Sustainable Builder - Summer Issue by Andrew McLeod

Summer 2010 • Vol. 1, Issue 2

Sustainable Builder B6<6O>C:

Everybody’s Green!

The Big Three HBA’s are All Lead by Green Builders

sUMMER

2010

CONTENTS Summer 2010 • Vol. 1, Issue 2

2 Everybody’s Green

Sustainable Builder B6<6O>C:

Everybody’s Green!

24 Cover story Interview with the big three - They Share Common Values and a Green Building Heritage

The Big Three HBA’s are All Lead by Green Builders

6 Making the Case for Higher Density, Rather Than Higher Buildings

8 Green Building is a Great Cause for Celebration 10 Variable Refrigerant Flow 12 LEED Rating Can Bring Benefits to Major Renovations

14 Energy Savings are “In The Air”

On the cover: James Bazely, Gregor Homes, Ontario HBA President, Paul Golini Jr., Empire Communities, incoming Building Industry and Land Development (BILD) chairman and Victor Fiume, The Durham Group, CHBA President

26 Gregor Fine Homes The Green Advantage 27 Typar® Partners With Benjamin Obdyke, To Co-Market Combination Rainscreen-Weather Barrier

28 Leadership Means Making the Pieces Work: Changing Culture in the Empire

30 Green Research Home is Good for R&D & PR 32 Sustainable is Durable - That Means Dealing with Moisture

17 Factum Non Verbum

34 Preparing for a New

or Deeds, Not Words is the Motto of DelRidge Construction

Generation of Homebuyers

36 Building Better Basement 38 Why Let a Valuable Resource Go Down the Drain?

20 GreenSaver – Delivering Energy Efficiency Rebates to Multi-Res

22 True Innovators Have No Peers

40 With Micro-FIT, it Seems Everybody’s Now a PV “Expert”

43 Double N LEEDs the Way with ICF Construction 47 Two Faces of Sustainability: The Custodian or the Gardener

48 Some Ontario Developments that have Employed the Attitudes of the Custodian and the Gardener in their Design

Sustainable Builder B6<6O>C:

2109-256 Doris Ave. SustainableToronto, Builder ON M2N6X8 p 416-898-0835 • f 416-250-6322

B6<6O>C:

Sustainable Builder Magazine is published in cooperation with the

Everybody’s Green

ur last edition was a Who’s Who of the Green Building industry, whereas this edition celebrates that now Everybody’s Green. Our cover shows how influential green builders are in the industry, now that all the HBAs are lead, or going to be lead, by Green Builders. I remember my first Energy Star sales meetings, some four or five years ago, with each of these HBA leaders and how quickly each grabbed onto the concept and made it a part of his business. Other early leaders included Aldo DeSantis at Multi-Area Developments, Sean Mason at Mason Homes, and Craig Marshall at Marshall Homes, all of whom are still showing strong industry leadership. It’s clear to me that leaders will be leaders, no matter the subject or circumstances. In this issue, we wanted to showcase an unconventional leader, John D’Angelo, one of our industry’s remarkable innovators. As you can see from the new packaged look, we are also celebrating the wide-spread success of green with a promotional effort to the multi-res sector. This is a first for our magazine, but we hope to do more promotional inserts and content-driven marketing efforts to help the green building community get vital information on what the key industry drivers are. I am pleased to say that we managed to find biodegradable poly-bag casings for our mailings to keep the environmental impact to an absolute minimum. In this issue, we are promoting that there are millions of dollars for rebates easily available through the OPA’s MEER program that GreenSaver is delivering. The program has a retroactive window to apply for rebates going as far back as January 2008. This window closes December 31, 2010, so if you have done any retrofit work, lighting, or appliance replacements on your six-unit or larger multi-res building, or are planning to do some, the time to act is now. See the eight-page insert for more program details! We are celebrating that everybody’s green, even those who are not so early to the playing field, like Heathwood and Geranium, are now making very significant strides towards sustainability and we are proud to be able to showcase their achievements. Much of our focus in this magazine is on things that can mitigate climate change, or rather things that lower our impact in changing the environment. However, we also need to look at how we can lower the impact the changing environment has on us. Global warming and climate change can mean drought, floods, high winds, severely cold winters, or severely hot summer. Even the best computer models find it difficult to predict how climate change will affect particular areas. Good builders will want to build climate-adapted durability into their homes, not only for changing weather patterns, but also for changing fuels costs. The codes and standards of the industry are changing rapidly, with EnerGuide 80 in 2012, EnerGuide 83 in 2017, and Net Zero in 2025 already being spelled out as real targets for the legislators. Customer expectations are changing too. Builders have long experienced increasing expectations when it comes to comfort, but how about the expectation when it incomes to energy costs? We are in the midst of a tangible change in electricity costs. Three major factors - time of use pricing, global adjustment (read the debt we owe to pay for all the previous and current projects) and HST - will hit consumers hard this summer. We can expect significant increases, especially for those who have poor solar shading, low insulation, inefficient air conditioners and non-programmable thermostats. On the gas side, those who still have oversized mid-efficiency furnaces will feel the pressure of enormous heating bills. See page 4

SBM Summer 2010

Lenard Hart Publishing Editor hart.lenard@gmailcom Sustainable Builder Magazine is a quarterly publication. Subscription rates: $24 per year; $7 single copy. To advertise, contribute a story, or get your name on our distribution list, please contact sales@SBmagazine.ca Submit news, events, projects, competitions to Hart.Lenard@gmail.com Editor: Tracy Hanes Contributing Authors: Christian Caswell • Dave DeSilva David Donnelly • James Doran Stephen Dupuis • Gord Cooke John Godden • Tracy Hanes Lenard Hart • Peter Kinsey Mike Lio • Gary Botelho Creative: Graphic Designs Unlimited ltony@sympatico.ca Copyright by Sustainable Builder Magazine. Contents may not be reprinted or reproduced without publisher’s written permission publisher@SBmagaizine.ca. The opinions expressed herein are those of the authors exclusively and assumed to be original work. Sustainable Builder Magazine can not be held liable for any damage as a result of publishing such works. Publication Mail Agreement #42014026 Return undelivered Canadian address mail to: Sustainable Builder Magazine 2109-256 Doris Ave. Toronto, ON M2N 6X8

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Continued from page 2 Even those who are buying new homes will begin to see these increases. I have a very energy efficient home. When I look at my hydro bill, I purchased $13 worth of electricity last month and paid $36. While $36 for electricity is pretty low, the relative cost for what I used is absurd. Consumer pushback is coming, and it will be aimed at the utilities first, then property managers (especially those with electrically heated building where tenants pay their own bills – these are becoming “low rent” properties despite their location or amenities), then eventually I think the building industry will feel the pressure. So, how can we avoid this pressure? If we look to the new programs proposed by the Ontario Power Authority for next year, two interesting measures lead us to the answer. First is the “all-off” switch, or a “partial kill-switch” that eliminates the unnecessary loads in homes (lights left on and “phantom” loads on switched-off appliances). When I was at Minto this concept was standard in highrise suites and now it’s an option on lowrise homes too. The second is a “solar ready” upgrade on the home. Both these deal with the issue of future-proofing your homes, a concept that touched on in several articles in this issue. The all-off switch kills the ever-increasing phantom loads, and the solar ready makes a solar retrofit easier and more economical. I would add radiant floors to this list. One example of a company that has fully embraced the future proofing message is Uponor. They have been selling radiant systems and fire suppression as future-proof upgrades. Because, no mater the changing fuel source, it should be able to connect with radiant distribution. For Uponor, this sales message has worked well, Garden Homes used their fire suppression system on its G50 home, Rodeo Fine Homes has offered radiant ready homes as part of their LEED Platinum package, and Uponor worked extensively with the Saugeen First Nations to install a radiant system in their affordable housing project, not simply for off-peak thermal storage in the slab, but as a future-proof upgrade to ensure the homes district energy ready. Other future-proof upgrades might be better roofs, bigger gutters and downspouts, better basement water sealing, more insulation, better air tightness, low-E squared windows, rainwater harvesting, drain water recycling, any number of energy efficiency measures and the list goes on. It is not a new concept to say we need to be designing homes with the future in mind. The new challenge is that with global warming and climate change, the future climate, energy relationships, and human aspirations are unlikely to look much like the past, so we need to design homes as durable, efficient, and flexible as possible for the coming years. In future issues we hope to touch on miti-

