Energy management (building project)
There are 7 buildings that you should chose one of them as a project and also there are some photos which explain with regard to the project
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Original PUMA data
Year Month
Electrical Fuel Total Energy Total
Consumption Cost2 Consumption Cost2 Consumption Cost2
kWh $ GJ ekWh $ ekWh $
2016
July 15 4,123 4,123
August 59,509 5,316 47 12,991 72,500
September 67,360 6,054 75 20,949 88,309
October 77,559 7,241 98 27,294 104,854
November 90,296 8,388 106 29,559 119,855
December 122,072 10,987 51 14,111 136,183
Overall: 416,796 37,986 393 109,028 525,824
2017
January 137,423 12,328 68 18,978 156,401
February 122,902 11,108 67 18,684 141,586
March 124,803 11,257 143 39,751 164,554
April 106,188 9,982 178 49,443 155,631
May 95,057 9,618 60 16,791 111,848
June 76,134 7,696 125 34,739 110,873
July 70,166 7,171 160 44,477 114,642
August 68,950 7,197 100 27,720 96,670
September 70,734 7,237 100 27,749 98,484
October 87,136 8,982 109 30,391 117,526
November 106,430 11,064 136 37,761 144,191
December 130,477 12,864 148 41,110 171,588
Overall: 1,196,400 116,505 1,395 387,593 1,583,993
2018
January 137,423 13,377 146 40,499 177,921
February 122,902 12,310 139 38,578 161,479
March 111,755 12,056 142 39,567 151,321
April 85,418 10,039 135 37,547 122,965
May 85,314 9,866 139 38,504 123,817
June 73,153 8,152 123 34,082 107,235
July 72,285 7,893 119 32,955 105,240
August 75,064 8,281 115 31,927 106,991
September 78,660 8,559 115 31,990 110,650
October 92,865 10,125 136 37,702 130,567
November 107,985 11,863 154 42,669 150,654
Overall: 1,042,824 112,521 1,463 406,020 1,448,840
ECM 01: High-Efficiency Domestic Hot Water (DHW)
A high efficiency gas fired (“condensing”) domestic hot water (DHW) system should be
considered.
The existing tanks are typical glass-lined atmospheric hot water heaters which have
relatively short lives.
Total ECM cost: $55,154
ECM 02: Demand-Controlled Ventilation (DCV)
MUA systems deliver tempered outdoor air to the common areas of the building to
make-up for local exhaust in the suites.
The existing makeup air (MUA) units blow heated air into the hallways and run
continuously regardless of actual airflow demand.
Total ECM cost: $80,960
ENERGYAND WATER AUDIT
ROSEWOOD VILLAGE, RICHMOND, BC
JANUARY 2019
3 EXISTING ENERGY AND
WATER
PERFORMANCE
3.1 ANNUAL ENERGY AND WATER COSTS
Rosewood Village is supplied with energy and water from the following sources:
— Electricity from BC Hydro, the local electricity utility, and
— Natural Gas from Fortis BC, the local natural gas utility.
— Water from the City of Richmond, the local water provider.
.
The following table outlines the annual energy, electricity, gas, carbon and water usages for the different metered categories
at Rosewood Village for the most recent 12 months. Note that townhouse natural gas consumption and water bills could not
be made available due to privacy considerations; therefore, these usages are calculated based on energy modeling, equipment
capacities, and estimated usage patterns.
https://www.fortisbc.com/Rebates/RebatesOffers/SocialHousingRetrofitSupportProgram/Pages/default.aspx
https://efficiencybc.ca/incentives/provincial-retrofit-incentive-program/
https://efficiencybc.ca/incentives/natural-gas-water-heater-rebates-for-non-profit-housing/
https://efficiencybc.ca/incentives/energy-save-richmond-carbon-marketplace/
Table 1 – BASELINE DATA (OCTOBER 2017- SEPTEMBER 2018)
Utility Cost GHG (tons)
Electricity (Common) 69,559 kWh 69,559 kWh 0.11 $/kWh $7,864 0.8
Electricity (Tenant) 737,051 kWh 737,051 kWh 0.10 $/kWh $76,642 8.1
Natural Gas (Common) 3,761 GJ 1,044,731 ekWh 8.50 $/GJ $31,981 194.3
Natural Gas (Tenant) 3,222 GJ 895,007 ekWh 10.29 $/GJ $33,151 166.
5
Water 20,113 m3 1.18 $/m3 $23,648 –
2,850,845 ekWh $434,286 369.7Total CostTotal Equiv. Energy Consumption
Consumption
Equivalent
Consumption
Average Unit Cost
N/A
APPENDIX
B BUILDING
DESCRIPTION
APPENDIX B
BUILDING DESCRIPTION
The Rosewood Village comprises of three building types as summarized below:
BUILDING DETAILS
Name and Address Rosewood Village- 8220, 8240, 8260, and 8280 No.2 Road, Richmond
Year Constructed 1975
Envelope
Floor: Slab on grade with foam insulation
Walls: Wood frame with 2 x 4 framing and batt insulation, vapour barrier and gypsum board
Roofs: 2 x 6 rafters with blown insulation, vapour barrier and gypsum board
BUILDING FLOOR AREA AND UNITS SUMMARY
BUILDING
ADDRESS
BUILDING
TYPE
NUMBER OF
STOREY
NUMBER OF
UNITS
1-BR 2-BR 3-BR
NUMBER OF
OCCUPANTS
8220 Apartment 2 36 16 20 – 56
8240 Apartment 2 36 16 20 – 56
8260 Office 1 – – – – –
8280 Townhouse 2 66 – – 66 165
TOTAL – 138 32 40 66 310
SITE PLAN AND FLOOR AREAS
Numbers shown below are gross floor areas in m2.
716
477
477
477
477
7
2
2
7
2
2
7
2
2 597
5
7
3
579 955
3318
3318
APPENDIX B
SYSTEM DESCRIPTION
The following tables summarizes the building systems for apartments, townhouses, and office building:
SYSTEM APARTMENT
Controls — Each unit in the apartment has individual thermostat control.
Space Heating
— Space heating is provided by hydronic baseboard system served by central gas-fired
condensing boilers with modulating MatriX burner located in the mechanical room. The
boilers are new and replaced in 2014.
— Make: VITADENS 200-W
— Model: B2HA 80
— Quantity: 4 in each apartment building
— Capacity: 178,000 btu/hr (IBR)
— Efficiency: 92%
— Storage Tank – Rheem ST-120 (115 US gallons)- #2 in each apartment building.
— The hydronic hot water loop is a primary/secondary loop system. The primary loop is
circulated by dedicated 1/6HP constant speed pumps (P1 to P4) for each boiler. The
secondary loop is circulated by 1.25HP variable speed pumps (P5 and P6) which operate
lead/lag.
Space Cooling — No cooling
Ventilation
— No dedicated mechanical system is present for ventilation. The fresh outdoor air is
introduced manually through operable windows.
Domestic Hot Water — Domestic hot water is provided by the central boiler as used for the space heating.
Domestic Cold Water
— City fed, at city water pressure
— Water fixtures primarily consist of:
— Toilets: 1.6 GPF
— Lavatory faucets: 1.5 and 2.2 GPM
— Showers: 2.5 GPM
— Kitchen faucets: 2.2 GPM
— Washers are provided by the tenants and therefore excluded from our inventory
Interior and Exterior
Lighting
— Interior lighting
— 4ft T8 32W fluorescent luminaire in kitchen and bathrooms.
— 13W, 23W, and 26W CFL fixtures in entrance, hallways, dinning, and stairs
— Exterior lighting
— 13W and 26W CFL in porch, patio and exterior wall.
— 10% of all the fixtures are replaced to LED’s
Receptacle Equipment’s
— Standard refrigerator is provided by BC housing
— Make: Danby, Frigidaire, GE and Westinghouse
— Year: Mostly between 2004 and 2018. Few of them were from 1994
— Capacity: Between 11 and 17 cubic feet
— Electric stove range
— Make: Danby, Frigidaire, Kelvinator and Westinghouse
— Year: Mostly between 2004 and 2018. Few of them were from 1993 and 1997
— Kitchen exhaust fan
— Make: BROAN BP-10
— Airflows: 180-210 cfm
— Washers and dryer are provided by the tenants and therefore excluded from our inventory.
APPENDIX B
SYSTEM TOWNHOUSES
Controls — Each townhouse has thermostat control for the furnace
Space Heating
— Space heating is provided by the gas furnace ducted to the room and the air supplied by
discharge grille.
— Make: KEEPRITE (some townhomes have LENNOX G8 furnace)
— Model: GDE0775B12A1
— Quantity:1 in each townhouse
Space Cooling — No cooling
Ventilation
— No dedicated mechanical system is present for ventilation. The fresh outdoor air is
introduced manually through operable windows and through the bathroom operation of
exhaust fan.
