TORONTO Canada Green Building Council
ISSUE 14, FALL 2017, Greater Toronto Chapter, CaGBC Regional Publication /
Acclimatizing to Canada’s Retrofit Economy High-rise Retrofit Improvement Support Program (Hi-RIS) Connecting Capital to the Energy Efficiency Market New Living City Labs Will Form Low-Carbon Demonstration Community CaGBC Report Recommends Nationwide Retrofit Strategy to Cut Emissions by 51% KingSett Capital’s Approach to Combating Climate Change
Toronto FOCUS 1
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FALL 2017 Toronto FOCUS
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WELCOME TO TORONTO FOCUS
We are pleased to share with you this fourteenth Toronto FOCUS supplement produced in partnership with SABMag.
Message from the Greater Toronto Chapter of the CaGBC
The Green Building market in the Greater Toronto Hamilton
There are other resources that we and our stakeholders can
Area is fast-paced, innovative and setting an example for many
connect you to, like the Tower Renewal Program at the City of
other markets in Canada and abroad. We at the Greater Toronto
Toronto, which aims to drive positive change to Toronto’s concrete
Chapter of the Canada Green Building Council see this daily in the
apartment buildings and neighborhoods (page 17).
effort of our volunteers, members, sponsors and greater network
implement a project but need help to find funding sources? We
through the many projects being completed and celebrated and
can help you navigate retrofit financing sources and show you
in every interaction with our diverse market. It is inspiring!
how to “de-risk” the retrofit process (page 15).
Yet, we know we have a lot of work to do. We need to build and
We are expanding our reach beyond the downtown office sector.
operate buildings that produce no carbon and that make the best
Our upcoming breakfast session will showcase other asset
use of the embodied energy investment from their construction.
classes with a panel discussing sustainability efforts at scale. Join
While new buildings attract marketing efforts, existing buildings
us on November 23 for our Green Building Breakfast Session:
are where we must direct our carbon reduction efforts to achieve
Sustainability Beyond Commercial Buildings.
Canada’s targets on emissions reductions. The Greater Toronto Chapter of the Canada Green Building CaGBC’s A Roadmap for Retrofits in Canada demonstrates the
Council supports our members with education, networking,
critical role that existing buildings play in Canada’s low carbon
advocacy and outreach. This issue, and our upcoming events
future. To learn more, read on (page 12) and we also hope you
and content, all support our strategic initiatives in these areas
will join us on October 18 to hear the recommendations to retrofit
and increasingly focus on our carbon goals. The path to zero
large buildings that will contribute to achieving a reduction in
carbon clearly goes through existing buildings. We know that
greenhouse gas emissions.
our members will lead others down this path. Take a look at this edition of Toronto FOCUS and engage with us to get there.
Andy Schonberger, Director Client Services, Intelligent Buildings, LLC Chair, CaGBC Greater Toronto Chapter
Toronto FOCUS 3
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See a digital version of Greater Toronto Chapter FOCUS at www.sabmagazine.com/digital
In this Issue FALL 2017
Living City Labs 22 New 15 7 Will Form Low-Carbon Demonstration Community The Retrofit 10 Climate Retrofit Evaâ€™s Phoenix 17 High-rise 27 Improvement Support A retrofit for youth CaGBC Report Recommends Program (Hi-RIS) 12 Nationwide Retrofit Strategy With Potential to KingSett Capitalâ€™s Cut 51 % of Emissions From 20 Approach to Combating Large Buildings Climate Change Professional Development & Events
Connecting Capital to the Energy Efficiency Market
Environmental savings for this issue: Printed on Rolland Enviro 100 Satin, a 100% post-consumer fiber that is certified FSC and EcoLogo. It is processed chlorine-free,
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Cover photo: Thomas Habr.
Editor: Courtney Good, Greater Toronto Chapter of the Canada Green Building Council (CaGBC-GTC) A joint publishing project of the CaGBC-GTC and SABMag. Address all inquiries to Don Griffith: email@example.com Published by Janam Publications Inc. | www.sabmagazine.com | www.janam.net
YOUR LEED V4 QUICK-REFERENCE
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Visit our on-line Directory to see hundreds of listings of companies which supply products and services for sustainable, high-performance building. Listings are organized by Product Category and by LEED v4 Category. Our LEED v4 Directory is created with the help of our partner:
OUR 2017 PARTNERS SITE | LANDSCAPING | RAINWATER HARVESTING >Catec Rainwater Harvesting Systems >Langley Concrete Group >Molok® Deep Collection™ System >Unilock >Wishbone Industries Ltd. STRUCTURE & EXTERIOR ENVELOPE >Alumicor Building Excellence >Bailey Metal Products Ltd. >Dryvit Systems Canada >Euroshield® >Hydrotech >LiveRoof >StoneRox >Tremco THERMAL & WINDOWS >Cascadia Windows & Doors >Eco Insulating Glass Inc. >EuroLine Windows® >Inline Fiberglass Ltd. >LiteZone™ Insulating Glass >Pollard Windows Inc. >View Dynamic Glass INTERIOR FINISHES >Baillargeon Doors Inc. >CBR Products >Columbia Forest Products
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FALL 2017 Toronto FOCUS
Upcoming Events + Workshops THE CANADA GREEN BUILDING COUNCIL – GREATER TORONTO CHAPTER (CaGBC-GTC) seeks to connect all of Ontario’s green building leaders and supporters by providing all of the latest information you need to accelerate your LEED credentials and to stay at the forefront of the green building industry. Here’s a highlight of Chapter initiatives and upcoming events and workshops.
