CRE SUSTAINABILITY TRAILBLAZERS RACE TO REDUCE
race A BOMA Toronto Initiative
COMMERCIAL REAL ESTATE INDUSTRY HONOURS SUSTAINABILITY TRAILBLAZERS The first annual BOMA Toronto race2reduce (R2R) CREST (Commercial Real Estate Sustainability Trailblazers) Awards were held this April to honour energy-savings successes in Toronto's commercial real estate community. Redesigned and delivered by BOMA Toronto and with Toronto Hydro and Save on Energy as funding partners, the new program builds on the success of the former race2reduce events by celebrating 18 sustainability leaders across three categories: Energy Management Leadership, Innovative Excellence, and Collaborative Excellence. Winning buildings were able to demonstrate the highest percentage of Save on Energy savings amongst their peer groups. Launched on June 6, 2017, the BOMA Toronto race2reduce program involves participants from 500 buildings and tenant spaces representing over 40 organizations, and spanning nearly 80 million square feet of Toronto commercial space. Participation in any one of the Save on Energy incentive programs (including Toronto Hydro’s OPsaver) is a key eligibility requirement for the CREST Awards. Energy Management Leadership Award winners were selected based on their energy reductions over the 2016 base year, as calculated and verified through Toronto Hydro and the Save on Energy program M&V protocol. Encouraging participants to reduce their energy usage, the program has an aggregate target of 10% reduction from the 2016 baseline. A streamlined process between BOMA Toronto and Toronto Hydro allows 100% of the participants to share their consumption data for
assessment and validation. It’s this partnership with Toronto Hydro that is key to the program’s design and success. In addition to enjoying cost-savings, operational efficiencies and reducing their environmental footprint, all participants also receive the benefit of improving their building's performance and tenant comfort. This year's Innovation and Collaboration award winners were also selected for their energy-reduction initiatives. Each demonstrated the success of a new sustainable program or initiative through holistic and unique approaches to building management and tenant engagement. Looking ahead, BOMA Toronto and Toronto Hydro say they've already seen an impressive uptick in race2reduce participation. To provide future sustainability inspiration for existing and potential participants, new resources have also been introduced. This fall, a R2R Ambassador program is being launched to leverage the expertise of these service providers to benefit race participants. Incentive programs, get started strategies and insightful case studies that document participants’ successes are just a few of the other resources freely available. Coming off a incredibly strong inaugural awards year, BOMA Toronto and Toronto Hydro are excited to see the submissions for next year’s awards, as participants continue to push the envelope. To join the challenge, visit race2reduce.bomatoronto.org
race A BOMA Toronto Initiative
CONGRATULATIONS TO ALL 2018 R2R CREST AWARD RECIPIENTS AND NOMINEES!
ENERGY MANAGEMENT LEADERSHIP < 75,000 sq.ft. 40 Holly Street Colliers International 2323 Yonge Street Colliers International 302 Bay Street Bank of Montreal
75,000 sq.ft. - 250,000 sq.ft. 3080 Yonge Street FCR Management Services LP 45-47 Sheppard Avenue East Crown Property Management Inc. 2 St. Clair Avenue West Colliers International
121 Bloor Street East Colliers International
Royal Bank of Canada Toronto Portfolio
250,000 sq.ft. - 500,000 sq.ft.
Postmedia Place Greenrock Property Management Ltd.
160 Bloor Street East Colliers International 789 Don Mills Road Triovest Realty Advisors Inc. 30 Adelaide Street East Dream Office Management
> 500,000 sq.ft. EUI 10-15 kWh/sq.ft. 400 University Avenue Crown Property Management Inc.
INNOVATIVE EXCELLENCE >500,000 sq.ft. Simcoe Place The Cadillac Fairview Corporation Limited
<500,000 sq.ft. 150 Bloor Street West Colliers International
TD South Tower & 95 Wellington Street West The Cadillac Fairview Corporation Limited 33 Yonge Street GWL Realty Advisors Inc. 2300 Yonge Street RioCan REIT
2018 ACHIEVEMENTS! • BOMA TORONTO’S RACE2REDUCE CREST AWARD: COLLABORATIVE EXCELLENCE • BOMA PLATINUM CERTIFICATION + EARTH AWARD • 11.6% ENERGY REDUCTION, NOW 14% BETTER THAN BOMA AVERAGE! • SAVINGS OF $343,051 IN ENERGY COSTS AND 2,774,234 ekWh OF ENERGY
365 BLOOR STREET EAST Opportunity Greenrock Property Management’s vision is to continue to provide the highest quality service to their tenants including utility cost savings. Implementing energy efﬁciency measures was only the beginning and combined with the support from Postmedia Place, Greenrock wanted to achieve even more while tracking the impact of their achievements. As a result, from several property manager recommendations, Greenrock was introduced and selected Energy@Work because of their experience, hands on approach and ability to achieve results. Together, Greenrock deﬁned a utility management strategy that included monthly meetings, utility baseline and prioritizing saving opportunities.
