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
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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
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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
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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