LEED GREEN ASSOCIATE EXAM CRAM
THE BUILDINGS SHOW
Coming in November! – Check back on our website for more information and a date This highly interactive session allows participants to put their Green Associate exam knowledge to the test before challenging the actual exam. Participants will encounter a variety of question formats in a fast-paced environment, while working both individually and in groups. This session will reinforce existing knowledge, while also providing the opportunity to learn information that may have been missed during earlier studying. Key terms, strategies and reference standards in LEED® v4 will be addressed.
November 29 – December 1, 2017 – Metro Toronto Convention Centre
Note: This is not a complete study course; participants are expected to have completed some studying for their Green Associate Exam prior to attending this session. If you are looking for an introductory course for the LEED® Green Associate Exam, please refer to our LEED® Green Associate Study Course being offered in December.
GREEN BUILDING BREAKFAST SERIES SESSION III: SUSTAINABILITY BEYOND COMMERCIAL BUILDINGS
November 23, 2017 - Fairmont Royal York Hotel, Toronto The final session of the Green Building Breakfast Series will explore portfolio scale sustainability management, other sustainability programs, energy targets and energy conservation for industrial and retail portfolios. Visit the website for more information as it becomes available.
Sustainable Conversations at The Buildings Show 2017 The Buildings Show returns this fall at the Metro Toronto Convention Centre in downtown Toronto. Whether in the seminar room or on the show floor, discover the latest technologies, innovations and trends in sustainable design, environment and high-performance buildings. Meet the industry leaders and suppliers driving these changes and obtain the tools you need to lead within the industry for 2018. For more Show information, and to register to attend, please visit www. thebuildingsshow.com.
LEED GREEN ASSOCIATE EXAM KICKSTARTER
December 6, 2017 – Evergreen Brick Works, Toronto Earn the internationally recognized LEED® v4 Green Associate credential to equip you with important foundational information on green building principles and practices. Delivered by highly-qualified instructors with reallife experience, this course will provide you with valuable knowledge and give you access to quality study tools. Network with, and learn from, other individuals with similar goals, as you learn what you need to know to pass the Green Associate Exam.
BUILDING LASTING CHANGE 2018 GREATER TORONTO CHAPTER MEMBER EVENT AT THE BUILDINGS SHOW
November 30, 2017 – Metro Toronto Convention Centre, Room 714 The Greater Toronto Chapter will be hosting an event on Resilient Communities. Please check back on our website for more details as they become available.
June 5-7, 2018 – Beanfield Centre, Toronto Join us for Canada’s most important green building event. Building Lasting Change is Canada’s largest industry event known for activating connections, delivering worldclass learning opportunities and cultivating inspiration and innovation. The conference combines industry education, networking events, business to business meetings and an interactive showcase floor to create a valuable experience for attendees, sponsors, exhibitors and international delegations. You’ll see that you and your business can build lasting change. Mark your calendars now. Call for Presentations opens October 2017. Registration opens December 2017. Visit www.cagbc.org for more information. FALL 2017
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Upcoming Events + Workshops LOOKING FOR THE BEST WAY TO GAIN CE HOURS AND GREEN BUILDING KNOW-HOW? CHOOSE CaGBC-GTC All of our workshops are stringently peer-reviewed by GBCI for high relevance, quality and rigor, and have been deemed as guaranteed for CE hours by GBCI. We also offer a number of different webinars to share local green building knowledge and best practices. TO LEARN MORE ABOUT ANY OF THESE INITIATIVES AND TO REGISTER FOR WORKSHOPS + EVENTS, VISIT OUR WEBSITE
The Joyce Centre for Partnership & Innovation, a Net Zero Design in JV with B+H
mccallumsather.com | 905.526.6700 | @mccallumsather
FALL 2017 Toronto FOCUS
Upcoming Events + Workshops Coming in November
LEED Green Associate Exam Cram
Green Building Breakfast Series Session III: Sustainability Beyond Commercial Buildings
November 29 - December 1
The Buildings Show 2017
Greater Toronto Chapter Member Event at The Buildings Show
LEED Green Associate Exam Kickstarter
June 5-7, 2018
Building Lasting Change 2018
The Buildings Show
Education Event CaGBC National Event
Toronto FOCUS 9
The Retrofit Climate Old buildings can be beautiful or ugly. In either case they deserve our attention, whether to be retrofitted to preserve their form and function or to be reinvented to suit a newer purpose and aesthetic. We should work with these existing structures because the greenest building is the one not built. This was confirmed back in 2011 with a lifecycle analysis in which 95% of the typologies studied showed a net environmental benefit from retrofits compared to building new.1 Climate change is the number one impact, but it’s not just energy use from building operations that we should be thinking about – how we get there also matters. Together, buildings and transportation are the biggest end-use sectors for greenhouse gas emissions in Canada. LEED for Existing Buildings addresses this with a full 15 points available for low-carbon commuting. The other high-emission sectors are oil and gas and electricity, the upstream energy sources that fuel our buildings and vehicles. When we reduce demand we can also reduce supply, further reducing our climate impact. New buildings are getting greener but we only replace 1-2% of our buildings and infrastructure every year, so it follows that retrofits are essential to achieve meaningful emission reductions in the near-term. Sadly, climate change is not a primary driver for most financial decisionmakers. This tragedy of the commons forces us to develop solutions that align an owner’s key performance criteria with beneficial climate outcomes; this is the ‘co-benefits’ model and there are lots of good examples for how to achieve it.