SBM Summer 2010

Inspiration comes in many forms; for John Godden, Mark Salerno and I, these kids are very inspirational.

gation and adaptation strategies for climate change. It always good to have friends, and believe me I may have not always travelled lightly on my travels through this industry, so the friends I do have, I value greatly. I consider many green builders to be my friends, we may not get together for beer on Saturday, but we have worked together on this common project long enough to be collegial. You need to have a lot of friends to make a magazine, as you have to ask a lot of them to take their time and effort to put together thoughtful contributions to make a magazine of sufficiently high quality that the industry will read it. I want to thank all my friends who participated in this edition, especially to John Godden who is a driving force behind so much of the content we deliver. Also, to Tracy Hanes for her articles and her keen editor’s eye – any errors in this edition are likely due to me changing something after Tracy has proofed it…mea culpa. Additionally, I wanted to thank our regular columnists, Stephen Dupuis, Gord Cooke, Mike Lio, and John Godden again – no other magazine has such a strong starting line

up to build off. Thanks to my friend David Donnelly, who brings a broader perspective to the green issues we face. I want to thank my three friends on the cover, for taking the time to sit down with us and for putting trust in the fact that Tracy and I would edit out any of Mr. Bazely’s more colourful homilies. Additionally, my sincere thanks go out to all the contributors and advertisers and those who helped to make this issue. Our goal is not simply to publish a magazine, but to be a leading voice in the building industry in supporting the movement towards durable, affordable, and high quality sustainable building. If you have thoughts or feedback on this issue or ideas for the next, or if you are interested in content marketing or doing an insert in our next issue, please contact me at publisher@SBMagazine.ca. Look for our website to be up this summer at www.SBMagazine.ca where you can find previous issues, plus advertising and contact information. Sincerely, Lenard Hart Publishing Editor

Murray Pound, Vice President, Operations (Gold Seal Master Builder)

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Making the Case for Higher Density, Rather Than Higher Buildings Paris has the same density as Manhattan

By David Donnelly, MES LLB

think that moving towards higher density developments will be the best thing that ever happened to the green building movement in Ontario. The province’s Places to Grow and Greenbelt legislation are slowly setting the stage for developers to make a fundamental choice: do want to I offer a big front yard in Bradford West Gwillimbury, or district heating and cooling in Markham? Municipalities, stretched for years by the cost and inefficiency of servicing urban sprawl, are slowly but surely catching on and demanding better built communities. The GTA is the fourth most congested urban area in North America, behind Los Angeles, San Francisco and Chicago, and just ahead of the urban planning nightmare Houston, Texas. As new greenfield homebuyers in the Greater Toronto Area realize their commute will exceed the current seven hour weekly average, the intensification movement is bound to soar. In the second half of this article, I’ll reveal why I think higher density will help sell greener units and why green builders need to join environmentalists by becoming advocates for much smarter development, or outright greenfield protection. But first, the two major myths about higher density need to be de-bunked.

Myth #1 – People Hate High Density Quick, where did you go on your honeymoon?

SBM Summer 2010

Making higher density attractive to homebuyers is a question of good planning, design and now I would add, green building. Ask your favourite developer or his lawyer where he went for his honeymoon. If it wasn’t an island somewhere, he will likely tell you it was London, Rome or Paris. You can be sure it wasn’t Richmond Hill. Dissuading the public from the natural tendency to buy land over location is a challenge we all face this decade. The traditional development industry has done a good job of convincing the public that a 650 square foot backyard is worth the commute. Let’s look a little deeper, because residents of the GTA are embracing higher density living already. The “condo craze” is proceeding unabated. There were 33,615 new homes and condos sold in the GTA last year, up 24 per cent over 2008. Forty-six per cent, or 15,425 of those units, were highrise condo apartment suites with some lofts or stacked units included. So, if people hate density so much, why are they buying into it at record numbers and spending their honeymoons surrounded by it?

Myth #2 – You Can’t Achieve High Density Without Highrise Development Skill testing question: which city has higher density, Manhattan or Paris, France? The answer generally surprises people: it’s about the same when you compare the island of Manhattan to the 20 municipal arrondissements (the parts you wander) of

Paris - 27,400 people per square kilometre (ppl/sq km) in Manhattan vs. 25,360 ppl/ sq km in Paris. That’s a difference the general public can’t detect. Manhattan: 59.4 sq km Population: 1.6 million Density: 27,400 ppl/sq km Paris: 86.9 sq km Population: 2.2 million citizens Density: 25,360 ppl/sq km What makes this comparison so startling is the fact that Paris has achieved its density without any real highrise development. One thing distinguishing Paris from other international cities is its skyline. Except for the Eiffel Tower and one 59-storey office building, there are few buildings taller than 12 storeys (or 37 metres). This walkable, livable scale came out of the first Paris Building Code, drafted in the 1850’s. The so-called “alignement” law still regulates the building facades of new constructions according to a pre-defined street width. Building height is limited according to the width of the street it will occupy. Taller buildings are generally not approved. To combat highrise phobia that calls to mind images of American inner city decay, why aren’t we at least debating similar medium scale planning principles? It is simply wrong to say that the GTA does not have enough land for a healthy mix of new development, including new greenfield/sprawl. Most importantly, higher densities do not have to mean highrise development.

The Markham Foodbelt â&#x20AC;&#x153;Densityâ&#x20AC;? Controversy Markham Councillors Erin Shapero and Valerie Burke proposed the Markham Foodbelt to protect 20 square kilometres (4,940 acres) of prime Markham farmland, and 14 square kilometres (3,500 acres) of greenspace around the tributaries of the Rouge River. Opponents used the myths of urban decay and higher density living to raise fears of a highrise take-over of Markham, including advertising warning against an â&#x20AC;&#x153;apartment beltâ&#x20AC;?. The Markham Foodbelt proposal was narrowly defeated, allowing an additional 2,470 acres of land to be developed. Despite the Foodbelt defeat, Markham is moving towards higher density living. About 54 per cent of new residential units built in the next 20 years will be apartments or condos, according to town planning director Valerie Shuttleworth. Had the Foodbelt been approved, that figure would have

risen to 73 per cent, a increase of only 19 per cent. Built correctly (i.e. without skyscrapers), this is not a change the public would notice. Markham covers 211 square kilometres, its population is approximately 300,000, and its density is 1,418 ppl/sq km. In other words, Paris is less than half the size of Markham and has over 18 times more density! By comparison, the City of Toronto covers 641 sq km at a density of 3,972 ppl/sq km. Markham is one-third the size of Toronto, with a little more than 10 per cent of Torontoâ&#x20AC;&#x2122;s population. In fact, Markham is built at such a low density, it has a very long way to go before it becomes a complete community. Disturbingly, Vaughan is also on course to urbanize even more of its rural land, even though it is a far less dense (870 ppl/sq km) municipality than Markham. One of the leaders of the anti-Foodbelt faction, Councillor Gordon Langdon, was quoted in the Toronto Star saying, â&#x20AC;&#x153;My children donâ&#x20AC;&#x2122;t want to buy a condo, they want to buy a house with a piece of grassâ&#x20AC;?. Property value assessments donâ&#x20AC;&#x2122;t bear this out. The density of the Beach neighbourhood in Toronto is 6,111 ppl/sq km, and there are no highrises in the Beach. The Annex (8,500 ppl/sq km) and other desirable Toronto neighbourhoods (e.g. For-