Domestic Hot Water
— Each townhouse has an electric hot water which 98% efficient.
— Make: JJJ John Wood Pro Series
— Model: JW50SDE1
— Quantity: 1
— Power: 3000W
Domestic Cold Water
— City fed, at city water pressure
— Water fixtures primarily consist of:
— Toilets: 1.6 GPF
— Lavatory faucets: 1.5 and 2.2 GPM
— Showers: 2.5 GPM
— Kitchen faucets: 2.2 GPM
— Washers are provided by the tenants and therefore excluded from our inventory
Interior and Exterior
Lighting
— Interior lighting
— 4ft T8 32W fluorescent luminaire in kitchen and bathrooms.
— 13W, 23W, and 26W CFL fixtures in entrance, hallways, dinning, and stairs
— Exterior lighting
— Combination of 13W CFL and 60W incandescent bulbs in porch, patio and exterior wall
— 10% of all the fixtures are replaced to LED’s
Receptacle Equipment’s
— Standard refrigerator is provided by BC housing.
— Make: Danby, Frigidaire, GE and Westinghouse
— Year: Mostly between 2004 and 2018. Few of them were from 1994.
— Capacity: Between 11 and 17 cubic feet.
— Electric stove range is provided by BC housing.
— Make: Danby, Frigidaire, Kelvinator and Westinghouse
— Year: Mostly between 2004 and 2018. Few of them were from 1993 and 1997.
— Kitchen exhaust fan
— Make: BROAN BP-100
— Airflows: 180-210 cfm
— Washers and dryer are provided by the tenants and therefore excluded from our inventory.
APPENDIX B
SYSTEM OFFICE BUILDING
Controls — Office wall mounted thermostat control.
Space Heating
— Natural Gas Furnace
— Make: Rheem
— Model: R96TA1001621MSA
— Input rating: 199,000 btu/hr (max.)
— AFUE: 95%
Space Cooling
— Air source Heat pump, nameplate ratings couldn’t be read due to fencing for theft
prevention.
Ventilation
— No dedicated mechanical system is present for ventilation. The fresh outdoor air is
introduced manually through operable windows.
Domestic Hot Water
— Natural gas instantaneous water heater
— Make: Navien
— Capacity: 4.85 GPM
— Efficiency: 95%
Domestic Cold Water
— City fed, at city water pressure
— Water fixtures primarily consist of:
— Toilets: 1.6 GPF
— Lavatory faucets: 1.5 and 2.2 GPM
— Showers: 2.5 GPM
— Kitchen faucets: 2.2 GPM
Interior and Exterior
Lighting
— Interior Lighting
— Main office space is provided by 2 x 4ft T8 32W fluorescent lamps.
— Storage, bathrooms, and kitchen space are installed with a 9W and 13W LED lamps.
— Exterior Parking Lighting
— High Pressure Sodium (HPS) lamps of 150W and 250W
— Controlled by photocell
Receptacle Equipment’s
— Standard refrigerator, electric stove and washer and dryer is provided by BC housing.
— 5 x desktop computers
APPENDIX
C UTILITY DATA
APPENDIX C
UTILITY DATA
ELECTRICITY
BC Hydro supplies electricity to the site and invoices from January 2015 to October 2017 were analyzed for this assessment.
The following graph shows the electricity consumption of Rosewood Village common and tenant consumption during this
period. Common areas have shown a slight reduction in consumption over the years with higher usage during the winter
periods due to increased exterior lighting runtimes controlled via photocells. Tenant usage shows relatively consistent
consumption throughout the year with slightly higher consumption during the colder periods since domestic hot water is
heated electrically. Overall tenant consumption has remained relatively consistent over the years.
APPENDIX C
NATURAL
GAS
Fortis BC supplies natural gas to the site, and invoices from October 2016 to September 2018 were analyzed for this
assessment. Analysis is carried out individually for the two apartments and the office building. No natural gas invoices were
provided for townhouses due to privacy issues. All three buildings have shown consistent consumption, with variations
within typical annual tolerances.
APPENDIX C
APPENDIX
D END-USE
BREAKDOWN
APPENDIX D
END-USE
BREAKDOWN
The following graph shows the estimated energy end use breakdown for the Rosewood Village Site. This serves to illustrate
the magnitude of energy used by the different systems. Space heating constitutes a significant portion of the site’s energy
usage due to the construction of these 1975 buildings which have higher envelope thermal losses and infiltration. High usage
is also attributed to plug loads which include the electric stove and refrigerators. Domestic hot water also contributes
significantly to energy usage but it is inline with typical residential building usages.
ELECTRICTY
BREAKDOWN
CONSUMPTION
(EKWH)
EUI
(KWH/M2)
% OF
TOTAL
ENERGY
% OF TOTAL
ELECTRICAL
COST
($)
% OF TOTAL
COST
Fans 9,018 0.6 0% 1% $ 945 1%
Pumps 19,605 1.4 1% 2% $ 2,054 1%
Townhouse DHW 446,633 31.4 16% 55% $ 46,792 31%
Cooling 1,349 0.1 0% 0% $ 141 0%
Lighting 106,498 7.5 4% 13% $ 11,157 7%
Plug Loads 223,507 15.7 8% 28% $ 23,416 16%
Subtotal 806,610 56.7 29% 100% $ 84,506 56%
NATURAL GAS
BREAKDOWN CONSUMPTION (GJ)
EUI
(KWH/M2)
% OF TOTAL
ENERGY
% OF TOTAL
GAS
COST
($)
% OF
TOTAL
COST
Apartment Heating 2,319 45.3 23% 33% $ 19,722 13%
Apartment DHW 1,284 25.1 13% 18% $ 10,918 7%
Townhouse Heating 3,222 62.9 33% 46% $ 33,151 22%
Office Space Heating 146 2.8 1% 2% $ 1,239 1%
Office DHW 12 0.2 0% 0% $ 102 0%
Subtotal 6,983 136.4 71% 100% $ 65,132 44%
WATER
BREAKDOWN CONSUMPTION (M3)
WUI
(M3/M2)
% OF TOTAL
WATER
COST
($)
Toilets 3,085 0.2 15% $ 3,628
Showers 7,664 0.5 38% $ 9,012
Kitchen Faucets 3,379 0.2 17% $ 3,973
Washroom Faucets 3,553 0.2 18% $ 4,178
Washers 2,431 0.2 12% $ 2,858
Subtotal 20,113 1.4 100% $ 23,648
APPENDIX D
ENERGY END-USE BREAKDOWN
Space heating contributes to 58% of the overall site usage, while domestic hot water constitutes 29%. Neither of the buildings
onsite have a central ventilation system and therefore fan consumption is negligible. Circulation pumps are only utilized at
the apartment central boiler plants. Plug loads include cooking equipment, refrigerators, laundry machine and dryer, the
consumption of which are all paid for by the tenants.
ENERGY COST BREAKDOWN
An estimated energy cost breakdown follows. Comparison of this figure with the energy use breakdown figure above
illustrates the energy cost differences between electricity and natural gas. Electricity is approximately 3 times more expensive
than natural gas, per kWh.
Domestic hot water heating is the dominant cost category since townhouses have electric domestic hot water heating.
APPENDIX D
ELECTRICITY ENERGY BREAKDOWN
A consumption end use breakdown for electricity is shown below. Townhouse domestic hot water heating is the highest
category, followed by plug loads which include electric stoves, refrigerators, laundry machine, and dryers as the key
contributors.
NATURAL GAS ENERGY BREAKDOWN
A consumption end use breakdown for natural gas is shown below. Natural gas use is dominated by space heating due to old
envelope construction with high heat loss and infiltration. Apartment space heating usage is determined through analysis of
natural gas utility bills by extracting the weather dependant portion of gas consumption, the remaining weather independent
portion is attributed to domestic hot water heating.