FALL 2017 Toronto FOCUS
We can also be more proactive with the materials we choose for our construction projects. As designers, specifiers, estimators, advisors, and buyers, we have the power to choose low-impact products wherever possible. Our sustainable future will necessarily include manufacturers who have figured out how to bring us the services we need at the lowest practicable cost to the planet. Now more than ever, thanks to the growing availability of Environmental Product Declarations (EPDs),
we have the necessary information to be able to make those choices. In Canada, even our old buildings aren’t very old. Still, many of them
We start with the obvious benefit of energy cost savings: a deep retrofit can reduce building energy use by 30-50% in some cases. Add on-site renewables to reduce even further. When the stars align with the right combination of building form, siting, and usage, you might be able to achieve net positive energy, where the building produces more zeroemission energy than it consumes. Don’t rule this out until you’ve investigated the possibility! A retrofit can also improve occupant comfort, health and wellness; this might be harder to measure but easier to see and feel – and it might be these more tangible factors that help justify a retrofit project that also reduces energy use. The
pre-date our understanding of climate change and it’s fascinating to see how our buildings can evolve along with our knowledge and our needs. What we’re building and retrofitting today could last for another 50-100 years, which means that every single project either is or isn’t helping us avert the climate crisis. Canada was recently rated as the country with the most positive influence in the world, so our actions truly have a global audience.3 We have a lot of important work ahead of us. 1. The Greenest Building: Quantifying the Environmental Value of Building Reuse, 2011, P. Frey et al 2. Happy City: Transforming Our Lives Through Urban Design, 2013, C. Montgomery 3. Dangerous World, 2017, Ipsos
CaGBC is developing tools to help users find efficiencies and reduce costs when applying multiple standards such as LEED and WELL on the same project. Next,
opportunities: how can the property best serve the needs of the neighbourhood now and in the future? More density around mass-transit infrastructure means more low-carbon commuters. Mixed-use developments help to create walkable and bikable neighbourhoods that make us happier, healthier, and can help eliminate car ownership altogether.2
1 - Westbank and Allied’s Duncan House: restoring a 1908 heritage building and adding a mixed-use tower, targeting LEED NC Gold. 2 - First Capital building at Yonge and Lawrence: whole building renewal with increased density at a transit node, targeting LEED EB:O&M. Photo: Kasian Architecture. 3 - First Capital building at Yonge and Lawrence: progress photo. Photo: Ledcor. 4 and 5 - Windmill’s Arch Lofts in the Junction: converting a heritage church into multi-unit residential, targeting LEED NC Platinum. Photo credit: Ledcor.
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CaGBC Report Recommends Nationwide Retrofit Strategy with Potential to Cut 51 % of Emissions from Large Buildings
Image: A Roadmap for Retrofits in Canada.
Every Canadian stands to benefit from recommendations which could reduce 21 million tonnes of carbon by 2030, help the government achieve its climate change goals, and grow the economy
FALL 2017 Toronto FOCUS
OTTAWA, ON and VANCOUVER, BC – September 20, 2017 – A new report released today by the Canada Green Building Council (CaGBC) delivers a detailed roadmap for reducing greenhouse gas emissions from large buildings like office towers, recreation centres, hospitals, arenas and schools across the country. CaGBC’s A Roadmap for Retrofits in Canada demonstrates the critical role that existing buildings play in realizing Canada’s low carbon future.
The report provides recommendations to retrofit large buildings that will contribute to achieving a reduction in GHG emissions of at least 30 per cent (or 12.5 million tonnes 1) by 2030, with the potential to reach 51 per cent or 21.2 million tonnes. The Roadmap provides government and industry with a targeted plan to yield the greatest carbon savings from buildings and grow Canada’s clean economy.
• Fuel switching must be completed in 20 per cent of buildings over 35 years old across Canada. Currently, fuel switching is particularly attractive in provinces with clean electricity grids such as British Columbia, Manitoba, Quebec, New Brunswick and Newfoundland. In these regions, significant effort should be put into increasing the adoption of highly efficient heat pump technology. This will reduce emissions by 1.6 MT CO2e, or 25 per cent of the reduction activity needed.
Developed by WSP for CaGBC, this report advances recommendations made in CaGBC’s 2016 Building Solutions to Climate Change research by analyzing how the type, size and age of large buildings, along with energy sources and the carbon intensity of regional electrical grids in Canada, can affect energy efficiency and carbon emissions. The report identifies the buildings with the largest carbon reduction potential and recommends provincially-specific retrofit pathways that include a combination of recommissioning[i], deep retrofits[ii], renewable energy[iii], and fuel switching actions[iv]. Among its key findings, the Roadmap concludes that: • The report finds achieving a 30 per cent (and potentially 51 per cent) building emissions reduction by 2030 is achievable by focusing on a targeted number of buildings that have the greatest potential to reduce carbon.
• In provinces with carbon intense electricity grids, specifically Alberta, Saskatchewan, New Brunswick and Nova Scotia, 30 per cent of buildings will need to use renewable energy in order to meet the target. This will reduce emissions by 0.9 MT CO2e, representing 13 per cent of the reduction activity needed.
• Buildings including office buildings, shopping malls, universities, and arenas constructed between 1960 and 1979 across all provinces represent the age class with the largest opportunity for total carbon emissions reductions. • Alberta and Ontario currently emit the most carbon and therefore have the greatest potential for reducing emissions. This is due to the carbon intensity of Alberta’s electricity grid and the number of large buildings in Ontario. • All provinces will need to prioritize recommissioning for large buildings (between 25,000 and 200,000 sq.ft) and deep retrofits for older buildings (over 35 years old) in order to meet the target. These two actions will reduce emissions by a collective total of 4.1 MT CO2e, providing 62 per cent of the reduction activity needed.