est Hill, Rosedale, etc.) all have similar profiles. While these neighbourhoods can offer grass, they achieve high-densities without highrise development, and perhaps more importantly to their residents, they offer access to shops, restaurants, transit and services, and to vibrant community experiences. So what was all the fuss about? It certainly shouldnâ&#x20AC;&#x2122;t have been about higher densities in Markham. Had the new, higher density been planned to a higher, smarter density, and been built to the very highest environmental standards, Markham could have realized a huge benefit in terms of infrastructure efficiency, transit densities, and preservation of prime farmland. New urban intensification projects generally sell themselves on access to shops, restaurants, transit and services, whether they are highrise condos or infill townhouse projects. The trick for green builders is to recognize the added advantages of building in existing urban areas or at higher densities in greenfield projects, and selling consumers on the environmental features, and the walkable, livable communities. Density does not have to be a community killer; just ask any honeymooner. David Donnelly, MES LLB is the Principal of Donnelly Law and Counsel to Environmental Defence

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SBM Summer 2010

Stephen Dupuis

Green Building is a Great Cause for Celebration

By Stephen Dupuis

he best thing about builders having freedom of choice on green initiatives is that when they commit to sustainable development and green building, they actively celebrate it. A perfect example of what I am talking about was the June 22

Geranium Homes groundbreaking event for the first Energy Star neighbourhood in Stouffville. If Geranium had been forced to build to Energy Star or any other standard, thereâ&#x20AC;&#x2122;s no way they would have put up a tent, put out such a great spread of food and refreshments and attracted such a large crowd with so many VIPs, including MPP Frank Klees.

See page 10

Ppictured left to right: Boaz Feiner, Vice-President Housing Division, Geranium Corporation; Barry Feiner, Principal, Geranium Corporation; Bill Fisch, Chairman Regional Municipality of York; Wayne Emmerson, Mayor Town of Whitchurch-Stouffville; Earl Rumm, Principal, Geranium Corporation; Susanne Hilton, Councillor Ward 4; Corey McBurney, President, EnerQuality Corporation; Stephen Dupuis, President and CEO, BILD.

SBM Summer 2010

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Continued from page 8

For one thing, they wouldn’t need to, because they would be no different than any other builder. Having voluntarily opted in to the Energy Star program, Geranium had great cause for celebration, and that’s exactly what they did on June 22. With family, friends and many dignitaries looking on, Boaz Feiner, vice president of housing for Geranium, announced that the firm was not only adopting Energy Star for the balance of its Cardinal Point development in Stouffville, but for all of its future communities. That’s big! Feiner, who serves on the BILD board of directors, represents the next generation of builders. He’s young, he’s focused, and he’s wide open to progressive new ideas. Many builders have preceded Geranium in terms of adopting Energy Star, but Geranium has raised the bar in Stouffville, which means many more will follow, and that’s the beauty of a voluntary system. Having been to my fair share of groundbreakings and ribbon cuttings, l have heard lots of politicians utter lots of niceties, but

WHAT ’S NEW

this event was not one of them. York Region chair Bill Fisch was so sincere in his congratulations and so proud that it was happening in his region. Stouffville Mayor Wayne Emmerson was equally effusive in his praise of Geranium while Ward Councillor Susanne Hilton was no less glowing. I had an opportunity to speak and chose

Stephen Dupuis President and CEO Building Industry & Land Development Association

Variable Refrigerant Flow

Grander View EnerModal’s new head quarters in Kitchener Ontario, is the most energy-efficient office in Canada, and at the heart of the design is a heating/cooling system known as a variable refrigerant flow (VRF) multi-split system. Although this system is not new—it is frequently used in Japan—it is a relatively unusual system in Canada, as suppliers only recently developed heat pumps that can operate reliably throughout our winters. The VRF system is proving itself effective, and over nine months of monitoring data, the building is using 70 kWh/m2 (the Canadian average is 375 kWh/m2). VRF systems have multiple indoor fancoil units connected to an outdoor heat pump. At A Grander View there are three rooftop heat pumps, each connected to 20 fancoil units. The system requires no water piping and only minimal ducting. Refrigerant piping connects the fancoil units together in series and is used to transfer heat and cooling to the office spaces. The system is called variable flow since a varying amount of refrigerant is circulated, depending on

10 SBM Summer 2010

Corey Peabody, OEE Lead Account Manager, Natural Resources Canada with Boaz Feiner

not to get into the mandatory versus voluntary politics (getting smarter in my old age), but I did make that point that a great community by a great builder just got greater by getting greener. I pre-empted EnerQuality president Corey McBurney a bit (sorry Corey) as I spoke of how BILD is a great fan of Energy Star for its market-driven approach. I also highlighted our effective training partnership with EnerQuality Corp. and underscored that Energy Star homes reduce energy consumption, and, more importantly, greenhouse gas emissions, by 30 per cent. When you calculate the math of 30 per cent times the thousands of annual homes being built to Energy Star standards, it makes for a very large and positive contribution to our overall environment. Sustainable development and green building is a cause for celebration anywhere, anytime, and BILD congratulates Geranium on joining the movement.

A Grander View

how many fancoil units are calling for heating or cooling. An important element of the design of the system is the separation of ventilation from heating/cooling as these loads vary independently. Separate systems allow good indoor air quality even at times of part-load heating/cooling when the system is turned down to minimum airflow. Typical heating/cooling systems have significant energy losses in the duct system. These are eliminated in a VRF system as there are no ducts for heating/ cooling. Additionally, most HVAC systems operate at 40-80% capacity during operating hours, resulting in frequent cycling of equipment. The condensers in a

VRF system operate at variable speeds, enabling high part-load efficiency and better dehumidification. The heat pumps at A Grander View have a COP (ratio of heat out to electricity in) of 3.6 at full heating load. And by operating at varying speeds, the COP improves even more and is much higher than conventional air-source heat pumps. Because each building zone has an evaporator with customized setpoint control, VRF systems can provide very precise delivered temperatures, within 0.6°C. Thus, VRF systems work best in buildings that require individualized control of temperature and ventilation, such as office buildings and multi-unit residential buildings. In typical HVAC systems, a

chiller is installed with a crane. VRF systems are lightweight and do not require large installation equipment. The systems are compact and fit in an elevator. The installation can also be staged, floor-by-floor, to accommodate tenanted spaces where only part o f a building is occupied. A VRF system is a great option for a retrofit of a historic building as smaller ductwork (only needed for the ventilation system) is added and the basic structure of the building can remain unaltered. Since the heat pumps operate using electricity, no natural gas service is necessary. Although the incremental cost of a VRF system over a rooftop VAV system is highly variable, most sources cite 5% to 20% increased construction costs. At A Grander View the cost of the total mechanical system was $40/ft2, only slightly more than a conventional mechanical system. The VRF equipment was more expensive than a rooftop system, but considerable savings were realized by reducing or eliminating ductwork, VAV controls, and natural gas piping in the building.

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SBM Summer 2010

LEED Rating Can Bring Benefits to Major Renovations

From left to right: John Godden (Clearsphere), Daniel Prevost (Energy Saving Products), Erwin Schack (Tempmizer Canada) and Bernard Cecci ( General Air Systems)

often introduce myself to people as a “recovering” builder or renovator. While it’s mostly a good way to break the ice, the fact is I’ve been renovating and building homes for more than 25 years. I have certified four homes as R2000 that were renovations, and another four renos exceeded EnerGuide 80. Currently, I am working with EnerQuality to adapt its GreenHouse standard for use in renovations, but until that is complete, EnerGuide can be used to measure the home’s energy savings, or LEED Canada for Homes, which rates homes in terms of sustainability. With the introduction of the LEED Canada for Homes program, we have been provided with a generic format for the design, integration and rating the performance of new homes. LEED can also be applied to complete renovations. However, for a renovation to be eligible for the program, the home has to be at least 90 per cent gutted. Hybrid Green is one of the first infill builder renovators to attempt a LEED Gold certification on a renovated project.