Original PUMA data
Year Month
Electrical Fuel Total Energy Total
Consumption Cost2 Consumption Cost2 Consumption Cost2
kWh $ GJ ekWh $ ekWh $
2015
January 90,053 9,791 231 64,083 2,202 154,137 11,993
February 79,545 8,651 363 100,960 3,479 180,506 12,129
March 84,357 9,304 369 102,397 3,274 186,754 12,578
April 77,696 8,745 295 82,019 2,472 159,714 11,217
May 74,588 8,476 211 58,703 1,831 133,291 10,307
June 67,671 7,718 136 37,658 1,229 105,329 8,948
July 66,779 7,633 109 30,173 1,011 96,952 8,645
August 65,529 7,498 127 35,232 1,155 100,760 8,652
September 68,034 7,780 183 50,739 1,588 118,773 9,367
October 74,795 8,565 284 79,004 2,442 153,799 11,007
November 79,238 9,091 380 105,680 3,201 184,918 12,292
December 89,803 10,351 481 133,556 3,770 223,360 14,121
Overall: 918,089 103,603 3,169 880,203 27,654 1,798,292 131,256
2016
January 87,724 10,127 460 127,797 3,478 215,521 13,605
February 79,181 9,148 376 104,395 2,862 183,576 12,010
March 79,837 9,323 358 99,441 2,639 179,277 11,962
April 74,417 8,815 264 73,224 1,883 147,640 10,697
May 74,218 8,843 203 56,380 1,504 130,599 10,348
June 69,917 8,337 172 47,707 1,292 117,625 9,630
July 70,427 8,413 146 40,685 1,145 111,112 9,558
August 70,716 8,435 135 37,515 1,055 108,231 9,490
September 72,158 8,639 193 53,589 1,541 125,746 10,180
October 77,675 9,310 272 75,634 2,206 153,309 11,516
November 80,258 9,183 356 98,989 2,834 179,247 12,017
December 88,899 9,479 506 140,599 3,988 229,498 13,468
Overall: 925,428 108,053 3,441 955,954 26,428 1,881,382 134,482
2017
January 88,281 9,172 521 144,794 4,132 233,075 13,304
February 77,351 8,005 430 119,401 3,421 196,752 11,426
March 81,876 8,545 420 116,732 3,343 198,608 11,889
April 75,694 7,985 342 95,107 2,748 170,801 10,733
May 73,605 7,762 275 76,463 2,243 150,068 10,006
June 66,766 7,015 203 56,294 1,689 123,060 8,705
July 68,225 7,164 164 45,570 1,404 113,796 8,568
August 68,373 7,174 144 39,968 1,251 108,341 8,425
September 69,867 7,319 195 54,261 1,632 124,128 8,952
October 76,063 7,981 318 88,426 2,569 164,490 10,550
November 76,719 8,476 388 107,907 3,095 184,626 11,572
December 84,997 10,174 461 128,013 3,469 213,010 13,643
Overall: 907,817 96,775 3,863 1,072,939 30,996 1,980,756 127,771
2018
January 85,535 10,485 455 126,348 3,330 211,883 13,815
February 75,552 9,285 413 114,836 3,027 190,388 12,312
March 78,921 9,798 431 119,789 3,167 198,710 12,965
April 72,874 9,157 328 91,166 2,444 164,040 11,601
May 72,461 9,152 240 66,599 1,833 139,060 10,985
June 67,005 8,503 174 48,408 1,372 115,413 9,874
July 67,971 8,629 140 38,907 1,140 106,877 9,768
August 67,245 8,532 98 27,118 861 94,363 9,393
September 67,816 8,578 107 29,812 943 97,628 9,521
October 73,764 9,311 317 87,958 2,367 161,722 11,678
November 51,020 6,440 434 120,527 3,162 171,547 9,602
December 12,439 1,567 165 45,770 1,212 58,209 2,779
Overall: 792,603 99,437 3,302 917,237 24,857 1,709,841 124,294
ECM 01: Install air source heat pump for townhouses
Townhouses are heated by a gas-fired furnace which provide recirculated air throughout
the building.
The furnaces are at the end of its service life and scheduled to be replaced.
Total ECM cost: $490,000
ECM 02: Upgrade wall cavity insulation and add exterior insulation
Current wall construction were at the Townhouses, Apartment, and Office Building are
of two types, both have an estimated
effective R-value of 8 which is below current standards.
Total ECM cost: $793,000
MarinaPark Energy Study
BC Housing
Marina Park is located at 4843 48 Ave, Delta, BC and includes fifty (50) one-bedroom apartments of
social housing and a common amenity room. Marina Park is a three-story wooden framed building built
in 1988, approx. 35,500 ft2.
The windows are original to the building. One (1) natural gas boiler original to the building and installed
in 1988 supplies heating hot water to perimeter hydronic baseboards in the suites and
common areas.
Domestic hot water (DHW) is produced by one (1) natural gas hot water boiler also original to the
building and stored in a hot water storage tank. Both boilers, DHW storage tank and all pumps are located
in the central mechanical room.
Ventilation is provided by two (2) supply fans located on the roof and in the 3rd floor ceiling space. Both
supply fans are original to the building and provide unconditioned outdoor air to the corridors via ducting
and supply grilles.
3 �
Existing Facility / Building Description
Table 2 – Building Information
Building Information Description
Fortis Account Number 734459
Premise Number 505495
BC Hydro Account Number 1955 8200 082
Natural Gas Utility Rate $8.43/GJ
Electricity Utility Rate $0.114/kWh
Construction Type Wood framed
Age 30 years (Built in 1988)
Major Renovations None
General Physical Condition Average
Floor Area Conditioned 3,300 m2 (35,500 ft2)
Floor Area Non-conditioned 0
Total Floor Area 3,300 m2 (35,500 ft2)
Number of Floors 3
Occupancy Schedule 24/7
Number of Residential Units 50 one-bedroom apartments and amenity room of social housing
General System Description In suite heating via hydronic baseboards, DHW and space heating
provided through NG fired central heating plant. See page 17 for
detailed description of the building systems.
Energy Use Analysis
Utility consumption and cost from August 2017 to July 2018 was 174,700 kWh at $19,900 for Electricity
with a rate of $0.114/kWh, and 1,820 GJ at $15,300 with a rate of $8.43/GJ for Natural Gas.
Table 3 presents actual natural gas usage for last year.
4 �
Table 3 – Monthly Natural Gas Consumption for 2017
Natural Gas End-Use Breakdown
Natural Gas is utilized by the central heating boiler that supplies hot water to the perimeter baseboards.
The central DHW boiler also utilizes Natural Gas for DHW production.
Table 4 presents actual natural gas usage for the past 3 years
Table 4 – Natural Gas End-Use Breakdown
Electricity Total Consumption
0
50
100
150
200
250
2017 Monthly Consumption (GJ)
5 �
Available Electricity utility data is for 3 years.
Table 5 presents actual electricity usage for last year.
Table 5 – Monthly Electricity Consumption for 2017
–
2,000
4,000
6,000
8,000
10,000
12,000
14,000
16,000
18,000
2017 Monthly Electricity Usage (kWh)
The existing space heating boiler has an input
capacity of 1,080 MBH. We have calculated the total
heating requirement to be closer to 400 MBH for
full heating at peak loads. The existing DHW boiler
has an input capacity of 399 MBH with a 115-gal
storage tank.
Existing space heating boiler
Existing DHW boiler
The HVAC ductwork is in overall poor condition.
Some exhaust ductwork are not sealed,
which is a code violation.
Paula
Carimbo
The majority of outdoor lighting at Marina Park currently utilizes conventional incandescent fixtures with
some CFL replacements. Outdoor lighting consists of pole lighting and wall packs on the building exterior,
all
controlled by photocells.
Existing outdoor pole lighting
Existing building exterior wall packs
The building envelope is deemed to be in average condition.
Some envelope deficiencies were observed including high rates of
outdoor air infiltration through poorly sealed windows.
Paula
Carimbo
Interior lighting of the common areas at Marina Park is
exclusively by fluorescent bulbs in the common corridors. Some
fixtures have already been replaced with LEDs and the
remaining fluorescent tubes are currently being replaced with
LEDs.
Existing indoor hallway lighting
17 �
System Description
Heating, DHW and Ventilation Systems
Ventilation to the hallways is provided by two (2) supply fans located on the roof and in the ceiling space
above the 3rd floor. Both fans are original to the building and are ducted to two (2) supply air grilles on
each floor. As there is no heating of ventilation air, both fans supply unconditioned outdoor air so it is
presumed that these fans are turned off during the winter.
Heating hot water for space heating is supplied by one (1) natural gas boiler and domestic hot water is
produced by one (1) natural gas hot water boiler. Both boilers are located in the Mechanical room and are
original to the building. Space heating is delivered by perimeter hydronic baseboards in the suites and
common areas.
The central boiler plant consists of one (1) AAE Super Hot 1080 MBH boiler for space heating, one (1)
Lars Mighty Therm 399 MBH hot water boiler for DHW production and one (1) Rheem 115-gal indirect
heated storage tank for DHW. Delivery temperature for the DHW hot water is determined by the storage
tanks. Both boilers are nearing their end of life expectancy.
Mechanical room including existing DHW boiler, DHW storage tank and space heating boiler
18 �
Control equipment
For the major equipment in the mechanical room, controls are
local to the equipment.
Space heating baseboards respond to local manual dial wall
mounted controls in the suites and common areas while some
baseboards are controlled by a manual dial on the unit itself.
Plumbing Fixtures
None of the existing plumbing fixtures on site were observed to
be low flow.
Electrical Systems
Other than lighting, the main components of the common electrical systems are the heating water and
DHW circulation pumps, the ventilation fans, and the elevator.
