Kinsmen Ravine Estates Newton Kinsmen Housing Society11030 R

Kinsmen Ravine Estates Newton Kinsmen Housing Society11030 Ravine Ro

KINSMEN RAVINE 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 Daycare Classroom 300 – Laundry Storage Room 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 1292D.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.,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.,985 June 1,928 2.,482 July 1,903 1.,347 August 1,867 1.,384 September 1,938 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.,803 June 1,887 2.,565 July 1,901 2.,476 August 1,909 1.,441 September 1,948 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.,043 June 2,030 2.,773 July 2,090 2.,711 August 2,343 2.,983 September 2,060 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 4,127 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.,939 June 1,909 2.,543 July 1,936 1.,447 August 1,916 1.,273 September 1,932 1.,322 October 2,102 4.17 1,155 3,257 November 2,108 5.71 1,582