Savings To Date $343,051 in energy costs
The Strategy Energy@Work recommended implementing an Energy Management Action Plan (EMAP). EMAP is a ‘collaborative’ approach with operations and management to design, implement, track and continually improve utility use and building performance.
2,774,234 ekWh in energy savings
To help, Real Time Monitoring (RTM) was installed directly to the property’s electricity meter. It provides the key data necessary to understand use, costs and identify new opportunities. Operations can see their usage and demand in real time, every 5 minutes. Energy@Work completed an ASHRAE Level II energy audit to provide a comprehensive analysis of the property and its systems. This created a detailed energy and ﬁnancial end-use analysis. The results identiﬁed additional energy efﬁciency measures prioritized based on payback, savings, budget year and ease of implementation.
14% better than BOMA Average
Greenrock also engaged Energy@Work to provide a turn-key process that aligned Postmedia Place in a perfect position to achieve the highest BOMA BEST certiﬁcation; Platinum. The process was seamless in ensuring Greenrock Property Management’s accomplishments were incorporated.
Baseline Year Year to Date (2016) (Current 2018)
Additionally, Energy@Work processed Postmedia Place’s enrollment in the Toronto Hydro OPSaver program. The approved Measurement and Veriﬁcation (M&V) plan allows the property to obtain incentives based on electricity savings. The EMAP is a continuous improvement process that produces utility savings that can be quantiﬁed and tracked through the M&V plan. This ensures target savings are achieved and sustained.
Drop in Energy Use Intensity (EUI)
since 2016 baseline year
Energy Use Intensity (EUI)
Results Postmedia Place’s CREST Award, winning Collaborative Excellence was the tip of the iceberg. BOMA BEST Platinum Certiﬁcation was achieved and also resulted in winning the prestigious BOMA Toronto Earth Award for their size category! Postmedia Place was recognized for excellence in resource preservation and environmentally sound commercial building management. Energy@Work’s EMAP continues to help Postmedia Place overachieve energy usage reduction targets and outpacing their targets by 7% on average since 2016.
LEVERAGING COLLECTIVE AMBITION TO REDUCE ENERGY USE and 18,000-plus RBC employees who are helping to lead the charge across the program's seven target locations. As Lee explains, “The main challenge was to create a level of consistency and a standardized focus across seven buildings which were all at various stages of life, under different management, and had unique considerations in terms of their assets and equipment.” The first step towards tackling this challenge was hosting a program kick-off meeting in November 2017 to showcase its R2R program, map out its strategy, and establish a common understanding of goals.
It was RBC's vision and affinity for collaboration that set the foundation for its success at this year's race2reduce (R2R) CREST Awards. This April, the leading Canadian financial institution took home top honours in the R2R Collaborative Excellence category for uniting a team of landlords, property managers, and RBC leadership for energy-reduction initiatives across seven of its properties. “RBC has always had a very strong culture of collaboration and we're fortunate to have surrounded ourselves with amazing partners,” says Zhen Lee, Director of Operations with RBC Corporate Real Estate. “Having these foundational elements in place allowed us to leverage those relationships and march forward with one vision and one beat when it came to designing, planning, and implementing our race2reduce program.”
One Strategy. Millions of Square Feet RBC's three-year program is ambitious, to say the least. It's also the first sustainability initiative of its kind to bring competing landlords, corporate leaders, and industry reps together with a single mission to embed multiple energy-saving projects across multiple properties totaling 2.8 million sq. ft. of space. No doubt the success of RBC's R2R initiative has – and continues to – pivot on its winning R2R alliance. Its team includes Oxford Properties Group, Cadillac Fairview, Manulife Real Estate, H&R Reit, Northam Realty Advisors Limited and Jones Lang Lasalle (JLL),
“I remember sitting in the room with four of my main competitors and thinking of the challenges ahead of us,” recalls Michael Manuel, General Manager with Cadillac Fairview. “Very quickly, we were able to move past that competitive nature – which is very healthy among us – and focus on helping our client launch this amazing initiative.” “If all of our tenants had the same level of excitement that RBC has, our jobs would be so much easier,” adds Johann Klein, Property Director, Manulife Real Estate. Out of that initial meeting came plans for multiple energy-saving initiatives that would be implemented across the participant properties. They focused on enhancing sustainability on three fronts – operational, behavioural, and capital – and launching initiatives related to lighting and HVAC optimizations and reducing energy consumption on holidays.