12 SBM Summer 2010

John Godden

Brian Pharoah of Hybrid Green Homes is a Toronto area builder specializing in ecofriendly renovations and new homes. He and partner Pino Scarfo take a different approach with each project. Their intent is to “live green and build green”, illustrated by their project at 96 Glengary Ave. in Toronto. They maintained the existing building footprint by preserving the foundation. This has two impacts: first it reduces the amount of waste going to landfill. In the U.S., the equivalent of 1,900 houses a day end up in landfill from demolition. Second, the production of cement is responsible for eight

to 10 per cent of greenhouse gas emissions and is the single largest industrial GHG source. The homes feature super insulated walls, healthy and efficient HVAC systems, and environmentally friendly finishes. Brian and Pino are actively positioning Hybrid Green to be a leader in green home building in the GTA. This is one of two projects they will have LEED certified. The name Hybrid Green refers to the fact green homes need more than one energy source. Natural gas may still be used for space heating, but photovoltaic panels are used to generate electricity and solar thermal panels are used to heat domestic hot water. Grey water recycling allows for the reduction of 30 per cent of water use because captured shower water is used to flush toilets. When looking to rate a LEED Gold home, the design and commissioning of the HVAC system can yield up to a maximum of 10 points. In this case, the builder found high velocity air distribution systems to be ideal. They allow for uniform air distribution with minimized leakages.

96 Glengary Ave. HVAC Credits The supply branches are insulated, so from LEED points (LEED Canada for Homes Rating System, March 2009) a comfort standpoint, almost all the heatCredit 4.2- Enhanced Outdoor Air Ventilation - 2 points (ERV) ing/cooling in the air stream ends where it Credit 4.3- Third Party Performance Testing – 1 point (Balance ERV) was intended. Credit 5.2- Enhanced Local Exhaust – 1 point (automatic ERV timer) In the past, high amp blowers have lead Credit 5.3 – Third Party Performance Testing – 1 point (measure exhaust air flow rate in bathroom) to high electrical bills. Now, running a conCredit 6.2 – Return Air Flow – 1 point (2.5 Pa maximum pressure difference between rooms) tinuous fan for ventilation air distribution, Credit 6.3- Third Party Performance Testing – 2 points (total supply air flow rates in each room meaair filtration, and air mixing with an EPC sured at +/- 20 % of design) (electronic performance controlled) moCredit 7.3 – Best Filters – 2 points (provide air filtration MERV 13 or better) tor only uses 55 watts, which saves 80 per cent over the electricAll bathrooms have point exhausts and ity used by a standard push button timers. The VanEE ERV alThis home meets motor. The home has lows for optimum ventilation in the winter a combo heating system the and summer. In winter the “platinum conusing a 95 per cent effiGreen trol” monitors indoor and outdoor tempercient Veismann boiler. It ature and automatically balances humidiis 50 heats water for use in a ty to meet the desired levels – sometimes Tempmizer high velocBuilders! without the use of a humidifier depending ity fan coil, for the raChallenge on occupant lifestyle. In summer, the ERV diant floor in the base96 Glengary Avenue, Toronto, Ontario Rated by: Clearsphere Consulting keeps humidity outside so the air conditionment, and for an indiRating Conducted: June 16, 2010 er does not have to work so hard. The inrect storage tank for hot Built by: Hybrid Green stallation of three kilowatts of photovoltawater. A two-panel so- Conditioned floor area: 3208 square feet ic panels for onsite power generation, along Estimated annual energy usage: 43 lar hot water pre-heat Natural Gas Consumption 1, 689 m with the upgraded insulation and HVAC 8.175 Tonnes system provides 60 per Green House Gas Emissions Estimated average systems, yielded a HERS score of 43. cent of the annual hot monthly energy bill: $64.04 The integration and execution of a well110 100 90 80 70 60 50 40 30 20 10 0 water heating load and a designed HVAC system can receive up to Hart drain water heat recov- Lenard Executive Director, Sustainable Housing Foundation 10 LEED points; the table above summaery unit reclaims heat rizes the points received on this project and from shower water. The HVAC installer was General Air how the HVAC credits were maximized usIn the process of measuring air flows for LEED, the commissioning process en- Systems Inc. Normally, the heating design ing a hi-velocity system. Utilizing an intesures the heating design matches, as close- would be completed without any input grated design process, LEED can be an efly as possible, the actual performance of the from the installer, but in this case, every- fective way of designing, planning and then one was at the table from the start. As well rating an extensive retrofit to an existing duct delivery system. One process normally overlooked on as supplying and installing the high velocity home. the air delivery side is that furnaces and fan duct system, General Air installed the radiant floor system in the basement. John Godden is the President of Clecoils are left on their factory default settings. An exhaust-ducted ERV provides the arsphere and on the board of Cresnet and the These settings frequently do no match the required air flows. This can be problemat- ventilation for the Hybrid Green house. Sustainable Housing Foundation. ic for air conditioning: If you have too little air flow then the coil freezes, whereas if you have too much air flow then effective dehumidification does not occur. The air flows were measured at the fan coil to ensure proper set-up. During the final LEED inspection, power consumption was measured to assess the proper fan settings for the HE-100 fan coil. From the beginning, the integrated design process was employed for the design of the HVAC system. A representative from the manufacturer, the heating designer, the builder, the HVAC installer and the LEED resource person met to integrate the sysGeneral Air Systems Inc. tem. Air Conditioning - Heating • Design & Installations The original heating layout for this Commercial & Industrial three-storey design had two zones with two fan coils. Before construction, the builder, heating designer, plumber and HVAC conTel: 416-740-2188 tractor met to begin an integrated approach 65 Woodstream Blvd. Unit 17 to the design. The design heat loss was re(Toronto Line) Woodbridge, ON L4L 7X6 duced by 50 per cent so using a single high Fax: 905-851-5384 bernard@generalairsystems.com velocity fan coil was therefore possible. This rating is available for homes built by leading edge builders who have chosen to advance beyond current energy efficiency programs and have taken the next step on the path to full sustainability. Your Home is

IECC 2004

OBC 06 75

Builders Challenge 50

Net Zero Energy

This house is rated using the Home Energy Rating System (HERS), property of RESNET of Oceanside, CA. The Green is 50 Builders’ Challenge is a Pilot Program sponsored by CRESNET and delivered by Clearsphere.

