June 18, 2008

“Shifting into the Mainstream” Conference

CaGBC pilot project proves value of energy-measurement tools

DAN O’REILLY

correspondent

A recently completed Canada Green Building Council pilot project on the management and operation of commercial buildings proved to be a valuable experience for the owners and managers of those buildings, delegates to the Shifting into the Mainstream conference in Toronto were told.

“It was a good jump start, a dry run toward accreditation,” said Tom Kovendi, director of portfolio operations, The Cadillac Fairview Corporation.

Kovendi was a participant in a panel discussion on the benefits of the project. Owners and managers of 44 buildings across the country tested the design of new energy measurement and efficiency data analysis tools and web-based delivery in anticipation of a next generation of the Canada green building rating system to be launched in next spring.

DAN O'REILLY

Panelists Harvey Barth, Darryl Neate and Tom Kovendi discuss the results of a pilot project studying a new LEED designation for existing buildings. The findings were released during the recent Canada Green Building Council-sponsored summit in Toronto.

A pivotal feature of the pilot program was a ‘benchmark’ system where owners could analyze their energy and water consumption with comparable buildings. “It forces you to look at your buildings. We learned a lot from this process,” said Darryl Neate, manager, sustainable programs for Oxford Properties Group.

Oxford was the first real estate development and management firm in Canada to receive LEED certification for a multi-tenant, existing building (225 King Street West Toronto). Noting that achievement, Neate said the company approach to sustainability is a “top down approach’’ from senior management.

Even if building owners decide not to pursue LEED accreditation there are profound benefits to be gained from following the LEED process, said Harvey Barth, partner, Crown Realty Partners, another participant in the pilot.

“We have a portfolio of buildings from the 1970s and 1980s and we’ve never really measured how they are doing (in terms of gas, electricity and water consumption). It forces you to understand your buildings and squeeze out savings.”

As was the standard practise of the time many of those buildings were overbuilt with oversized fans, boilers, motors, and other equipment.

Equipment in new buildings are sized to a much more efficient tolerance. It’s not always practical, however, to replace chillers and other equipment that may be inefficient but still in good shape, said Barth.

“We have 35- to 40-year-old chillers, which work very well. In some cases we can replace them, in some cases not.”

Noting his company is rapidly converting old T12 fluorescent tube lighting to more efficient T8 technology in all 34 of his buildings, he urged the audience to examine their lighting requirements.

“We can’t change our lighting fast enough. Do you need the same amount of lighting for night cleaning (compared to day operations)?”

It is much more difficult to achieve LEED accreditation for existing buildings than new ones, said Barth in a short interview following the seminar.

“LEED was initiated as a design program for engineers and architects when designing a new building. With an existing building you’re more constrained and have to improve the operation of the building.”

Nevertheless, he expects his company will eventually seek accreditation for its buildings.

The CaGBC’s LEED Canada Initiative development committee is analyzing feedback from the participants. Findings and best practices from this pilot program, and two others–involving K-12 schools, government and utilities office buildings were also showcased at the conference.

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