“This report makes it very clear that targeted strategic investments in existing buildings represent a massive opportunity for significant carbon reductions across the country,” says Thomas Mueller, President and CEO of CaGBC. “We are showing how each region can contribute to meeting Canada’s climate change goals through a targeted approach to building retrofit and clean energy. Governments at all levels are encouraged to develop progressive policies and programs to guide investment and support for establishing a robust retrofit economy in Canada.” The report provides the following policy recommendations for the Federal Government: include a GHG metric in Canada’s future retrofit building code; develop regional retrofit roadmaps; prioritize investments in scalable retrofit projects; and supporting mandatory energy benchmarking. A Roadmap for Retrofits in Canada will be followed by a third CaGBC report, to be published in Spring 2018, which will provide policy options that would overcome barriers that hinder the implementation of retrofit projects and identify the financing mechanisms necessary to stimulate the retrofit economy. For information about CaGBC’s advocacy efforts and associated market research, visit www.cagbc.org/advocacy. This report was made possible through the generous support of the Real Estate Foundation of British Columbia.
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 Net emissions reductions in 2030 are influenced by changes in population and the carbon intensity of the electrical grids (5.6 million tonne reduction) as well as the proposed CaGBC emissions reduction activities (6.6 million tonnes). [i] Recommissioning: optimizing the performance and operation of an existing buildingâ€™s system. Following investigation, the measures implemented can include equipment maintenance, adjustments to controls, and minor equipment retrofits. This includes things like upgrading lighting, improving indoor air quality and replacing boilers.
Image: A Roadmap for Retrofits by Region and Activity.
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[ii] Deep retrofits: involves major system and equipment replacement or upgrade. Typically pursued during building renewal events such as envelope and major equipment replacement, new ownership or occupancy, and green building certification. It can include HVAC changes, window replacement, and other envelope and system upgrades. [iii] Renewable energy: while many forms of on-site renewable energy exist, including solar thermal, biomass, wind and microhydro, solar photovoltaic (PV) electricity generation is most commonly used in existing buildings. [iv] Fuel switching actions: switching natural gas and other carbon-intensive heating furnaces, boilers and distributed equipment to low carbon sources like high-efficiency electricitybased systems such as heat pumps.
Photo by Zia Syed.
Connecting Capital to the Energy Efficiency Market – Sept 2017
Upgrading energy performance in our existing buildings is one of the most significant and cost-effective ways to reduce emissions. Other major cities including New York, San Francisco, London and Berlin have approved similar climate action targets, putting their buildings front and center as part of plans to deliver on commitments made at the COP21 Climate Summit in Paris. With half of today’s building stock still projected to be in use by 2050, cities will need innovative financing mechanisms for improving building performance at scale.
This summer, Toronto council approved the ambitious
Retrofitting building stocks will require billions of dollars in
TransformTO plan to cut the city’s carbon emissions by at
upfront investment in the next 30 years. A new pilot project
least 80% by 2050. One of the core proposals is to ensure all of Toronto’s existing buildings are retrofitted to the
led by the Advanced Energy Centre at MaRS aims to smooth the flow of capital with a certification for buildings that are retrofit-ready.
highest emission reduction standard technically feasible, achieving an average 40% in energy savings compared to their performance in 2017.
Toronto FOCUS 15
Photo by Thomas Habr.
Market stagnation is currently stalling the opportunity
The Advanced Energy Centre at MaRS is now leading a pilot initiative to test the
for existing buildings to upgrade their performance.
IREE certification for the first time in Canada. Joining forces with both Green
Class B and C buildings - which generally make up the
Business Certification Inc. and Canada Green Building Council, MaRS is bringing
majority of rentable office/residential/mixed use space
together energy efficiency champions to help set pilot program objectives and
in the city - provide the greatest opportunity for energy
identify meaningful opportunities where the IREE certification can be tested.
savings. Unfortunately, their owners face more significant constraints in accessing capital, education and guidance
MaRS is in the process of establishing a working group to formulate key
from experts needed when deciding on upgrades.
performance indicators to track success; establish a program operating model and begin recruiting for pilot participants among building owners, service
Uncertainty around the long-term performance of energy
providers and investors.
efficiency technologies ranks among the most prevalent reasons that building owners defer making these improvements. This uncertainty also makes it harder for them to secure financing for these projects as it creates time and expense in due-diligence to underwrite these investments. To help address this problem, the Investor Confidence Project (ICP) was launched in the United States in 2012 through the Environmental Defense Fund. Aiming to build commonality in how energy efficiency retrofits are developed and underwritten, ICPâ€™s framework leverages existing industry standards and best practices to certify Investor Ready Energy Efficiency (IREE) projects. This helps create a consistent and transparent road map for building owners, service providers and investors undertaking building performance upgrades.
Photo by Samuel Zeller.
After expanding to Europe in 2015, the IREE certification
If youâ€™d like to learn more about the Investor Confidence Project and become
now has a network of over 400 organization allies, $5
involved in the ICP Canada Pilot Program, please get in touch with us â€“
billion in project capital and is now being administered
through Green Business Certification Inc.