SBM Summer 2010

LEED Renovation Project - Toronto, ON

Energy Savings are “In The Air” by Daniel Prevost

“Think green.”

e have all heard this phrase, used countless times by people from all walks of life. Whether you are an architect designing sustainable buildings or a home owner wanting to reduce your carbon footprint, we all share the responsibility of protecting our fragile environment and limited resources. Thanks to the introduction of programs such as LEED Canada and Ener-

gy Star we have been given guidelines from which we are better able to evaluate the sustainability of our buildings. This leads to a refinement in all aspects of building, from the initial design phase to the final commissioning stage. Both of these are key aspects of a LEED Home HVAC system. With 27 years of experience in manufacturing SDHV (Small Duct High Velocity) systems and with over 30,000 units in the GTA, Energy Saving Products Ltd. in partnership with Temp-Mizer Canada Ltd. have a wealth of experience in HVAC design and application. The introduction of the Variable

Frequency Drive EPC Motor to the Hi-Velocity System in 2006 ushered in a new era in the SDHV industry. We are now proud to be working with Hybrid Green, one of the first building renovators to embrace the LEED certification program, on a current home renovation in Toronto. General Air Systems and Bernard Ceci have brought over 30 years of HVAC experience to the sustainable building and custom home market. Bernard has found the LEED certification demands that a higher quality of service be delivered to the builder, both in the design as well as the installation of the system. See page 16

14 SBM Summer 2010

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Continued from page 14

LEED Renovation Project â&#x20AC;&#x201C; Toronto, ON

Motor Power Draw Comparison - Standard PSC vs. EPC

When it comes to LEED standards, one significant aspect Power consumption can be even further reduced with of any build or renovation is the design and commissionthe use of our Pulse Width Modulation (PWM) Coning of the HVAC system, where builders are able to yield troller. up to 10 LEED points. Three of these points can be gained The PWM controller is a multiple zone fan control by proper application, installation and testing of the main which modulates the fan speed in order to supply preair handling system. Two points are achieved by ensuring cise design airflow to all operating zones. This ensures that duct work has a leakage rate of less than 20 percent, that only the required amount of airflow needed is supwhich is accomplished by sealing supply air ductwork. All plied, reducing excess power usage while maximizing of the flexible supply ductwork on SDHV style systems comfort. The PWM Controller is also ideal in the comhas been designed to provide an air-tight seal which makes missioning stage of construction as the design airflow these LEED points easily obtainable, which might otherfor cooling/heating/air circulation can be set on site for wise be a challenge with other larger duct systems. each individual application. When it comes to using an SDHV system in a LEED This renovation will receive LEED Gold Certificaapplication, the Hi-Velocity System goes even further. In tion. However, the most important point of the perforpartnership with Ultra-Sun Technologies, Energy Saving mance testing is to ensure that the customer enjoys a Products Ltd. has recently released the Hi-Velocity Air Pucomfortable living environment, while reducing energy rification System, a multi-technology Air Purification sysconsumption. Think green. Visit our website at www. tem that is unmatched in the industry. The HE PS is packhi-velocity.com. aged with an electrostatic MERV-11 air filter, which contributes one LEED point, or an optional MERV-14 upDaniel Prevost is part of the Research grade, which qualifies for two LEED points. Along with & Development team at Energy Saving Products Ltd. particulate filtration, the system also features two germicidal UVC lights which deactivate micro-organisms and viruses and kill germs on contact. And finally, photo-catalytic oxidation is utilized to Motor Power Draw Comparison remove harmful VOCâ&#x20AC;&#x2122;s, gases and odors out of the air. - Standard PSC vs. EPC As building practices continue to improve, the need 350 for mechanically ventilated and filtered air continues to increase. Because of this, the 300 energy efficiency of air distribution systems will conCooling (PSC) 250 tinue to be under scrutiny. The inherent advantage of a Cooling (EPC) variable frequency drive mo200 tor, which is standard in the Heating (PSC) Watts Hi-Velocity System, is to reduce power consumption to 150 Heating (EPC) match fan loads. Because of this, our motor shows power Constant Fan (PSC) 100 usage of only 55 watts on cirConstant Fan (EPC) culation fan, which equates to an electrical savings of up 50 to 80% when compared to standard PSC style HVAC 0 motors.

16 SBM Summer 2010

Factum Non Verbum or Deeds, Not Words

is the Motto of DelRidge Construction

by Dave de Sylva s we continue to hear about the need and efforts to reach the goal of sustainable living, the true definition of sustainability seems to become more dis-

tant. One only has to scan the similar skyline of glass and concrete we call condominium living to conclude that most builders have settled for tweaking the same old inefficient practices, when the real need is for bold change. The art of sustainability is an education in

SBM Summer 2010

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changing our habits and behavior to create a product that will survive on the energy available to us on a daily basis (renewable energy), rather than the cumulative legacy of all the energy stored for hundreds of thousands of years (fossil fuels). Are we practicing sustainable living by purchasing a new fridge, a hybrid car and some carbon credits? Not likely! We can’t buy our way to sustainability, and even if we could, how would we know when have we reached the goal? What tools can we use to assess our sustainability? For these answers, the only method lies in the science of measurement and verification. In housing, what have we learned about the process of substantive measurement and its role in determining if real change occurs? In a recent survey of the top 15 utility companies responsible for supplying energy in and around the GTA, many have programs that involve smart metering, green-grid solutions, or solutions involving lighting re-

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placements; none had any program that studies energy consumption as a function of housing type (low, medium or high residential, office, commercial or industrial). How can they know if their programs are working if they don’t actually measure them? The same is true for green builders. If they can measure the savings of fuel in a new hybrid vehicle, the reduction in carbon footprint of a 10KW array, the reduction in energy that a new fridge can yield, then surely this industry should be able to advertise to its purchasers the quantifiable savings of buying green. The benefits and precision of the science of measurement are simple to understand. Let’s make them the tools by which this solution is crafted. Our company, DelRidge is committed to building only “net-zero” projects, starting with the GreenLife building we just started in Milton. It’s a serious commitment, but one that we are determined to meet, and to verify. The next two projects after GreenLife are two to four storey office buildings, one in Markham and one in Milton. And next year we will be launching GreenLife –West-Side in Milton, consisting of two symmetric 125 unit condos facing the Niagara Escarpment. The key to building “net-zero” starts in reducing energy demand through building system. Our preferred path for the entire building is ICFe, which is regular insulated concrete formwork enhanced with polystyrene on the inside face to increase energy savings. Next, we average out at R80 insulation across large flat roofs. We use solar parking lot lights with a “zero” operation draw, and high efficiency LED and CFL, and have added motion sensors on all lights and secondary and primary systems in the garage. Recent data suggests that we are operating at about 55 kWh/m2/yr when the average, which continues to rise, is around 325375 kWh/m2/yr. In GreenLife the projected total demand is about 1.2 GWh/yr. The roof will hold a 260 kW array producing about 295,000 kKh of renewable energy and generate income for the condo of about $200,000 per annum.

We have a remote wind farm near Georgian Bay that will have a 500KW turbine (one of three), producing about 1.5 GWh/yr with allocation to the condo, substantially more than the required additional 900,000 kWh/yr and providing an additional income stream of about $120,000. Other features include enclosing all garage access ramps to avoid ramp heating (saving an average of 63,000 kWh/yr) and “zero turf ” landscaping that requires no exterior irrigation. This saves on watering and maintenance, including emissions from synthetic fertilizers. We have energy efficient appliances, and dedicated bicycle, smart car, and scooter parking. Our new projects will be employing new “CPV”, or concentrated photo voltaics, where the sunlight is focused to such intensity that the PV efficiency moves from 14 per cent to as much as 68 per cent. The byproduct, of course, is an enormous thermal surge behind the CPV collectors and capturing that thermal heat to feed pre-heat tanks is an additional benefit. This product is new to Canada, but we are anxious to try it in Markham. We believe in bold innovation that rethinks how energy is used and the way buildings are constructed. We also believe in measuring and verifying all our buildings’ performance. We are currently data logging our Appleby Woods building and the Tony Wong Centre in Markham. We monitor by metering all energy consumed. This means 101 meters in Burlington, 120 in Markham and several sub-meters. This allows for some real sensitivity in our analysis, for example we meter our geothermal rooms, and our latest data shows the impact of converting to multistage pumps with frequency drives and temperature differential monitors compared to Burlington where we only have six direct drive continual systems. In four months we will be adding 50 Station St. as a third building to record performance data. This data enables us to learn how to improve new construction and how to make our existing builders perform at or better than design expectations; and it enables us to be specific in our performance claims and to back these up with real numbers. “Factum non Verbum” is our motto.