Each suite has a refrigerator and stove, neither of which are ENERGY STAR rated. There is also a kitchen
exhaust hood in each suite but no bathroom exhaust.
Lighting Systems
Interior lighting of the common areas is a combination of CFL PL lighting in wall mounted fixtures in the
hallways, some ceiling dome LED fixtures, and fluorescent T8 fixtures in the amenity room, laundry
room, office and stairwells. However, it was observed that all fluorescent T8 lamps are currently being
replaced with ballast ready LED lamps.
Lighting in the suites predominantly consists of incandescent lighting with some LED and fluorescent
lighting in the living rooms and kitchens.
Existing indoor entrance lobby LED lighting
Existing in-suite manual dial
control for hydronic baseboards
19 �
Outdoor lighting is a combination of incandescent and CFL bulbs for
the pole lighting, incandescent wall packs on the building exterior, and
one (1) HID fixture on the building exterior. Exterior lighting is
controlled by photocells.
Envelope System
The building is wooden framed with a sloped roof and windows are standard double pane with aluminum
frames.
Existing building exterior
lighting
Existing indoor amenity room lighting
ECM 01: Boiler Replacement
“Very common in all buildings of this vintage, boilers are oversized for what is actually needed to
meet heating requirements.”
Total ECM 01 cost: $36,800
ECM 02: Lighting
a) Outdoor Lighting
The majority of outdoor lighting at Marina Park currently utilizes conventional incandescent
fixtures with some CFL replacements. Outdoor lighting consists of pole lighting and wall packs
on the building exterior, all controlled by photocells.
Total ECM 02a cost: $4,980
b) Indoor Lighting of Common Areas
Interior lighting of the common areas at Marina Park is exclusively by fluorescent bulbs in the
common corridors.
Total ECM 02b cost: $1,030
Consumption
Consumption
kWh GJ ekWh ekWh
January 16,676 135.88 37,639 54,316
February 14,731 213.53 59,148 73,878
March 15,622 217.06 60,125 75,747
April 14,388 173.53 48,068 62,456
May 13,813 124.12 34,381 48,193
June 12,532 80.00 22,160 34,692
July 12,366 64.12 17,761 30,127
August 12,135 74.71 20,694 32,829
September 12,599 107.65 29,818 42,417
October 13,851 167.06 46,275 60,126
November 14,674 223.53 61,918 76,591
December 16,630 282.94 78,375 95,005
Overall: 170,016 1,864.12 516,361 686,377
January 15,390 242.11 67,063 82,453
February 13,891 197.89 54,817 68,708
March 14,006 188.42 52,193 66,199
April 13,056 138.95 38,488 51,544
May 13,021 106.84 29,595 42,616
June 12,266 90.53 25,076 37,342
July 12,356 76.84 21,285 33,641
August 12,406 71.05 19,682 32,088
September 12,659 101.58 28,137 40,797
October 13,627 143.16 39,655 53,282
November 14,080 187.37 51,901 65,981
December 15,596 266.32 73,769 89,366
Overall: 162,356 1,811.05 501,662 664,017
January 14,200 208.80 57,838 72,038
February 14,800 204.70 56,702 71,502
March 13,200 189.80 52,575 65,775
April 13,100 176.20 48,807 61,907
May 13,700 137.00 37,949 51,649
June 13,600 101.90 28,226 41,826
July 14,000 85.30 23,628 37,628
August 15,700 87.80 24,321 40,021
September 13,800 95.60 26,481 40,281
October 13,900 139.60 38,669 52,569
November 15,600 196.80 54,514 70,114
December 16,500 218.60 60,552 77,052
Overall: 172,100 1,842.10 510,262 682,362
January 15,840 227.50 63,018 78,857
February 13,991 206.50 57,201 71,192
March 14,615 215.50 59,694 74,309
April 13,495 164.00 45,428 58,923
May 13,419 120.00 33,240 46,659
June 12,408 87.00 24,099 36,507
July 12,587 70.00 19,390 31,977
August 12,453 49.00 13,573 26,026
September 12,559 53.50 14,820 27,378
October 13,660 158.50 43,905 57,565
November 13,700 217.00 60,109 73,809
December 16,400 220.00 60,940 77,340
Overall: 165,127 1,788.50 495,415 660,541
Energy Total
Consumption
2018
Year Month
Electrical
2015
2016
2017
Fuel Total
KINSMENRAVINE ESTATES
NEWTON KINSMEN HOUSING SOCIETY
11030, RAVINE ROAD, SURREY, BC, V3T 5S2
BC HOUSING
ENERGY STUDY REPORT
SEPTEMBER 2018
Background Description of Facility, Hardware
and Systems
5 BACKGROUND DESCRIPTION OF FACILITY, HARDWARE AND SYSTEMS
5.1 Overview
5.1.1 Facility Description
Figure 1: Kinsmen Ravine aerial view
Facility Kinsmen Ravine Estates is a multi-unit residential building with
underground parkade and children daycare facility. This energy study
focuses on daycare building and underground parkade.
Description: Kinsmen Ravine facility has one (1) daycare building, sixteen (16) 2-
bedroom units, eight (8) 3-bedroom units, four (4) 4-bedroom units,
and two (2) 3-bedroom handicap units. The underground parking is
located in the south-west corner of the facility.
Facility Age: Kinsmen Ravine Estates was built in 1993.
Facility Size: The daycare building and underground parking have a total area of
approximately 15,287 ft².
Type of Use: The daycare facility operates 7 am to 6 pm from Monday to Friday year-
round.
Structure: Concrete and wooden framed structure.
Background Description of Facility, Hardware
and Systems
Heating and
Ventilation
System:
Heating and Ventilation – Space heating and ventilation is provided by
one (1) forced air furnace unit located in the storage area of the
building. The unit has capacity of 100,000 Btu/hr.
Physical
Condition:
In general, mechanical equipment are at the end of their economical
life.
Envelope: The building envelope of Kinsmen Ravine Estate is in average condition.
Occupancy: The projected occupancy of the building is the same as the present
occupancy as no changes are planned.
5.1.2 Facility Utility Accounts and Rates
In this building, tenants pay for their own electricity and natural gas use. The society pays
for the utilities for daycare building and underground parking.
The utility rates used to calculate energy savings throughout this report are as follows:
5.1.2.1 Electricity
Consumption charge: $0.1173/kWh (BC Hydro – Small General Service Rate)
5.1.2.2 Gas
Consumption charge: $5.822/GJ (FortisBC – Natural Gas Rate 2)
Background Description of Facility, Hardware
and Systems
5.2 Mechanical Systems
5.2.1 Heating and Ventilation System –Daycare Building
Space heating and ventilation to the daycare building is provided by one (1) “Rheem” gas
fired forced air furnace unit located in the storage room. The conditioned air is supplied to
corridors and rooms through a discharge grille located throughout the building. The unit is
original to the building (1993). The unit has maximum input capacity of 100,000 BTU/hr.
The supply air temperature is controlled by a thermostat located in the daycare area of
the building.
Figure 2: Forced Air Furnace
Unit
Figure 3: Supply Air Temperature Controller
The storage room houses a forced air furnace and DHW storage heater as shown in Figure
4. During site audit, it was found that the same room is used to store different items along
with the heating equipment.
Forced Air
Furnace Unit
Background Description of Facility, Hardware
and Systems
Figure 4: Storage Room
The sprinkler room in underground parking is served by one (1) electric baseboard heater
as shown in Figure 5.
Figure 5: Electric baseboard heater
5.2.1 Exhaust Systems
Air is exhausted from the two (2) washrooms by two (2) dedicated ceiling mounted
exhaust fans. The air is exhausted directly to the atmosphere through discharge cowls on
the roof. These exhaust fans are controlled manually by a switch.
Figure 6: Exhaust Fan in Washroom
Background Description of Facility, Hardware
and Systems
5.2.2 Domestic Hot Water Systems
Domestic Hot Water (DHW) to the building’s plumbing fixtures is provided by one (1)
“RHEEM RUUD” domestic hot water heater (model# RF82-156C) located in the storage
room. The unit has input capacity of 156,000 BTU/hr and storage capacity of 82 gal. The
unit was installed in 1993 and is deemed to be at the end of its rated economical life as
determined by ASHRAE (American Society of Heating, Refrigerating and Air-
Conditioning Engineers).
Figure 7: Domestic Hot Water Storage Heater
5.2.3 Laundry Facility
The daycare building has one (1) laundry room. There is one (1) coin-operated front-
loading “MAYTAG” electric washing machine, and one (1) “MAYTAG” front-loading electric
dryer.
Figure 8: Dryers (left) and washing machines
The following table provides a summary of the Heating and Ventilation Systems.