John Spano, Director and General Manager with Oxford Properties Group, also remembers taking a seat at the planning table. Reflecting on those early conversations, he notes, “Our biggest challenge was pulling this off while minimizing the impact of the program on our customers. Having all the landlords in one room and working together was key. It really was an opportunity to network with our colleagues, get on the same page, and drive that vision.” Generating “buzz” and employee engagement around the program was pivotal to RBC's vision. To that end, the bank developed an R2R “road show” and presented it at each property from April 2018 to June 2018 to communicate the program and its benefits. The R2R team also worked together to establish “Green Team Champions” within each location, who have since been instrumental to the program's momentum. “Our landlord partners have assembled a robust group of engaged sustainability champions who can assist them in driving their brand initiatives in the buildings,” explains Lee, adding, “This has been immensely important to the success of the program because when tenants feel they are able to drive change in their areas, that empowers them to get engaged and make a difference.” Adds Spano, “The insights and learnings from this process have trickled down into every other aspect of our day-to-day work with RBC. Even though we're only in year one, this program has already been a huge success for us.” Year One RBC's three-year program is still its infancy. Nevertheless, the team is confident in its ability to embed, track, and achieve significant energy savings. RBC continues to meet with its team on a regular basis to share updates and keep the program top-of-mind, and JLL is among the partners taking measures to monitor the impact of the program. The outsourced real estate services partner
“Very quickly, we were able to move past that competitive nature – which is very healthy among us – and focus on helping our client launch this amazing initiative.” is transposing every floor's current consumption hours into a visual template to capture consumption rates and laying data from each business unit’s lights and HVAC requirements over top to gain a holistic view of the program's impact. “This layering of actual consumption versus business hours of operations creates a visual picture that enables us to identify that energy consumption is rightsize, or pinpoint areas where energy is being wasted,” explains Stuart Ross, JLL's Integrated Facilities Management Director, noting the tactic is being leveraged across all seven buildings.
It's been a landmark year for the program. Still, says Beverly Tay, General Manager with Oxford Properties Group, the team isn't resting on its laurels: “By continuing to innovate and improve our participation in this collaboration, we hope to achieve a higher level of sustainability and energy savings.'” As for what's next, Lee adds: “We're using the lessons we've learned through this collaboration to explore even more ways to drive innovation to reduce energy consumption in our office space nationwide, potentially engaging more than 50,000 employees.” www.REMInetwork.com
IT TAKES A TEAM AT POSTMEDIA PLACE Big ideas sound great in the boardroom, but without support from tenants, staff, and community partners, even the bestplanned property initiatives won't survive past the front door.
This is a truth that Greenrock Real Estate Advisors knows all too well. It's also one that informed the Toronto-based firm's award-winning sustainability program at Postmedia Place. “Our culture is about experience – that of our residents who make their homes in our communities, people who work in our communities, and that of our own team and the communities themselves,” says Justin Taylor, Chief Operating Officer for Greenrock. “We believe in treating our tenants, residents, employees and clients like Rockstars, a philosophy we have ingrained into our culture. It's been an incredible transition for us over the past few years and I feel like we are just getting started.” There is no one secret to Greenrock's Collaboration Excellence win at 2018's race2reduce (R2R) CREST Awards. Instead, its success can be attributed to several public partnerships it's leveraged between Postmedia Place and key stakeholders to embed energy-reducing measures at the Bloor Street property that have both helped the community and enhanced the tenant experience. “Teaming up with Greenrock allowed us to create purpose-built, high tech, and energy efficient spaces for our employees to work and collaborate in entirely new ways,” says Paul Godfrey, Executive Chairman and CEO of Postmedia. Greenrock's partnership with Energy@Work Inc. is one collaboration that's proved fruitful for Postmedia Place. In 2016, Greenrock paired with the energy management company to design and launch Energy Management Action Plan (EMAP) to review utility performance, set targets, track
Challenge, and energy-efficiency upgrades throughout the property. Indeed, adds Taylor, “Without the strong relationship that Greenrock has with the tenants at Postmedia Place, the height of many program successes would not be possible.” Tenant support is fostered in part by Greenrock's 5 Pillar tenant engagement strategy which includes, among other things, a strong focus on using tenant feedback to drive property initiatives. In 2018, for example, Greenrock joined Postmedia Place staff in conducting a comprehensive 2018 tenant survey which gathered vital insights and feedback that played a crucial role in helping management determine the focus of its 2018 energy-reduction program. Throughout the years, tenants have also been linked in to Greenrock's initiatives through a variety of communications (e.g., emails, posters, digital displays, etc.) and on-site engagement events such as tenant breakfasts, summer barbecues, indoor air quality workshops, and bi-monthly GFL recycling programs, to name a few. progress, and drive employee engagement. At last check, the initiative has helped reduce energy consumption by 7% in 2018 – nearly triple the program's initial 2.5% target. Moreover, Greenrock's work with Energy@ Work Inc. and the City of Toronto was critical in helping Postmedia Place achieve BOMA BEST Platinum Certification in March 2018. Postmedia Place has also benefited from its relationship with the Bloor East Neighbourhood Association (BENA), which consists of local authorities, utility workers, volunteers, residents and representatives from commercial offices. In addition to inviting BENA to sit in on Annual General Meetings and planning sessions, Postmedia Place has worked with BENA to ensure its initiatives aligned with community goals. Highlights include funding a mural along Mount Pleasant Road as part of BENA's Mural Project, pledging continued support