SBM Summer 2010

Feature On Energy Efficiency Rebates

GreenSaver – Delivering Energy Efficiency Rebates to Multi-Res By Constantine (Taki) Eliadis

hat started in the ’80s in Ontario as a feel–good marketing campaign, largely to prop up government popularity, and then became a tactical plan to counter spiking electricity demand, has now taken hold as an essential policy lever to shape the energy consuming behaviour of consumers and businesses. Conservation programs are one component in a chain of events which ultimately results in the broad-scale adoption of a better purchasing decisions and behavioral practices. Whether it is a light bulb that uses less electricity to provide the same light level in a hallway, or a smart pumping system that shuts off when there is no demand, or a smart appliance that knows when it should start based on the price of electricity, conservation is really about becoming smarter consumers of electricity. And considering that the environment, where we derive necessities like clean air and potable water, suffers incrementally for every kWh of electricity wastefully consumed and unnecessarily produced, it can certainly be argued that an economic investment in a more energy-conscious lifestyle is an investment in our future. Information and incentive programs essentially purchase Kilowatts (power) or Kilowatt-hours (energy) of reduction by offering the consumer a rebate for adopting these smarter technologies and behaviours. Not only do we benefit from lower electricity bills, we are paid to do it. The concept is simple. Provide a financial incentive to accelerate adoption of a specific new technology that reduces energy consumption and if

20 SBM Summer 2010

enough people do it, we displace, or at least defer the need (and cost) for a new generating plant. The trick for program designers is to ensure that the cost of the kilowatt kW saved is less than the cost if you had to generate that extra kW. Hopefully over time, these new technologies gain momentum in the marketplace, rendering obsolete the technology it replaced. The most obvious example is the compact fluorescent light bulb, which now seems to dominate the store shelves. It won’t be long before we forget what a 100 watt incandescent bulb looks like. With the potential to lower energy bills and rebates incentives, it would seem that

changing our over-consuming ways should be as easy as changing a light bulb. But for those of us whose role it is to help convince people to change, it couldn’t be further from the truth. The Toronto Urban Environment Center, operating as “GreenSaver”, is one such company. Committed to the cause of changing the hearts and minds of Ontarians, GreenSaver is a not-for-profit organization that has been making big changes. For 25 years GreenSaver has led the charge for more energy-efficient homes, promoting energy efficiency, educating consumers and rolling their own trucks to help households stop leaking energy. With strong ties to communities, GreenSaver has evolved into one of Ontario’s leading providers of energy efficiency programs and related services. It is licensed by Natural Resources Canada (NRCan) to provide home energy assessments under the federal government’s ecoENERGY program (we have conducted more than 45,000 audits to date). GreenSaver also has a strong reputation in delivering programs for senior citizens and families in financial need; it has worked with Enbridge and Union Gas to deliver energy efficiency services to help alleviate energy costs for fixed and low income families. Recently, GreenSaver was selected by the Ontario Power Authority as one of a select few to act as program manager for province-wide electricity conservation programs. MEER, which stands for Multi-Family Energy Efficiency Rebates, is a program for building owners and operators of multiresidential buildings. With $30 million inrebates, it is managed “turn-key” by Green-

Saver across Ontario (except for within the City of Toronto). The program offers significant rebates for upgrades that result in electricity savings. This includes improvements to lighting, heating systems, cooling systems (HVAC) motors, hot water systems, ground source cooling, and even elevators. GreenSaver simplifies the process for the client and finds ways to maximize the rebate. Trained technical staff are available to discuss with clients (at no charge) the overall project under consideration, the application process, documentation requirements, and even to provide assistance in completing the application form. GreneSaver manages the application process for the client and delivers a cheque on behalf of the Ontario Power Authority. GreenSaver works with key partners in promoting the program including Halsall Associates Ltd., a leading Canadian engineering consulting firm, Social Housing Services Corp., and most of the larger Ontario electricity utilities. For many building operators, energy efficiency is not part of everyday operations and it can be a challenge to know where to start. Here’s another area where the MEER program offers more. GreenSaver recommends an energy audit, a systematic review of the building systems, conducted by a professional engineer. A comprehensive report presented to the owner identifies the major (and most cost-effective) energy savings opportunities. If the audit results in the implementation of any of the energy saving upgrades, the program will contribute $35 per residential suite towards the cost of the audit. This can add up to more than 100 per cent of the cost of the audit on larger buildings. The MEER program does not forget about those who live in the buildings. In many rental apartment buildings, the resident pays a flat fee for utilities embedded in the monthly rent. It is estimated that there are over 900,000 unmetered residential units in Ontario. However, the energy-consuming behaviour of residents and the efficiency of their electricity-consuming devices has a significant impact on the overall utility costs of the building. The MEER program has something to offer in two ways. Rebates are available for in-suite appliances replaced with new Energy Star versions, along with lighting and ceiling fans. Then there is an additional rebate for educational materials and energy-saving tips, which are delivered directly to residents. Depending on the size of the rebate, GreenSaver offers to send program specialists, at no cost, to conduct an education seminar on-site for residents. Building momentum and awareness for energy conservation can be infectious. One specific piece of equipment worth pointing out is the commercial chilled water system, or chiller, which provides central cooling for air conditioning. Chang-

ing regulations regarding refrigerant use will come into effect in Canada in 2011, which for many will mean the replacement of noncompliant equipment. If your chiller is on that list, you should think about planning its replacement this year and cashing in on a sizable rebate from the MEER program ($800/kW) available through the end of 2010. One final MEER program benefit that should capture the attention of the multires community is the retroactive application window which applies to anything completed since January 1, 2008. That’s unprecedented! If you started and will complete (or even if it is already completed) an electricity-

saving project any time since January 2008, you can submit an application and qualify for all the eligible rebates. GreenSaver has received more than 200 applications since the beginning of 2010, so it seems a lot of building owners are starting to get the message and are getting their share of $30 million in rebates. Constantine (Taki) Eliadis is the Director of Program Management Services with GreenSaver. In his previous career, with the Ontario Power Authority, he led the design and implementation of major provincial electricity conservation programs currently operating in Ontario.

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John D’Angelo

True Innovators Have No Peers

By Lenard Hart

speak to a large number of folks from the building industry, and more often than you might think, I run across a builder who is way ahead of the rest, on an intellectual breakaway, if you will. The question always is: “Does he have the puck?” These are the guys aiming to do big things, who have their own way of doing them and nobody is going to convince them otherwise. Like artists, scientists, or inventors, they can be completely brilliant or a bit delusional. When I first met former teacher turned builder, John D’Angelo, I could tell he was way ahead of the pack, but frankly, I wasn’t sure if he had the puck. I shared a podium with him on a Ministry of Housing sponsored tour of the province aimed at inspiring greener affordable housing. John’s talk was sponsored by

22 SBM Summer 2010

CMHC, which bolstered his credibility, but when he spoke about his plan to build a LEED Platinum affordable housing building in Brampton at no extra cost, I had my doubts. Being a bit of an iconoclast myself, we hit it off as I got to know his plan over a few beers in Thunder Bay one afternoon. Here is what he told me. He planned on specifying the building to bare minimum code levels, awarding the contracts, then creating sponsorship /partnership opportunities for his trades and suppliers to donate upgrades and added services to bring the building up to LEED Platinum level. At Martinway Construction, John and his partners had completed several affordable housing projects for seniors and the physically and mentally challenged, and in those buildings, he developed strong bonds with his trades and suppliers. He offered them fair pricing and project-overproject loyalty, if they would dig deep to make these buildings and the lives of those

who live in them a little better. How brilliant is that? Why do so many in the construction trades fail to empathize with those who will actually live in the buildings they create? Likely they are too busy worrying about being undercut by their competitors. In many ways, John is a typical builder, yet his brilliance shows in his audacity to ask for a bit more, not to increase his bottom line, but so he could provide those in most need with a better place to live. John has developed partnerships and the trust of enough trades and suppliers to get their buy-in to the project and his methodology. This is why I think the finished project, Chapelview, is one the most impressive achievements I have come across in the industry. Just a half block east of Brampton City Hall is Chapelview Residences, which according to Enermodal (the project’s LEED consultants), will be the first LEED NC