Background Description of Facility, Hardware
and Systems
Table 3: Overview Heating and Ventilation Systems and Areas Served
Name Area Served Description
Forced air furnace Whole Building RHEEM RGLE-10EQAGB
Domestic hot water
storage heater
Whole Building RHEEM RUUD RF82-156C
5.2.1 Typical Residential Suite System Description
Space heating and ventilation to each residential suite is provided by an in-suite forced air
furnace as shown in Figure 9. These forced air furnaces are manually controlled using
adjustable thermostats. Domestic hot water (DHW) is provided by dedicated DHW storage
tank water heater as shown in Figure 10. Each apartment has its own dedicated exhaust
serving the kitchen. The fractional HP fan motors are controlled by manual switch and
operate based on occupant usage. Each apartment is equipped with a refrigerator.
Figure 9: Typical Forced Air Furnace Unit – Residential Suites
Figure 10: Typical DHW Storage Heater – Residential Suites
Background Description of Facility, Hardware
and Systems
5.3 Heating and Ventilation Control System and Strategy
5.3.1 Control System
The facility does not have a central DDC controls system. The heating and ventilation units
are controlled via standalone thermostats. The forced air furnaces in the residential suites
are controlled by an adjustable thermostat as shown in Figure 11. The exhaust fans in
washrooms and kitchen are manually controlled by switches.
Figure 11: Thermostat for Forced Air Furnace
5.3.2 Maintenance and Operating Issues
The forced air furnaces and DHW storage heaters in the facility are at the end-of-
economic life and are requiring an increasing amount of repair.
The building envelope is deemed to be in average condition. Some envelope deficiencies
were observed including high rates of outdoor air infiltration through poorly sealed
entrances and exits. Doors and windows that are poorly sealed require additional heating
to maintain the building at desired temperature. Envelope upgrades could improve the
building’s overall R-Value.
Figure 12: Entrance to Outside Play Area – Daycare Building
Poor Door Seal
Background Description of Facility, Hardware
and Systems
5.3.3 Heating and Ventilation Equipment Tables
A complete inventory of heating equipment is provided in Appendix A.
5.3.4 Asset Management
Kinsmen Ravine Estates was built in 1993. It is typical with existing building that retrofits,
and upgrades take place throughout its lifespan and as such the record documentation
should be updated to ensure that efficient operation and maintenance can occur. It has
been well documented and proven on numerous facilities throughout Canada that
substantial energy and maintenance savings occur on facilities that actively participate in
an ongoing active asset management plan with paybacks ranging from 2-6 years.
It is highly recommended that a new active asset management strategy is implemented in
conjunction with the existing facilities team. A budget cost for an active asset
management strategy, including equipment asset renumbering/verification and new all-
inclusive operation and maintenance manuals is approximately $3,000.
Background Description of Facility, Hardware
and Systems
5.4 Electrical & Lighting Systems
5.4.1 Description of Electrical Systems
Electrical power to the facility is distributed at 120/208V and is used for the facility’s
internal and external lighting, plug loads and mechanical equipment.
5.4.2 Lighting Description
The lighting in the daycare building at Kinsmen Ravine Estates is a mixture of T12 linear
fluorescent fixtures, screw-in incandescent lamps, LED exit signs and LED luminaires in
corridor as shown in Figure 14.
Figure 13: Code Compliant Exit Sign
For a detailed inventory of luminaires in the facility, refer to Table 55 in Appendix A.
Figure 14: Lighting in Daycare Building
Background Description of Facility, Hardware
and Systems
Figure 16: External Lighting
Figure 17: Underground Parking – LED luminaire (left) and linear fluorescent (right)
Background Description of Facility, Hardware
and Systems
5.4.3 Maintenance Issues
The site audit did not reveal any outstanding maintenance issues with the electrical
systems.
5.4.4 Non-mechanical Loads
The primary non-mechanical loads are related to the lighting, communication equipment
and plug loads.
• Total installed lighting power capacity: 5.0 kW
• Estimated annual lighting electricity consumption: 18,948 kWh
5.4.5 Lighting Levels
The lighting levels throughout the facility were within the recommended range in most
areas. In daycare classroom, lighting levels were lower than recommended levels as shown
in below table.
Figure 18: Lighting Levels in Facility
Measured light levels with available guidelines are summarized in the table below.
Table 4: Kinsmen Ravine Estates Illumination Levels1
Areas
Reference Lux Levels
Guidelines
Average Lux Levels Measured
During Site Audit
Corridor 50 – 100 190 – 215
Daycare Classroom 300 – 500 230 – 250
Laundry 150 – 300 160
Storage Room 50 – 300 45 – 90
1 Illuminating Engineering Society of North America (IESNA) 10th Edition
Background Description of Facility, Hardware
and Systems
5.4.6 Lighting Control System and Strategy
The facility has no automated lighting control system. General lighting circuits are
controlled manually via wall switches. Exterior lighting is controlled via timer.
5.4.7 Plug Loads and Auxiliary Equipment
Plug loads include computers, copiers and scanners in the office, in-suite plug loads, and
laundry equipment.
Energy Accounting System
6 ENERGY ACCOUNTING SYSTEM
6.1 Description of Energy Accounting Methodology
Assessing energy use and evaluating efficiency is undertaken by benchmarking the facility’s annual
energy intensity (equivalent-kWh/m2/yr). This measure of building energy use must then be
referenced against buildings of similar vintage, climatic region, use, and type.
In order to best prioritize and discuss energy conservation opportunities at the facility, an
estimated end-use breakdown has been developed. This breakdown represents the probable
energy consumption by end-use based upon historical annual utility records, detailed data on
equipment and systems installed, and an understanding of facility operation strategies.
6.2 Historic Utility Records and Energy Intensity
The utility records and annual consumption profile for daycare building and underground parking
are summarized in the following table from June 2016 to May 2018. The utility records indicate a
relatively consistent consumption of energy over the last two (2) years.
The Newton Kinsmen Society pays for all utilities in daycare building and underground parkade.
The daycare building is served by three (3) BC Hydro electricity meters and one (1) FortisBC
natural gas meter.
Tenants pay for their own electricity and natural gas consumption. This study focuses on daycare
building and underground parking only.
Table 5: Summary of Historic Utility Records and Energy Intensity – Daycare Building
Year
Electricity Gas
Total Energy
Intensity
Peak
Month
Demand
Consumption Annual
Utility
Cost
Consumption
Annual
Utility Cost
[kW] [kWh] [kWh/m2/yr] [GJ] [e-kWh/m2/yr]
[e-kWh/
m2/yr]
June
2016 to
May
2017
Not
Available
25,049 17.6
Not
Available
48.4 9.5
Not
Available
27.1
June
2017 to
May
2018
Not
Available
25,341 17.8
Not
Available
44.4 8.7
Not
Available
26.5
Energy Accounting System
Figure 19: June’16 to May’17 Annual Utility (Electrical and Gas Consumption) Profile
Figure 20: June’17 to May’18 Annual Utility (Electrical and Gas Consumption) Profile
Energy Accounting System
Figure 21: June’16 to May’17 Annual Electrical Consumption Profile
Figure 22: June’17 to May’18 Annual Electrical Consumption Profile
Energy Accounting System
Figure 23: June’16 to May’18 Annual Electrical Consumption Profile
The base natural gas load in the summer reflects domestic hot water use.
Figure 24: June’16 to May’17 Annual Natural Gas Consumption Profile
Energy Accounting System
Figure 25: June’17 to May’18 Annual Natural Gas Consumption Profile
Figure 26: June’16 to May’18 Annual Natural Gas Consumption Profile
Energy Accounting System
6.2.1 Heating Degree Day (HDD) Comparison
The annual gas consumption has been compared to heating degree days (a measure of
how cold the weather is) and this profile below shows that usage relates well to heating
degree days (HDD).
Figure 27: June’16 to May’17 Annual Natural Gas Consumption Profile Compared to HDD
Figure 28: June’17 to May’18 Annual Natural Gas Consumption Profile Compared to HDD
Appendix A: Inventory of Heating and
Ventilation & Electrical Systems
10 APPENDIX A: INVENTORY OF HEATING AND VENTILATION & ELECTRICAL SYSTEMS
10.1 Heating Systems
Table 54: Inventory of Heating and Cooling Equipment.