to several Sherbourne Bloor redevelopment initiatives, and collaborating with the association during a large-scale exterior lighting project. “The design and end result took into consideration the context of the neighbourhood's needs, including adequate pedestrian lighting and the uses of the buildings adjacent and across the street,” explains Linda Brett, BENA President. “We were more than pleased with the result and have referred to this project as one to aspire to with all the new buildings in our area.” The Tenant Connection Greenrock's collaborations would be shortlived if not for tenant participation. Support from Postmedia Place occupants has bolstered energy-saving initiatives, including a large-scale LED lighting retrofit in 2017, the building's successful 2018 Earth Hour
Carrying the Momentum It's this ongoing collaboration with tenants, community partners, and industry experts that continues to drive results at Postmedia Place. That teamwork is fueled by Greenrock's commitment to providing each of its members with the resources to carry out a collective vision; and a dedication to keeping all partners in the loop through regular meetings, bimonthly Lunch and Learn programs, and a host of awareness and engagement initiatives. Moving forward, Taylor says the goal is to continue leveraging Greenrock's relationships to keep the momentum going: “The excitement generated from BOMA BEST Certification, Earth Award, Earth Hour results and the 5 Pillar 2018 Tenant Engagement programs has created ever greater interest in improving the working best practices with our tenants and our team. We appreciate BOMA’s support and recognition.” www.REMInetwork.com
CROWN ACHIEVES DUAL SUCCESS AT RACE2REDUCE CREST AWARDS In addition to a completing an LED lighting retrofit, the team oversaw the installation of gas regulators on all of its boilers and a large-scale Building Automation System (BAS) upgrade. It also kicked off phase two of a large-scale precast panel repair program which triggered additional building performance benefits. Strategies at Crown’s 45-47 Sheppard Avenue East office towers also included a BAS upgrade and LED lighting retrofit, as well as the installation of new, highefficiency fixtures in all the washrooms.
It was a blend of new technologies and sustainable strategies that made Crown Property Management Inc. a two-time winner at the 2018 race2reduce (R2R) CREST awards. This year, the Torontobased firm received top honours in the Energy Management Leadership category for its office towers at 45-47 Sheppard Avenue East and its property at 400 University Avenue. “As a value-add organization, one of the pillars of Crown’s methodology is to increase our buildings’ efficiency while simultaneously adding long-term value and creating a healthy office community for our tenants,” says Clarke Stewart, Crown's Sustainability and Operations Coordinator, noting, “With support from this program we were able to achieve both.”
Crown is no stranger to BOMA Toronto and Toronto Hydro's R2R contest, having participated in the program's past iterations. Nevertheless, taking part in the program's revival meant taking a new strategy. For 400 University, that strategy entailed critical upgrades and sustainability programs throughout the LEED Gold office building.
In the end, Crown’s initiatives earned 382,643 kWh in energy savings at 400 University and 225,301 kWh at 45-47 Sheppard Avenue East, as verified by Toronto Hydro’s Save On Energy Program. “Many of these projects directly contributed to increasing each building's net value while simultaneously reducing current and future utility costs,” Stewart reports. With advice for future R2R participants, Stewart encourages property stakeholders to consult with their utility companies at the beginning of each year to discuss each building's capital improvement plans and identify which projects might be eligible for certain rebates or incentives. With Crown's LED retrofits as an example, he adds, “both prescriptive and custom rebates were applied as a means of maximizing the received rebate, which generally increases the project’s return on investment.” As for Crown's success at this year's R2R CREST Awards, Stewart says the company is proud to be recognized and looks forward to improving upon its results.
Ibis would like to congratulate Crown Property Management for winning the 2018 Race2Reduce challenge. 400 University Ave. & 45-47 Sheppard Ave. have received awards under the Energy Management leadership category. Ibis is proud to be the Base Building Controls Solution provider at both buildings Utilizing our experience and expertise we provide our customers the most scalable control solutions and the simplest means of controlling their buildings. We have been working with Crown Property Management for over 13 Years and share their core philosophy of partnering with our customers to provide flexible solutions to achieve their requirements and vision for their space.
â€œeffective control, efficient performanceâ€?
www.ibisnet.ca +1 (877) 875 0709
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Ibis a division of Innovative Building Integration Solutions Inc.
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