Concrete panels look like real brick

Platinum building in North America, and certainly the first to focus on affordable housing for low income and disabled residents. The project came in on time and on budget; it was being rented as of the end of July. So far, every person who has come to see the project has rented a unit. The rents are subsidized, but still that is a 100 per cent conversion rate! The building is simple but attractive in design, without some of the usual ornate trappings of condo buildings. It has a green roof, hard surface flooring, and individual fan coil HRV units interconnected to range and bathroom fans to go into booster mode when these are turned on. The finishes are very good, with added amenities like dense fire rate wheat interior doors, air-sealed steel entrance doors, slow-close cabinet drawers, safety stove elements, noVOC paints, formaldehyde-free MDF and cabinets, real vinyl flooring and accessibility features like visual smoke alarms and extensive grab bars in the bathrooms. The exterior is panelized concrete, but it looks like a brick façade, complete with different coloured red bricks. Steel beams used in construction were recycled beams taken from other tear-down projects. The windows are low E with 1.5 inch insulat-

Both resident and public parking have sensors for lights and ventilation

ed spacers. The HRVs have ECM motors that make them almost silent in standard operation mode. The garage goes down six storeys, with resident, public and municipal staff parking in the same buildings. The doors locks are electronic pass key with grab handles. In fact, the building is 90 per cent accessible, a handful of fully accessible suites. The building has a tri-sorter waste/recycling/compost chute connected to all floors. The bathrooms have 3-litre toilets and 1.1 gpm shower heads. The list of upgrades is extensive and in the end, the building will meet the Platinum certification requirements. It’s always a pleasure to see an innova-

tor step outside the box and find a new way to do things better, greener and more affordably. You won’t see John D’Angelo winning any green builder awards; he simply does not work on that level. His eyes are focused on a different prize: Helping those who need it the most. But I would rank this project second to none in Canada. So, congratulations to John, to Martinway, and to the trades and suppliers who raised their game and made the project a success for all those who will have the pleasure of living there. Lenard Hart is the Executive Director of Sustainable Housing Foundation

SBM Summer 2010

COVER STORY

Interview with the big three

They Share Common Values and a Green Building Heritage

By Tracy Hanes

hey have been among the leaders of the green building movement in Ontario, and now, be it fate or coincidence, Victor Fiume, James Bazely and Paul Golini are current or soon-to-be leaders of their national, provincial and local home builders’ associations. All three men were among the first in their areas to take on the Energy Star program, and since then all have met other milestones. We wondered if there might be a correlation between being a leader in the green movement and a leader in general. Lenard Hart and I sat down with this trio of ‘early adopters’ – Canadian Home Builders’ Association president Fiume (Durham Custom Homes), Ontario Home Builders’ Association president Bazely (Gregor Homes) and incoming Building Industry and Land Development (BILD) chairman Golini (Empire Communities) to talk about their roles and how the ‘green’ agenda will fit with their leadership responsibilities.

24 SBM Summer 2010 24 SBM Summer 2010

Q. Do you think your reputation as green leaders help you land your positions as HBA leaders? “The reality is if you talk leadership, or show leadership, there is interest, every one of these associations is looking for leaders in the industry,” said Fiume. “We could as easily be leaders in building widgets rather than green homes, as long as you get on people’s radar because of what you do.” “No, I don’t really think it was a factor in getting me into the position I’m in,” said Bazely. “I’m a green builder, but I think it was more ‘here’s a builder who cares about the industry.’” “I don’t disagree, but I think there is a correlation between green leadership and being at the helm of an HBA,” said Golini, who is currently co-chair of BILD’s green committee. “Sustainability is at the top of the list at the local, regional and provincial level more and more. It may not be a tangible correlation, but I think it plays a part.”

Q. Should governments be mandating green building?

“Even in my role as chair of BILD’s green committee, it’s a balancing act,” Golini observed. “You’re trying to listen to the voices of some of the larger players who are having difficulty with the sustainability movement. There are times when I can’t be as assertive as I’d like to be.” “What I’ve always tried to do is protect the right of builders to serve the marketplace,” said Fiume. “I’ll defend their right not to have to build a certain way until the market is ready to accept it … we shouldn’t be forcing anyone to build to a level beyond the building code. I think things are progressing on a voluntarily basis.”

“Legislation is only really necessary when voluntary market driven initiatives have been shown to be ineffective, I think the current voluntary initiatives are hugely successful, with Energy Star gaining a 21% share of the market,” said Bazely. “I totally agree,” added Golini. “However, governments can play a positive role, like in Europe where governments create the right conditions for green to move forward, by creating the right economic climate, so it makes sense to build green.” “The skepticism I have is that provincial politicians and people within the government seem to have some fundamental misconceptions about the housing industry. I’m not sure the bureaucrats, or their staff, really understand our business,” countered Bazely. “What they don’t get is that we are their partners in creating safe, healthy, and affordable housing,” noted Golini. “Until they do, they are going to find it difficult to be effective in their jobs.” Paul Golini, Victor Fiume and Hames Bazely Fiume describes the green movement as “more of a social issue” that will be driven by consumers. “At “I think there are very few builders in some point, we’ll have reached the tipping Ontario, Canada or North America who point, where buyers will expect their new don’t want to be green,” said Bazely. “But homes to be green; I think we’re going to some are afraid of it and want to stand back reach the tipping point fairly quickly.” and watch and learn before they try it.” “I’d like to see more consistency in how Q. Do you have a preference for a parregions and municipalities are looking at ticular green label? green and sustainability,” said Golini. “We need consistent benchmarking and metrics All three acknowledge that in Ontario at on how to define green. When I’m chair of least, Energy Star has been the most popuBILD, I’ll be bringing together stakehold- lar label and it’s a significant draw for many ers, including the province, to see if we can homebuyers. And, they agreed that LEED take a common approach or at least speak (Leadership in Energy and Environmental the same language.” Design) is very green, but also problematic. Q. As part of your HBA role, are you “At our Wyndance community (in Uxencouraging for builders to go green? bridge), we did a LEED Silver home that took quite a while to sell,” said Golini. “No Fiume and Bazely noted that it’s something one really understands LEED and it comes of a double-edged sword in that they are with a high cost. If you ask me are buyers green advocates but as more builders jump willing to pay for LEED? I’d have to say not on the green bandwagon, their own mar- yet.” keting advantage as green builder diminBazely has built to Energy Star, Greenishes. House, and LEED and concurred that “Ontario builds the some of the most LEED will likely not be widely adopted. energy efficient houses in Canada. I’d like Fiume said the R2000 program is in to raise that bar right across Canada, that’s need of an update, and it is being revamped a mandate I have. I want builders to rec- so that soon it “will again take a place of ognize that green is a great thing and they prominence in the building community. It can make money at it. We need to work at may even be a better energy efficiency proa national level, with common metrics; it’s gram than LEED … I think the market will the key to educating the public and politi- decide which label will be favoured and it’s cians. “ our job to put out the facts.”