#
Designation
Location
Area of
Service
Manufacturer Model # Serial #
Forced Air
Furnace
Unit
Storage Room –
Daycare
Building
Whole
Building
Rheem
RGLE-10EQAGB AG5D302
DHW
storage
heater
Storage Room –
Daycare
Building
Whole
Building
Rheem Ruud RF82-156C
RCN
1292D08447
10.2 Lighting Systems
Table 55: Inventory of Lighting
Room name Luminaire type Qty
Office T12-40W-2L-4ft-Mag 2
Corridor Standard LED-15W-Ceiling Dish 4
Laundry T12-40W-2L-4ft-Mag 2
Washroom Incand-A19-40W-4L 2
Daycare classroom T12-40W-2L-4ft-Mag 10
Daycare storage room Incand-A19-40W 2
Underground parking T8-32W-1L-4ft-Elec 15
Underground storage – 1 T12-40W-2L-4ft-Mag 2
Underground storage – 2 T12-40W-1L-4ft-Mag 4
External Standard LED-15W-Ceiling Dish 7
External LED-52W-Wallpack 2
External LED-80W-Wallpack 6
External LED-26W-Wallpack 6
Underground parking LED-26W-Garage light 9
Underground parking LED-26W-Wallpack 19
Exit signs Exit-LED fixtures 5
Pole lights Pole-100W-MH 2
Flood lights PAR38-90W 10
ECM 01: Replace Existing Forced Air Furnace Unit with High Efficiency Air Source Heat
Pump
Unit
The existing “Rheem” gas fired forced air furnace provides heated air to the building. The unit is
original to the building (circa 1993) and it is at the end of its rated economical lifespan and failures
due to age will increase in the future. Greenhouse gas emissions reductions (tonnes e-CO2/yr)
and energy savings would be observed if the existing unit is replaced with an air source heat
pump.
Total ECM 01 cost: $9,000
ECM 02: Replace Existing Forced Air Furnace with High Efficiency Condensing Air Furnace
Unit
The existing “Rheem” gas fired forced air furnace provides heated air to the building. The unit is
original to the building (circa 1993) and it is at the end of its rated economical lifespan and failures
due to age will increase in the future.
Total ECM 02 cost: $900
Consumption Consumption
kWh GJ ekWh ekWh
January 2,566 3.40 941 3,507
February 2,266 5.34 1,479 3,745
March 2,403 5.43 1,503 3,906
April 2,214 4.34 1,202 3,415
May 2,125 3.10 860 2,985
June 1,928 2.00 554 2,482
July 1,903 1.60 444 2,347
August 1,867 1.87 517 2,384
September 1,938 2.69 745 2,684
October 2,131 4.18 1,157 3,288
November 2,257 5.59 1,548 3,805
December 2,558 7.07 1,959 4,518
Overall: 26,156 46.60 12,909 39,065
January 2,368 6.54 1,813 4,180
February 2,137 5.35 1,482 3,619
March 2,155 5.09 1,411 3,565
April 2,009 3.76 1,040 3,049
May 2,003 2.89 800 2,803
June 1,887 2.45 678 2,565
July 1,901 2.08 575 2,476
August 1,909 1.92 532 2,441
September 1,948 2.75 760 2,708
October 2,096 3.87 1,072 3,168
November 2,166 5.06 1,403 3,569
December 2,399 7.20 1,994 4,393
Overall: 24,978 48.95 13,558 38,536
January 2,119 5.49 1,522 3,641
February 2,209 5.39 1,492 3,701
March 1,970 4.99 1,384 3,354
April 1,955 4.64 1,284 3,240
May 2,045 3.61 999 3,043
June 2,030 2.68 743 2,773
July 2,090 2.24 622 2,711
August 2,343 2.31 640 2,983
September 2,060 2.52 697 2,757
October 2,075 3.67 1,018 3,092
November 2,328 5.18 1,435 3,763
December 2,463 5.75 1,593 4,056
Overall: 25,687 48.48 13,428 39,115
January 2,437 5.99 1,658 4,095
February 2,152 5.43 1,505 3,658
March 2,248 5.67 1,571 3,819
April 2,076 4.32 1,195 3,272
May 2,064 3.16 875 2,939
June 1,909 2.29 634 2,543
July 1,936 1.84 510 2,447
August 1,916 1.29 357 2,273
September 1,932 1.41 390 2,322
October 2,102 4.17 1,155 3,257
November 2,108 5.71 1,582 3,690
December 2,523 5.79 1,604 4,127
Overall: 25,404 47.07 13,037 38,441
2015
2016
2017
2018
Fuel Total
Month
Electrical Energy Total
ConsumptionYear
Weak conduit sealing on the walls of
every unit.
Air leakage in diagnostic “smoke test” failed
around plugs.
Alireza
Stamp
Alireza
Stamp
ECM 01: High-Efficiency Condensing DHW Heaters
Replace the existing hot water tanks with high efficiency condensing hot water heaters to
provide DHW production. Beresford currently has two (2) 250 MBH natural gas fired hot water
tanks supplying and storing DHW, each with a capacity of 80 gallons. Both tanks were installed
in 2001. There is also a constant speed recirculation pump for the DHW system.
Total ECM 01 cost: $22,000
ECM 02: Programmable Thermostats for Electric Baseboards
Space heating is currently provided by perimeter electric baseboards locally controlled by wall
mounted thermostats in the suites. There is no high temperature limit on these controls an the
suites are not metered separately for electricity
Total ECM 02 cost: $8,300
Consumption
Consumption
kWh GJ ekWh ekWh
January 41,500 55.00 15,235 56,735
February 31,950 48.10 13,324 45,274
March 31,050 52.10 14,432 45,482
April 19,000 53.90 14,930 33,930
May 15,500 41.10 11,385 26,885
June 13,800 42.70 11,828 25,628
July 14,400 43.50 12,050 26,450
August 15,890 35.20 9,750 25,640
September 21,100 33.10 9,169 30,269
October 33,400 35.00 9,695 43,095
November 32,200 47.50 13,158 45,358
December 40,000 49.80 13,795 53,795
Overall: 309,790 537.00 148,749 458,539
January 40,600 57.00 15,789 56,389
February 33,500 48.80 13,518 47,018
March 30,900 51.00 14,127 45,027
April 19,540 55.20 15,290 34,830
May 14,840 41.00 11,357 26,197
June 13,330 43.20 11,966 25,296
July 13,040 43.80 12,133 25,173
August 12,880 34.80 9,640 22,520
September 19,940 33.40 9,252 29,192
October 33,340 34.50 9,557 42,897
November 32,400 46.60 12,908 45,308
December 41,400 50.00 13,850 55,250
Overall: 305,710 539.30 149,386 455,096
January 41,940 56.00 15,512 57,452
February 32,950 47.00 13,019 45,969
March 31,060 52.00 14,404 45,464
April 18,810 54.00 14,958 33,768
May 15,040 41.30 11,440 26,480
June 13,040 43.10 11,939 24,979
July 12,550 43.80 12,133 24,683
August 13,320 35.00 9,695 23,015
September 20,040 33.50 9,280 29,320
October 32,640 35.00 9,695 42,335
November 31,320 47.10 13,047 44,367
December 40,200 49.80 13,795 53,995
Overall: 302,910 537.60 148,915 451,825
January 40,680 56.50 15,651 56,331
February 34,800 46.80 12,964 47,764
March 29,640 51.80 14,349 43,989
April 18,000 54.10 14,986 32,986
May 15,600 41.50 11,496 27,096
June 13,200 42.80 11,856 25,056
July 12,960 44.10 12,216 25,176
August 13,000 35.10 9,723 22,723
September 19,500 33.80 9,363 28,863
October 31,000 35.10 9,723 40,723
November 30,800 48.00 13,296 44,096
December 40,900 49.50 13,712 54,612
Overall: 300,080 539.10 149,331 449,411
Energy Total
Consumption
2018
Year Month
Electrical
2015
2016
2017
Fuel Total
BCHousing – Sunnyside Manor
BCH Sunnyside Manor 1495 Esquimalt
Ave, West Vancouver, BC April 1, 2019
BCH Sunnyside Manor Energy Audit
1495 Esquimalt Ave, West Vancouver, BC
April 1, 201
9
3
2. BUILDING DESCRIPTION
Sunnyside Manor was built in 1974 and has an area of 9,750m2. It is a
subsidized housing facility for persons aged 55 years and older. There are
8
floors with 7 residential suites, and one floor with 4 residential suites, a
manager’s suite, and hobby room. The ground floor has a 125m2 recreation
room with kitchen, laundry and storage rooms, a manager’s office, and
reading room. All occupied levels are above grade. Below grade is a
combined boiler and water entry room, with the main electrical room
attached.
The 10-storey building façade is concrete, with vinyl trim around some of the
single-pane windows. Each suite has a walk-out balcony, with swinging glass
doors and operable windows. The brutalist design was proposed by Denis
Tusar Associates Architects.
Building Details
Address: 1495 Esquimalt Ave, West Vancouver
Type: Residential
Year: 197
4
Area (m2): 9,750
# Floors: 10 above grade
Schedules and Occupancy
The building has an estimated occupancy of 70 occupants, with a
multifamily type schedule which varies occupancy throughout the day.
Equipment, occupancy, and lighting schedules used to model the building
are taken from MNECB for multifamily buildings.