FALL 2017 Toronto FOCUS
High-rise Retrofit Improvement Support Program (Hi-RIS) Hi-RIS is a unique City of Toronto program that helps apartment building owners implement improvements that result in energy and water conservation. Hi-RIS provides low-cost, fixed rate financing for terms of up to 20 years. Apartment buildings with three or more storeys located in Toronto are eligible to apply. The Hi-RIS program uses the local improvement charge (LIC) mechanism to advance funding to property owners to cover the cost of measures that reduce energy and water consumption. The City of Toronto is the first municipality in Ontario to offer a LIC financing program.
Benefits of Hi-RIS Financing Since 2014, Hi-RIS has supported apartment buildings owners in completing over $4 million of building retrofit and reinvestment projects. Through Hi-RIS, owners have pursued more comprehensive, longer payback improvements including window and balcony door replacements, roof replacements and mechanical system retrofits such as boiler and elevator upgrades. These measures have, on average, saved program participants $46,000 per year and reduced energy consumption by 23%. As a whole, these projects will reduce GHG emissions by 1,431 tonnes of CO2e (carbon dioxide equivalents) per year.
With Hi-RIS, you can: ´ Pay for building improvements over time, using associated energy, water and operational savings to offset costs. ´ Control the entire process by hiring energy auditors and contractors of your choice. ´ Receive free support services from Tower Renewal and up to $100,000 in incentives are available from Toronto Hydro and Enbridge Gas. ´ Take advantage of financing which is not a mortgage encumbrance. ´ Secure financing that is attached to the property, not the owner.
6061 Yonge Street Building. “Installing new windows and balcony doors will …help to improve our buildings’ energy efficiency, and will increase our buildings’ value. […] We’ll be able to reduce our buildings’ energy usage and operating costs going forward in perpetuity, while increasing NOI, cash flow and property values.” – Randy Daiter VP, Residential Properties, M&R Property Management.
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Hi-RIS Case Studies
Hi-RIS has helped a number of buildings take action on significant improvements to date. Here are some examples:
6061 Yonge St Managed by M&R Properties, 6061 Yonge St. is one of three buildings the company had participate in Hi-RIS. Built in 1970, the building consists of 20 storeys and 304 units. The windows were single pane and original to the building. The balcony doors were wooden and the weather-stripping was in poor condition. Replacing the windows with aluminum framed, double-glazed, and insulated glass units and the balcony doors with insulated metal models, significantly reduced heat loss and air leakage. Residents also benefitted from this project as the improvements significantly reduced maintenance needs and improved comfort by making units less noisy and drafty.
2 785 Brownâ€™s Line Built in 1963, 785 Brownâ€™s Line is an 8-storey building with 79 units managed by Metropolis Property Group. This building has completed a total roof replacement that will increase the R-value of the roof from R-10 to R-20. The roof replacement will reduce heat loss and air leakage resulting in a decreased natural gas consumption. By supporting this improvement, Hi-RIS helped this building complete a needed capital reinvestment that will improve the quality and sustainability of the building for the property owners and residents.
1 - 6061 Yonge St. Comparing New and Original Windows. 2 - 785 Brownsline. New Main Roof. 3 - 785 Brownsline. New Second Floor Roof.
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34 Dixington Managed by Equity Builders, 34 Dixington is a 5-storey building with 60 units built in 1982. The building is installing new high efficiency boilers for heating as well as domestic hot water and, completing an elevator motor upgrade, an uncommon but impactful energy
efficiency measure. During implementation, the project ran into a few unexpected challenges including the need for a fire panel replacement in the elevator and a requirement to move the gas valve before connecting to the boilers. The Hi-RIS program has worked with Equity Builders to address these issues and move the project forward despite these challenges. Replacing the boilers will help the building save 10% on natural gas and the elevator upgrade will save 13% off electricity costs.
The Tower Renewal Program Hi-RIS is part of the Cityâ€™s Tower Renewal Program which provides a range of free services to apartment building owners and residents. These services include the on-site STEP Assessment that provides suggestions for cost savings and improvements to resident comfort, customized building benchmarking, project development assistance and a range of programs that support apartment communities. Get in touch with us at firstname.lastname@example.org or call 416-392-9688 and visit our website www.toronto.ca/towerrenewal for more information.
1 - 34 Dixington. Building Front. 2 - 34 Dixington. Original Domestic Hot Water Boilers. 3 - 34 Dixington. Removed Heating Boiler. 4 - 34 Dixington. Original Heating Boilers.
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KingSett Capitalâ€™s Approach to Combating Climate Change Climate change and increasing levels of carbon in the atmosphere have a direct correlation with severe weather events causing impacts to real estate and worse, individualsâ€™ lives. Understanding this connection, Canada has committed to the Paris Accord to achieve a 30% reduction in greenhouse gases (GHGs) below 2005 levels by 2030.
In alignment with the Paris Accord, KingSett Capital has realized the need to benchmark beyond standard energy use intensity and take into account GHG emissions and thermal energy demands across properties in different regions with varying power grids. In tracking this data, we have realized that in our real estate portfolio, a handful of properties makeup the majority of GHG emissions.
Targeting GHGs at the Property Level Reducing KingSettâ€™s own contributions from our buildings is the first responsible step to take as part of transition to a less carbonintensive economy. Properties with higher GHG intensities have been targeting energy reductions with impressive results.
In each of the examples
below, small changes have made a big impact to the portfolio.
