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I need to release the Energy Audit project for this buildingBC Housing – Sunnyside ManorBCH Sunnyside Manor 1495 Esquimalt Ave, West Vancouver,

I need to release the Energy Audit project for this building

BC Housing – 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, 2019

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: 1974

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

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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

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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

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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

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