Figure 1: 1495 Esquimalt Ave
Figure 2:Satellite View
2016 2017 2018 (partial)
Energy Use (GJ) 4.386 4,436 2,774
Energy Cost ($) 42,174 36,556 41,234
Table 1: Building energy use cost, from available utility data
BCH Sunnyside Manor Energy Audit
1495 Esquimalt Ave, West Vancouver, BC
April 1, 2019
4
3. SYSTEMS DESCRIPTIONS
HVAC Systems
Heating for the building is provided by two gas fired boilers located in the below
grade mechanical room. These boilers are LAARS PNCH075 with constant speed
pumps which circulate to the radiant zones in the building.
There is no mechanical plant level cooling for the building. Suites have operable
windows for occupant comfort in warmer seasons.
Ventilation air is provided by a gas-fired roof mounted air handling unit that
provides tempered air to corridor spaces. The roof mounted unit also provides
ventilation air to the ground floor recreation room.
Individual suites have undercut doors and are equipped with washroom exhaust
fans and kitchen range hoods that draw ventilation air from the corridor into the
suite.
Domestic Water Systems
Domestic hot water for the building is provided by two gas-fired
hot water heating tanks, which are in the below grade
mechanical room. Two 120 US gallon storage tanks are also
installed to provide additional hot water during periods of high
demand. A single speed pump recirculates DHW through the
building.
Controls
There is a simple control logic system that operates the building
heating plant. There is no end-user interface that displays
temperatures or pump and boiler status or allows for simple
adjustment of plant control parameters. A single control panel
is present in the basement boiler room.
Figure 3: Boiler Plant
Figure 4: DHW Heaters
Figure 5: DHW Storage Tanks
BCH Sunnyside Manor Energy Audit
1495 Esquimalt Ave, West Vancouver, BC
April 1, 2019
5
Lighting Systems
The existing lighting system is over 40 years old and has gone through
one lighting upgrade in this period. Based on site surveys and the as-
building record, the current interior lights consist of CFL, T8
fluorescent, incandescent, and LED light fixtures and are controlled by
local line-voltage manual switches. No lighting control automation was
noted in the interior. The exterior lighting fixtures are HIDs and
controlled by a time clock.
After Sunnyside Manor completed in 1973, the interior lighting system
went through one upgrade to replace most of incandescent luminaires
with CFL luminaires or LED lamps in 2011. The exterior lighting layout
also were redesigned to suit the functionality need in 2011. Controls
for both interior and exterior lighting systems have not been upgraded
since the building completion.
Figure 6: Typical surface mounted corridor
lighting
Figure 7: Typical surface mounted
residential unit lighting
Figure 9: Typical new LED
downlight for renovated lobby
lighting
Figure 8: Typical exterior HID lighting fixtures
BCH Sunnyside Manor Energy Audit
1495 Esquimalt Ave, West Vancouver, BC
April 1, 2019
6
Building Envelope
The concrete and glass construction building have exposures
to all cardinal directions.
The roof of the building was repaired in 2004 but no roof leaks
have been reported. The roof is a built-up roofing membrane
on a concrete deck with gravel or SBS granulated asphalt on
rigid insulation. No roof leaks were reported during the review.
Glazing makes up approximately 20% of the building’s façade,
which consists of a mix of operable and non-operable,
aluminum framed single pane windows. Windows are in fair
condition, with no leaks or condensation found or reported.
The main building entrance consists of glazing with a single
door leading into a foyer on the south side of the building.
There are additional glazed double door entrances to the
recreation room, and steel double door entrances on the first
floor to the garbage rooms. No major air leakage was reported
through the doors.
Figure 10: Roof MUA and ballast
Figure 11: Recreation room entrances
Figure 12: Main building entrance
BCH Sunnyside Manor Energy Audit
1495 Esquimalt Ave, West Vancouver, BC
April 1, 2019
7
4. SYSTEMS ASSESSMENTS
Domestic Water Systems
Parts of the domestic water system was replaced as recently as 2007, as the
domestic hot water boilers in Figure 4 were manufactured in 2007. Additional
hot water storage tanks were added in a 2012 “re-pipe”, where only the
domestic hot and cold water pipes were replaced. Also completed during the
2012 re-pipe was installation of a new pressure reducing station and backflow
preventer. The existing water meter was replaced in 2012. Refer to Figure 13.
Fire Protection Systems
Within the mechanical space in the basement there is a fire protection header
that appears to be original from when the building was constructed. Corrosion
is visible on the valve handles (see Figure 13). The sprinkler system only serves
the garbage chute and room and a wet stand pipe. The fire protection main
seems to be separated from the DCW by check valves.
Heating Water Systems
The condition of the heating hot water distribution system is unknown, as it
was not included in the 2012 re-pipe. Heating water boilers were
manufactured in 2005, installed as part of a boiler plant upgrade that began
in 2004. Hot water pumps appear to have had the motors replaced
during a recent upgrade, however the pump casings look to be
original (see Figure 14).
Roof Mounted Make-up Air Unit
The gas-fired ventilation unit was manufactured in 2005. While the
exterior is slightly weathered, the unit itself continues to operate
without issue. It is the sole source of ventilation air in the building with
4200 CFM capacity. It meets the ventilation air requirements of the
building, and fresh air reaches individual suites due to residential
exhaust fans negatively pressurizing the suites and drawing in fresh
air from the corridor.
Figure 13: Fire protection header at
high level, with recently installed
backflow preventer and PRV station
below
Figure 14: Heating water distribution pump
with upgraded motor and original pump
casing
BCH Sunnyside Manor Energy Audit
1495 Esquimalt Ave, West Vancouver, BC
April 1, 2019
8
5. UTILITY ANALYSIS
Utility Structures & Rates
Electricity
The electricity consumption rate is broken down into a tiered rate structure that consists of fixed charges
and consumption (kWh) charges. For this assessment, an effective rate was used to calculate the estimated energy
cost savings expected from the implementation of the Energy Conservation Measures (ECMs) suggested. The
effective energy rate combines fixed and consumption charges into a single rate.
Natural Gas
The natural gas utility rate is based on the applicable FortisBC rate schedule, provided in the table below. Like the
effective electrical rate, the natural gas rate contains fixed and consumption (GJ) charges according to the building
rate schedule which has been converted to an effective rate for convenience in ECM calculations.
Utility Vendor Rate Schedule Rate
Electricity BC Hydro Small General Service 34.21 $/GJ
Natural Gas FortisBC Commercial Rate 3 5.12 $/GJ
Table 2: Utility rates
Utility Breakdown
A breakdown analysis was performed to quantify the contribution of each energy source to the overall energy
consumption of the building, and the cost of each utility to the total annual utility cost. This analysis aids in the
identification of energy intensive systems and provides a useful tool for identifying potential opportunities to reduce
utility consumption and costs. This analysis is based on the most recent complete 12 months of utility data available
for the building.
Utility Annual Use (GJ) Annual Cost ($)
Electricity 631 $21,587
Natural Gas 4,194 $21,474
Total 4,825 $43,060
Table 3: Utility annual use and associated costs
BCH Sunnyside Manor Energy Audit
1495 Esquimalt Ave, West Vancouver, BC
April 1, 2019
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Figure 15: Utility energy use breakdown, from provided meter data
Figure 16: Utility energy cost breakdown, from provided meter data
BCH Sunnyside Manor Energy Audit
1495 Esquimalt Ave, West Vancouver, BC
April 1, 2019
10
The accuracy of the actual consumption curves is reliant on the utility data frequency and actual versus estimated
meter readings. Deviations of the actual curves from predicted curves may sometimes occur due to the quality of this
data rather than the energy consumption patterns of the building.