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Calgary Place, Alberta
Managing Risk at the Portfolio Level
During the first quarter of 2017, Calgary Place completed a
KingSett has also begun assessing each of our properties against the risk
Building-Automation System (BAS) upgrade and started a
of severe weather events.
modernization project that has led to significant operational
This process starts during the acquisition phase, with the completion
improvements through enhanced scheduling and control over
of an energy audit and building condition assessment. These studies
building mechanical systems and equipment. Additional work
help determine what investments are required to make the building
at the property includes the conversion to direct digital controls
more resilient and how to best prepare the properties in the event of
throughout the complex and a building-wide LED upgrade soon
specific weather events. To further assess and manage severe weather
risks, each of our properties are now evaluating mitigation strategies,
As a result of the upgrades, normalized annual energy savings
reviewing written plans and emergency procedures, and determining
are over 10%, the equivalent of taking more than 300 cars off
proper recovery protocols to ensure a return to business as usual in a
the road per year.
timely fashion. For example, after the flooding in Calgary in 2013, two of KingSettâ€™s office
Midtown Plaza and Cornwall Centre, Saskatchewan Midtown Plaza and Cornwall Centre are two properties that also completed similar BAS upgrades in 2017. The
recommissioning studies completed in 2016, which identified
assets, Calgary Place and Altius Centre, were quick to implement flood response policies that continue to be reviewed and updated to mitigate future risk.
overridden and malfunctioning fans, malfunctioning dampers,
Looking Toward the Future
and numerous opportunities to improve building schedules and
Our ultimate goal is to make each of our buildings as high-performing,
HVAC settings. Mitigating these issues yielded annual complex-
low carbon and resilient as possible and we continue to work towards
wide energy savings at minimal cost and achieved paybacks in
under one year.
A national reduction of GHGs by 30% in 2030 is an aggressive target
Savings were able to be reinvested into the BAS upgrades, which
but itâ€™s a goal that KingSett is working towards. To achieve this goal,
have since allowed for further improved control over the make-
KingSett has made innovation a part of our core Sustainability Strategy.
up air and rooftop units, and chiller plants and boiler plants,
Where feasible, we are looking to incorporate innovative and resilient
which are some of the largest energy consumers in the buildings.
technologies in assets and reinvest savings from operations. All options
The completed projects at the above properties, in addition to
are being considered as part of a long-term strategy that adds value while
others across the portfolio have led to significant reductions
ensuring we reduce our impact and contributions to climate change.
in GHG emissions and have helped reduce KingSettâ€™s carbon
While there is a newfound urgency in the industry due to the worrying
footprint by over 16% in the past two years. Similar results are
effects of severe weather events, there continues to be a sense of
expected to continue in the coming years with the help of our
optimism, along with increased innovation and collaboration.
property management teams.
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NEW LIVING CITY LABS WILL FORM LOW-CARBON DEMONSTRATION COMMUNITY The Living City Campus at Kortright Centre for Conservation is an initiative of Toronto and Region Conservation (TRCA) and is Canada’s largest environmental, research and demonstration centre. The campus, home to several existing Living City Labs (building science, renewable energy, smart energy networks, and stormwater management), is expanding with seven new innovative demonstration buildings. The new labs, along with the Archetype Sustainable House, will form the low-carbon demonstration community for showcasing innovation in sustainable construction.
With underground infrastructure onsite now complete, The Living City Campus’ “Build” partners can begin phased construction of their “living” labs. These labs will provide industry partners a sandbox for low carbon technologies and design strategies, while offering an international platform via the campus’ ties to the international BRE Innovation Parks Network and its designation as a test site for the Vaughan International Commercialization Centre (VICC).
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The labs will also offer industry partners the opportunity for independent third party testing and verification of sustainable technologies conducted through the Environmental Technology Verification (ETV) process to the International Standards Organization (ISO) 14034 standard. A list of ETV verified technologies are available at www.etvcanada.ca. As a low-carbon demonstration lab, the Archetype Sustainable House, consisting of two semi-detached houses, offers industry partners a safe and continuously verified route for product development and analysis. Here, new and emerging technologies and strategies for new builds and retrofit applications can be tested, monitored and verified for performance before largescale investment and implementation. One of many ongoing research projects utilizing the Archetype Sustainable House includes the performance evaluation of a gas absorption heat pump (GAHP). The GAHP is currently being monitored for a one-year period where it will provide the heating and cooling requirements for both houses.
The intent of the project is to investigate the GAHP’s performance in a cold climate and its suitability related to its use in retrofit applications. The experimental data will be used alongside building modeling to extrapolate the results to other climates and building types to estimate the overall carbon, cost and energy reductions associated with the adoption of GAHP technology during operation. A companion analysis will identify other barriers facing the technology and potential strategies for addressing them. In addition to assessing its performance, retrofitting the GAHP in a ‘living’ lab provided the opportunity to identify potential installation and integration issues with existing systems, along with identifying any hidden costs. For example, the manufacturer’s specifications for the GAHP calls for the use of water as the heat transfer fluid during operation, but in a cold-climate like Canada, propylene glycol is required. Propylene glycol, an antifreeze solution, has different properties compared to water and will affect the overall performance.
