM.
that powers down lighting, signaling and other non-essential operations when the elevator sits idle, or destination-based controls, which allows the elevator bank to group passengers in the most efficient way, reducing the number of stops for all riders. Smaller scale changes that will improve energy efficiency without breaking the bank include replacing lights, the starter and controllers. Swapping out fluorescent, incandescent or halogen bulbs with LEDS or other high-efficiency low-heat lights will provide a quick payback. LED push buttons are also available. Installing a new starter will protect against poor quality power that can lead to brownouts. If the building code allows, adding controllers with standby mode will either shut-off or reduce lighting or HVAC while the elevator is unoccupied. ■
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SUSTAINABILITY
AFTER THE STORM Permeable paving a sustainable drainage solution BY TIM McCORMICK
C
oncern continues to mount over stormwater and its adverse effects on the environment. As a result, building owners are under increasing pressure from municipalities to control the rate, flow and quality of the water leaving their properties during storms. Permeable paving may be the most effective means of achieving this end. PERMEABLE PAVING PERKS Permeable paving systems allow water to percolate through the surface and infiltrate the soil below thereby reducing run-off. These systems improve water quality and treat water as it filters into the ground. They are also proven to reduce the heat island effect and help create more comfortable paved areas. Permeable paving is eligible for LEED (Leadership in Energy and Environmental Design) points in the sustainable sites, water efficiency, materials and resources, and/or innovative design categories. It is well-suited for parking lots and infill developments. Permeable paving systems can minimize the need for traditional hard infrastructure (pipes and detention/retention ponds). When water hits the permeable surface it is intercepted and infiltrated into the ground. Because of this, the need for pipes is reduced, if not eliminated. The infiltration and temporary detention of water within the base of the paving system potentially reduces the need for stormwater management facilities on-site. This
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GTA & BEYOND ■ JANUARY 2015
is increasingly critical in areas where land is valued at a premium. Permeable paving systems are also a good consideration for sites with aging infrastructure, where reducing the stormwater load can potentially extend the life of the system. Permeable paving deals with the “first flush” (or first inch of run-off) from rain events, capturing oil, gas and fine particulates. Research has proven that micro-organisms within the base layer digest the hydrocarbons, effectively treating the typical volumes that enter the system from parking lots. This makes permeable paving systems a valuable part of the stormwater treatment train. SYSTEM SUCCESS A permeable paving system can only be successful when all parts work together. This includes the soils in the ground. Understanding the soil type and drainage conditions of a site is critical to the system’s function. A geotechnical report can assist with this. Sandy and freer draining soil allow water to infiltrate into the ground easily and quickly. Clay and silt-based soils typically have a tighter structure and drain much slower. PAVING OPTIONS There are four main types of permeable paving systems: permeable interlocking concrete pavers; concrete grid pavers; pervious concrete paving; and pervious asphalt paving.
SUSTAINABILITY
Permeable interlocking concrete pavers are similar to traditional interlocking pavers but they’re designed to provide gaps along the edges. These gaps allow water to flow around each paver into the base below. The gaps are filled with free draining aggregate material, such as high-performance bedding. Concrete grid pavers are concrete pavers with large open gaps (50 to 200 millimetres). These gaps are typically filled with soil and turf to provide the structural stability of a traditional paved surface. This system is often referred to as ‘green paving’ due to the grass that grows in the gaps. Pervious concrete paving is a specialized blend of concrete, aggregates and water that provides a surface with void spaces to allow water to flow through it. Pervious asphalt paving is an asphalt mix in which the fine material has been reduced or removed to allow for the creation of void space when the mix is poured. Despite their differences, the base materials of each of these systems are similar. The base is typically comprised of a coarse granular material with reduced fine material. It provides void spaces where water is stored under the surface after it is compacted. This granular base serves as structural support in the same manner as traditional paving applications. The depth of the base can vary depending on the required storage volume, infiltration rates of soils and design perimeters of the paved area. COST SAVINGS When exploring permeable paving systems it is important to look at the life cycle costs. These include: the investment capital required to purchase the system; cost savings through a reduction in hard infrastructure; potential cost savings based on intensified land use; and long-term maintenance costs. Reductions in traditional costs can potentially offset the additional costs associated with a permeable paving system. Take land intensification, for example, which is a critical factor for most sites. Significant financial returns can be achieved if, by adding a permeable paving system within a parking area, some of the land set aside for stormwater management treatment facilities is freed up to allow for development. MAINTENANCE REQUIREMENTS Permeable paving systems have different maintenance requirements from traditional paving. Because permeable paving only functions if water can flow through the system, annual cleaning and vacuuming of the surface is essential. This removes any fine material trapped in the joints and on the surface, and helps maintain the permeability of the system. Plowing and snow removal are still required throughout the winter months; however, salt application may be reduced since water infiltrates into the system before it can freeze and become a slipping hazard. Sand cannot be used for snow and ice control because it will clog the paving system and reduce permeability. ■ _________________________________________________________________ TIM McCORMICK IS A SENIOR LANDSCAPE ARCHITECT WITH STANTEC, SPECIALIZING IN GREEN INFRASTRUCTURE AND SUSTAINABLE LANDSCAPE DESIGN. HE IS THE TEAM LEAD FOR THE LANDSCAPE ARCHITECTURE TEAM IN KITCHENER, ONT.
LOOKING BELOW THE SURFACE One of the most common concerns about permeable paving is its susceptibility to clogging. To prevent this: the bedding layer and joint filler should consist of 2.5 millimetres of clear stone or gravel, not sand; adjacent pervious areas should have adequate vegetation cover; sand should not be applied for winter traction; and maintenance should include vacuum-assisted street sweeping (for concrete and asphalt designs). Isolated areas of clogging can be remedied by drilling small holes in the pavement or by replacing the media between permeable pavers. A concern in colder climates is that infiltrating run-off below the pavement may cause frost heave. However, systems installed in the Greater Toronto Area have generally not suffered from heaving or slumping. Permeable pavement is typically designed to drain within 48 hours. If freezing should occur before the pavement structure has drained, then the large void spaces in the open graded aggregate base creates a capillary barrier to freeze-thaw.
—Sustainable Technologies Evaluation Program ASEpoxy_PMR_August_2014_FINAL.pdf
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