Figure 17: 2016 building electricity consumption, from provided electrical meter data
Figure 18: 2017 building electricity consumption, from provided electrical meter data
BCH Sunnyside Manor Energy Audit
1495 Esquimalt Ave, West Vancouver, BC
April 1, 2019
11
Figure 19: 2018 building electricity consumption, from provided electrical meter data
Figure 20: 2016 building natural gas consumption, from provided natural gas meter data
BCH Sunnyside Manor Energy Audit
1495 Esquimalt Ave, West Vancouver, BC
April 1, 2019
12
Figure 21: 2017 building natural gas consumption, from provided natural gas meter data
Figure 22: 2018 building natural gas consumption, from provided natural gas meter data
Original PUMA data
Year 1 Month Electrical Fuel Total Energy Total
Consumption Cost2 Consumption Cost2 Consumption Cost2
kWh $ GJ ekWh $ ekWh $
2015
January 26,350 2,526 489 135,944 2,129 162,294 4,655
February 23,800 2,281 404 112,250 1,795 136,050 4,076
March 23,621 2,365 434 120,583 1,912 144,205 4,277
April 22,576 2,272 387 107,583 1,729 130,160 4,001
May 20,785 2,187 248 68,944 1,183 89,729 3,370
June 20,032 2,111 141 39,222 764 59,254 2,875
July 20,162 2,135 91 25,222 566 45,384 2,701
August 20,125 2,131 120 33,333 682 53,458 2,813
September 20,762 2,175 268 74,306 1,261 95,068 3,436
October 21,500 2,252 323 89,667 1,478 111,167 3,730
November 26,777 2,703 445 123,667 1,958 150,444 4,661
December 28,110 2,831 486 134,861 2,116 162,971 4,948
Overall: 274,600 27,969 3,836 1,065,583 17,573 1,340,183 45,542
2016
January 26,150 2,659 481 133,694 2,280 159,844 4,939
February 24,463 2,488 423 117,389 2,027 141,852 4,515
March 21,607 2,305 420 116,750 2,017 138,357 4,323
April 20,607 2,207 292 81,139 1,466 101,745 3,673
May 21,330 2,324 241 66,917 1,246 88,246 3,570
June 20,644 2,252 194 53,833 1,044 74,477 3,296
July 19,500 2,160 135 37,444 790 56,944 2,950
August 19,500 2,160 102 28,194 647 47,694 2,807
September
240 66,694 1,243 66,694 1,243
October
324 89,889 1,931 89,889 1,931
November
342 95,083 2,030 95,083 2,030
December
515 143,028 2,948 143,028 2,948
Overall: 173,800 18,556 3,708 1,030,056 19,669 1,203,856 38,225
2017
January
568 157,833 3,232 157,833 3,232
February
503 139,833 2,769 139,833 2,769
March 23,502 2,304 497 137,944 2,734 161,446 5,039
April 25,180 2,469 411 114,194 2,055 139,375 4,524
May 20,537 2,117 301 83,556 1,560 104,093 3,677
June 19,306 2,004 226 62,806 1,225 82,112 3,229
July 2,574 267 166 45,972 953 48,546 1,220
August
154 42,861 903 42,861 903
September
213 59,111 1,165 59,111 1,165
October
364 101,028 1,842 101,028 1,842
November
456 126,528 2,254 126,528 2,254
December
578 160,500 2,803 160,500 2,803
Overall: 91,100 9,162 4,436 1,232,167 23,495 1,323,267 32,658
2018
January 22,262 2,458 521 144,611 2,506 166,873 4,964
February 22,262 2,458 496 137,667 2,396 159,929 4,854
March 23,762 2,675 513 142,389 2,471 166,151 5,146
April 22,831 2,580 414 115,056 2,037 137,886 4,617
May 20,528 2,400 240 66,667 1,269 87,195 3,669
June 19,548 2,295 207 57,361 1,121 76,909 3,416
July 19,242 2,278 93 25,944 622 45,186 2,901
August 19,100 2,264 98 27,167 642 46,267 2,906
September 21,105 2,446 194 53,806 1,065 74,911 3,511
October 22,225 2,568 295 81,861 1,510 104,087 4,078
November 1,434 166 336 93,194 1,690 94,628 1,856
December
413 114,694 2,031 114,694 2,031
Overall: 214,300 24,588 3,818 1,060,417 19,361 1,274,717 43,949
Overall:
753,800 80,275 15,798 4,388,222 80,098 5,142,022 160,373
ECM 01: Air-Source Heat Pump Domestic Hot Water Heaters
To reduce greenhouse gas emissions, a fuel switch to electricity is the most
effective option.
Air-source heat pump (ASHP) domestic hot water heaters operate like an air
conditioner in reverse – taking heat from the outdoor air and transferring it to the
domestic hot water system.
Total ECM cost: $124,000
ECM 02: Envelope Upgrade – R-40 + Vinyl Glazing + Steel Stud Wall +
Concrete Wall
There have been no major improvements to the existing façade which has poor
thermal performance when compared to modern standards.
It is proposed to upgrade the glazing systems, roof construction, and add external
insulation to improve thermal performance.
This will provide an energy savings by reducing the heating demand on the
existing boiler plant.
Total ECM cost: $1,251,000
Building Description
Shelter that serves 3 meals/day and 2 snacks per day.
Shelter has 20 rooms, each with 2 beds, plus 4 couches that can also serve as beds.
They also have 40 single-room occupancy housing units that house individual tenants.
Photos
Top view of the building from Google Maps.
View of building from the street.
Picture of the boiler name-plate. Model AA-720M.
Boiler controls
Boiler controls
Specifications of the two domestic hot water tanks.
Tank 1 installation date.
Tanks 2 installation date.
Hot water recirculation pump specifications
Hot water recirculation pump
Light fixtures in lounge and dining area. Approx. 9 sets of 2 x 2×4’ CFL tubes
2 x refrigerators in dining area
Freezer in dining area
Cooking equipment in the kitchen
Dishwasher in the kitchen
Walk-in cooler
Temperature setting on walk-in cooler.
Refrigeration system of the walk-in cooling in the corner of the pantry,
Food storage guide on the refrigerator.
Elevator
Exit signs.
EnergyStar clothes washers in laundry room.
2 large clothes dryers.
Small fan to help cool laundry room.
Distribution of bleach and detergent into the washing machines.
Distribution of bleach and detergent into the washing machines.
Coffee, tea and hot water always available in the dining room.
Coffee, tea and hot water machine
located in the Urn room behind the taps in the dining room.
Coffee, tea and hot water machine
Lights in the hallway
Bath/shower
Ventilation air brought into corridors by grills in the hallway.
Series of doors facing into the courtyard from the dining room.
Lights in hallway above door 12 (left), 14 and 17/18.
Small refrigerator seen in reception area. Reception also has 4 computers.
Energy Consumption Data
Electricity
Interval Start
Date/Time
Net
Consumption
(kWh)
Demand
(kW)
Power
Factor
(%)
2016-04-01 0:00 17269.23 24 91.7
2016-05-01 0:00 16434.61 22.1 92.6
2016-06-01 0:00 16056.99 22.8 92.3
2016-07-01 0:00 15772.18 21.9 92
2016-08-01 0:00 13743.11 22 91.7
2016-09-01 0:00 14783.07 22.3 92.9
2016-10-01 0:00 18310.42 24.6 91.6
2016-11-01 0:00 16905.23 24.5 92.8
2016-12-01 0:00 14238.28 26.6 94.3
2017-01-01 0:00 18947.49 25.5 93.7
2017-02-01 0:00 15623.24 23.8 93.4
2017-03-01 0:00 17318.63 23.3 92.2
2017-04-01 0:00 16450.42 22.9 91.5
2017-05-01 0:00 15260.73 21.2 92.1
2017-06-01 0:00 14006.82 20.1 92.1
2017-07-01 0:00 15567.08 20.9 92.4
2017-08-01 0:00 15816.92 21.8 93
2017-09-01 0:00 15937.43 22.1 93
2017-10-01 0:00 16846.28 22.6 92.1
2017-11-01 0:00 15908.23 23.6 93.2
2017-12-01 0:00 18757.7 25.2 93.1
2018-01-01 0:00 17831.31 24 92.6
2018-02-01 0:00 15956.18 23.7 92.7
2018-03-01 0:00 16957.5 22.8 92
2018-04-01 0:00 15414.23 21.4 93.2
2018-05-01 0:00 6417.71 20.6 95
Natural Gas
Bill from date Bill to date
# of
days Billed GJ
Average
temperature
04/04/2018 03/05/2018 30 163.3 10
03/03/2018 03/04/2018 32 265.5 6
01/02/2018 02/03/2018 30 290.6 4
04/01/2018 31/01/2018 28 424.6 6
01/12/2017 03/01/2018 34 175 3
01/11/2017 30/11/2017 30 38.9 7
30/09/2017 31/10/2017 32 428.5 10
31/08/2017 29/09/2017 30 95.2 16
01/08/2017 30/08/2017 30 65.8 19
30/06/2017 31/07/2017 32 66.8 18
01/06/2017 29/06/2017 29 69.4 16
02/05/2017 31/05/2017 30 144.2 13
01/04/2017 01/05/2017 31 274.3 10
03/03/2017 31/03/2017 29 284.1 7
01/02/2017 02/03/2017 30 530.6 3
06/01/2017 31/01/2017 26 26.4 3
02/12/2016 05/01/2017 35 396.6 1
02/11/2016 01/12/2016 30 278.6 9
04/10/2016 01/11/2016 29 257.1 11
02/09/2016 03/10/2016 32 92.5 14
04/08/2016 01/09/2016 29 67.3 19
05/07/2016 03/08/2016 30 72.9 18
03/06/2016 04/07/2016 32 78.6 16
04/05/2016 02/06/2016 30 89.5 14
05/04/2016 03/05/2016 29 211.3 12
Information from Lookout Society
- Al Mitchel Place Description
- AL Mitchel Place Floor Plan
- AMP – Roof Deficiencies Report – Trimstyle – 2017
Building Description
Photos
Energy Consumption Data
Electricity
Natural Gas
Information from Lookout Society