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1_Pollard_TorontoFocus_Ad:1 2017-10-12 4:22 PM Page 1
“By actually installing and operating equipment at the Archetype Sustainable House, we are able to identify potential issues or considerations that might otherwise not have been accounted for,” said Erik Janssen, M.A.Sc, Analyst II for Sustainable Technologies Evaluation Program (STEP). “We can measure all these effects and use our data to give a realistic picture of how this unit will operate once installed.” Enbridge Gas Distribution, a research partner of The Living City Campus and STEP, saw this as an opportunity to study the performance of different gas heat pump products under Ontario’s climate and to understand the impacts of the products in reducing GHG emissions and improving energy efficiency. “We are expecting the study to provide us a better understanding on the economics of the products, such as capital costs of the equipment, installation and maintenance costs of the system and the potentials of their applications in the province of Ontario,” said Zhentao Wei
M.SC., P.Eng., CEM, Program Manager,
DSM Technology & Sustainable Growth for Enbridge Gas Distribution. “The outcomes of the study will help guide us to develop our strategies for these types of products.” Industry partners can benefit from The Living City Campus by utilizing its state-of-the art facilities for the experimentation and research necessary for widespread implementation of new technologies in new build and retrofit applications. Further benefits also include the pairing of research with academic partners, leveraging opportunities for research funding, and accessing existing research infrastructure and resources. Offering a broad scope of opportunities for industry to cultivate real solutions, The Living City Campus provides
Pollard, a name you can trust
a range of exciting engagement opportunities. For more information, please visit www.thelivingcitycampus.com/ get-involved/or contact Glenn MacMillan, Senior Manager of Water and Energy, Toronto and Region Conservation (TRCA) at email@example.com.
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BUILDI N G
>> Thank you to IAN GR D our sponsors A2017 AWARDS E N and jury! >> National Sponsors
The National Program brought to you by Sustainalbe Architecture & Building Magazine and The Canada Green Building Council
Photo: Roy Grogan
Keith Tufts, RAIC, NSAA, AANB, LEED® AP, BCOMM Principal in charge, LYDON LYNCH ARCHITECTS
Johanna Hurme, MAA, AAA, OAA, SAA, SAFA, FRAIC, LEED AP Founding partner of 5468796 Architecture
Steve Kemp, M.A.Sc., P.Eng, LEED® AP BD+C Principal, Senior Energy and Sustainability Specialist, RDH Building Science
Rodney Wilts, JD, LEED AP Partner, Windmill Development Group, Ltd.
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The 2017 Canadian Green Building Awards winning projects were recognized during the Welcome Reception at the Canada Green Building Council [CaGBC] National Convention in Vancouver with the presentation of Awards certificates by our sponsors.
CANADIAN GREEN BUILDING AWARDS WINNERS RECOGNIZED AT CaGBC CONFERENCE
IAN GR D E A N 2017 AWARDS
>>> WWW.SABMAGAZINE.COM Visit the Awards section of our website for complete details on the winning projects. For details on sponsoring the Canadian Green Building Awards contact firstname.lastname@example.org
 Lindsay Oster of Prairie Architects Inc. receives the Institutional [Large] Award for Amber Trails Community School from National Sponsor
represented by Managing Director Brian Hall.  Koen de Waal of
De Waal Developments Ltd. receives the Technical Award for the De Waal Net Zero House from National Sponsor Masonite Architectural represented by General Manager Canada Jennifer McGill.  Maxime Turgeon [centre left] and Marc Letellier [centre right] of Gagnon Letellier Cyr Ricard Mathieu & Associé Architectes receive the Institutional [Small] Award for the Gare fluviale [Ferry Station] de Lévis from Institutional Category Sponsor Altex represented by John
Lowe, Architectural Sales Consultant [far left] and Mark Lim, Technical Representative [far right].  Mark Thompson Brandt, MTBA Associates Inc. [left] and Glenn Burwell NORR Architects & Engineers receive the Existing Building Upgrade Award for the Sir John A. Macdonald Building from National Sponsor Masonite Architectural represented by General Manager Canada Jennifer McGill.  Ryan
Bragg of Perkins+Will [left] receives the Mixed Use Award for the Marine Gateway Development from National Sponsor the Canadian Precast Prestressed Concrete Institute represented by Managing Director Brian Hall.
Other winning projects: Interior Design Award: Eva’s Phoenix, Toronto by LGA Architectural Partners; Commercial/Industrial [Large] Award: Queen Richmond Centre West, Toronto by Sweeny&Co Architects Inc.; Residential [Large] Award: River City Phase 1 & 2, West Don Lands, Toronto by Saucier+Perrotte Architectes and ZAS Architects; and Residential [Small] Award: Lockeport Beach House, Nova Scotia by Nova Tayona Architects.
ENTER THE 2018 PROGRAM>>> 26
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Eva’s Phoenix A retrofit for youth 1
Eva’s Phoenix transforms 3,810m2 of a 1930s heritage-designated municipal waterworks into a 50-bed transitional housing, education and skills training centre for 16- to 24-year-olds actively transitioning out of homelessness. Housed in two adjoining warehouses that were stitched together by this project, Eva’s contains offices, counselling areas, classrooms, a teaching kitchen, a workshop, a clothing bank, and a full service commercial print shop in the basement.
EVA’S UNDERSTATED NORTH ENTRANCE ON BUSY RICHMOND STREET .
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Organized around an expansive, sky-lit ‘main street’ are 10 ‘townhouses’ with shared, ground-level living rooms and kitchens linked to private bedrooms on the level above. On the topmost level is support, meeting and counselling space. Carefully calibrated circulation controls access between resident, staffonly, public, and drop-in program areas. Site selection, building placement and orientation were not part of the equation on this adaptive reuse project, and for the client, the cost of pursuing a LEED designation did not make sense. Organizing the program around an atrium ‘main street’ was central to the design approach, as was revealing the character of this heritage complex.
LOOKING NORTH, THE CAVERNOUS INTERIOR OF THE WEST HALF OF THE EXISTING WAREHOUSE BEFORE THE RENOVATION . EVA’S LIGHT-FILLED MAIN STREET STITCHES TOGETHER THE TWO HALVES OF THE FORMER WAREHOUSE .
PROJECT CREDITS OWNER Eva’s Initiatives ARCHITECT & INTERIORS LGA Architectural Partners STRUCTURAL ENGINEER Blackwell Structural Engineers MECHANICAL ENGINEER LAM & Associates ELECTRICAL ENGINEER LAM & Associates CIVIL ENGINEER Fabian Papa and Partners ACOUSTICAL ENGINEER Aercoustics CODE David Hine Engineering DAYLIGHT PEER REVIEW Sun Positions/ R. Bouwmeester LANDSCAPE ARCHITECT Scott Torrance Landscape Architect, a division of FORREC Lt HERITAGE CONSULTANT E.R.A. CLIENT/PROJECT MANAGER Colliers Project Leaders GENERAL CONTRACTOR Somerville Construction Management PHOTOS Ben Rahn / A-Frame 3 2
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Fourth annual Legacy Event brings the outdoors in at the new Eva’s Phoenix location in Toronto
The 2016 Legacy Event beneficiary was the new Eva’s Phoenix location at 60 Brant Street, Toronto. Eva’s Phoenix provides transitional housing for 50 homeless youth [age 16 -24] at a time for up to a full year, and employment and pre-apprenticeship programs for 150 homeless youth each year. Eva’s Phoenix is the only transitional shelter for youth of its kind in Canada. In the spring of 2016, Eva’s Phoenix re-located from 11 Ordnance Street to 60 Brant Street in downtown Toronto. Although this was an exciting move for Eva’s Phoenix, they lost access to an outdoor green space at their new facility. The Canada Green Building Council – Greater Toronto Chapter [CaGBC-GTC] teamed up with Greening Homes [a healthy renovations firm who take a holistic approach to minimize the environmental impact of renovations] to ‘bring the outdoors in’ at the new Eva’s Phoenix location. This project, sponsored by Interface and Bentall Kennedy, is unique in that Eva’s youth have been included in the entire process: from the initial design charrette where they determined what important features they wanted to see inside their new home, to the final vote on the winning design. On June 6, over a dozen volunteers, along with CaGBC-GTC, Greening Homes and the youth at Eva’s Phoenix, spent the day prior to Building Lasting Change 2016 bringing the outdoors in and leaving our legacy behind at this beautiful new facility. The CaGBC-GTC would like to acknowledge and
thank our founding Legacy sponsor, Interface,
for their continued support, and our other Legacy
Event Sponsor, Bentall Kennedy for making all of this possible.
Building cross section 1 2 3
Atrium Living Room & Kitchens Bedrooms
4 5 6
Offices Open Meeting Print Shop & Training
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FINAL DAYLIGHT ANALYSIS . MAIN STREET AND COMMUNITY SPACE MAIN STREET: THE MOVEABLE PLANTERS CAN BE USED TO SUBDIVIDE THE SPACE FOR DIFFERENT ACTIVITIES . HOUSE STAIRS ASCENDING FROM COMMON AREAS TO OPEN SECOND FLOOR CORRIDORS AND PRIVATE BEDROOMS .
Money was tight — so new elements were incorporated only when the clients’ program, zoning bylaws, or the building code required them. For the clients, optimizing visibility and audibility throughout the building were important means of promoting safety while also creating an environment that would feel secure to the residents and provide adequate privacy to them. Recognizing a valuable confluence between these objectives and the daylighting strategies that would bring light deep into the floor plate of a building that previously had limited access to natural light, the design team strove to integrate energy-saving strategies with key social sustainability goals identified by the client. Exposing the base building’s 745m2 of clerestory and heavy timber roof deck lent a distinctive material quality while meeting stringent renovation requirements arising from the building’s heritage designation. The building has no exterior windows on two sides, and the building code required all bedrooms to have exterior windows. The design team worked with the building department to devise creative alternatives, such as opening up approximately 30 per cent of the roof with new skylights. Detailed daylight modelling ensured that, excluding the basement level print shop, virtually all of the occupied floor area is within 7 metres of a window or directly sky-lit area with effective ‘borrowed’ light. [Most of the windows in this building were required by the building code to be fire rated and non-operable.] While most offices within Eva’s do not have an operable window, they have large windows facing onto the sky-lit central atrium. Eva’s is the redevelopment catalyst for an entire block that will ultimately encompass a food hall, a YMCA, a new condo tower, and enhancements to an existing park. Even more importantly, this building contains a neighbourhood within its walls: creating safe, uplifting, and boldly non-institutional space for Eva’s residents. Careful layering between residents’ private bedrooms, the semi-private common areas within each ‘townhouse’, and the atrium ‘main street’ that the more private areas overlook, enables residents to acclimatize at their own pace to socializing with others.
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INLINE Fiberglass windows in Toronto Community Housing Corporation (TCHC) Project TORONTO COMMUNITY HOUSINGâ€™S WEST DON LANDS DEVELOPMENT incorporates many sustainable features: a superior building envelope, high-efficiency building systems, ENERGY STAR appliances, and energy-efficient Inline Fiberglass Windows which help cut energy costs and improve comfort.
TCHC West Don Lands I Location: 589 King Street E, Toronto, ON. Architect: CORE Architect / Project Management: BLUESCAPE.
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Published on Oct 19, 2017