Whatever the label, the three agreed with Fiume’s assertion “that builders need to stop chasing points and focus on building better houses that are more energy efficient.” Q. What do you see as the future of green building? “It will be about finding the balance between code (Ontario Building Code) specs versus what the higher end builders, the top 25 per cent, will be doing,” said Golini. “The biggest issue is timing and how long it will take us to get to net zero. We seem to leap forward, then take a few steps back.” “Let’s acknowledge that we all know that building green is the right thing to do,” said Fiume. “There is a finite amount of natural resources and fossil fuels. But, the problem of energy inefficiency has been many years in the making and it’s not going to be solved overnight. There’s no silver bullet. We have successes, we have failures, and we’re moving forward to that net zero goal. But, it’s a long, long way off, and we need to get energy consumption down now.” Bazely notes that “The whole green movement is so immature in our industry; I’m trying this and testing that, but in 20 years, we’ll have completely different problems.” “I see more private/public partnerships in community planning and sustainable development,” ventured Golini. “There’s a huge opportunity, such as for district heating systems.” “It goes back to government involvement and until they start partnering with us to make whole communities more energy efficient, until such time that municipal, provincial and federal governments start looking at us as partners as opposed to cash cows, I forecast huge conflict in the short term until we can achieve common goals.” But Fiume believed progress is happening on the public/private front. “The new Downtown Markham is absolutely amazing, with the builder (Remington) working with government,” he said. “Tridel and Minto have been doing some great stuff too on a voluntary basis with public partners. These are exciting times,” he concluded. In the end, Fiume, Bazely and Golnini have not become HBA leaders because they were green builders, rather its those same qualities that made them leaders in the green building movement, which also made them leaders in their industry: passion, insight, wisdom, caring, and pride in their own work and in their industry. SBM summer 201025 25 SBM Summer 2010

Ribbon cutting ceremony at the Pine View development in Midland

Gregor Fine Homes

The Green Advantage

By John Godden

n Barrie in the late ‘80s, Gregor Homes was one of the first builders to build R-2000 homes. In 2005, they were part of the pilot program for Energy Star for New Homes and since have built to that standard. In March, 2010 they certified their first GreenHouse home and on June 12, Gregor opened a model home targeting LEED Silver, under the LEED Canada for Homes program, in the Pine View development in Midland. Gregor demonstrates that

26 SBM Summer 2010

a successful green home looks like any other home. This can be a blessing and a curse, as many homebuyers want their home to look “normal,” but it is then more difficult to demonstrate the added green features. The challenge is communicating the sustainable features in a clear, simple way. Think of the sales sheets like a restaurant menu. There is the standard menu and the specials. Green features are like the specials. If a waiter never told customers what the specials were, no one would con-

sider buying them. All too often sales agents (waiters) fail to sell the green features (specials) and customers never know they had the option. So what is so special in the Pine View model home? The house scores most of its LEED points in the Energy and Atmosphere, Indoor Air Quality, and Sustainable Sites categories. The energy efficient rating is 83 on the EnerGuide scale and 44 on the HERS scale. Walls have R22 insulation with R5 insulating sheathing, R10 under slab insulation, and R50 attic insulation.

In the basement, an innovative new product, Roxul’s Basement Board, allows for a semi-finished R16 interior wall application without framing. Another unique feature is the solar HRV consisting of a Life Breath HRV with an ECM motor that has its intake connected to a solar air panel. When the sun is shining, 12 per cent of the home’s heating requirement can be supplied by solar. With both LEED and GreenHouse certification, builders can use the HERS scale and get credit for install-

This home meets the

L E E D Fa c t s

Green is 50 Builders’ Challenge

Gregor Homes, es PineView Midland, ON LEED Canada for Homes

Gregor Homes 11 Windermere Cr., Tay, ON Rated by: Clearsphere Consulting Rating Conducted: May 26, 2010

Built by:

Gregor Homes

Conditioned Floor Area: 4022 square feet Estimated Annual Energy Usage Propane Consumption: 3191.37 litres/yr Green House Gas Emissions: 10.2 tonnes/yr Estimated Average Monthly Energy Bill *: $199.46

This rating is available for homes built by leading edge builders who have chosen to advance beyond current energy efficiency programs and have taken the next step on the path to full sustainability.

Your Home is

Cost of Propane for Space and Hot Water Heating. Based on 0.75 cent per litre, 2010

110

100 IECC

John Godden

OBC 09

June 10th, 2010

CRESNET and the Sustainable Housing Foundation

Green is 50 Builder’s Challenge

Silver *

Innovation & Design

4.5

Locati L tion & Link Li kages

Sustainable Sites

Water Efficiency

Energy & Atmosphere

24.5

Materials & Resources

Indoor Environmental Quality

Awareness & Education

*LEED registered, targeting SILVER

ing solar applications and other renewable energy sources, as well as credit for Energy Star appliances and lighting. This house also has a grey water recycling system which saves 30 per cent on water by using shower water to flush toilets, which reduces load on the septic system. Under the LEED assessment, this project gained very few points for its location, since it is further from community resources, transit and higher density areas, but the builder was able to make up for this in the Sustainable Sites category. Gregor has a landscaping division and gained several LEED points and additional upgrade sales via this service. They left most of the site undisturbed, used permeable paving materials, drought-resistant indigenous plants and sod, and an efficient irrigation system. This not only saved on the well water draw, but the property fits in well with the natural surroundings. Without the landscaping measures, this house would have only achieved a LEED Certified level as apposed to

LEED Silver. Water conservation is starting to be become a focal point for municipalities, because the cost to clean and deliver water to households and businesses accounts for approximately 50 to 60 percent of their total energy consumption. The Building Code changes in 2012 have a performance equivalent of EnerGuide 80,

the current Energy Star for New Homes standard. Builders who have built Energy Star already know how to build to this standard and what the associated costs are. It is anticipated that the Energy Star standard will change to an EnerGuide 83 and municipalities will continue to mandate Energy Star after the code changes in 2012.

Gregor’s model home already meets this EnerGuide 83 standard. Gregor has already gone through the learning curve, developed their approach, and determined priorities in phases to meet this new standard. They are futureproofing their business for the changes ahead, while still offering their clients a better option.

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SBM Summer 2010

Leadership Means Making the Pieces Work:

Changing Culture in the Empire

t is human nature At Empire, a major to get comfortable part of my role is to bring with the way things the people together to find are and to view answers as to how we fix change somewhat skepany problems that arise tically. When something and how we make sure new and unknown comes they don’t happen again. along that requires peoI will be the first to adple to rearrange the way mit that I don’t do much they do things, it is ofto directly build a home, By Gary Botelho ten met with anxiety and but my role is to make the of Empire Communities even resistance. Empire process of building homes Communities has asked that are well above Energy many of its trades and Star minimums run more sub-trades to change the way they build quickly and more cost effectively. To do to create a better, greener end product. We this, I have found that the lines of commuunderstand that this is not easy and mis- nication between decision makers and site takes are going to happen. One of the most staff must be two way. People have to really important things during the time of change listen to what is being said whether it’s the is to have people on your team that buy in- CEO, trade partner, or laborer. to the reason behind the change. In this Sometimes we get pushback from trades sense, it’s actually the culture or mindset and subs but, on the whole, our key trades that must change along with the construc- have come on board and are the main reation process. son we have been successful. Companies

28 SBM SBM Summer 2010 Summer 2010

like Cambridge Drywall, Base Electric, and Downsview Heating have done a lot to adapt to the higher energy targets we set. In many instances, I have been the liaison between groups, all with different agendas. Many different functions must be carried out to have a successful green building program. On any given day, I may deal with a wide variety of functions, from collecting information to processing enrollments; from conducting inspections to presenting label packages to homeowners; and from pre-testing homes to training trades, sales, and site staff. I even have been tasked with meeting with potential new sustainable product suppliers. It is an ongoing progression towards meeting the goals set forth to make Empire Communities and the province of Ontario a world leader in sustainable housing. I regularly attend training seminars to stay on top of emerging practices. For example, Empire recently sent me to the annual RESNET conference in North Caro-

lina and to a best practices guide seminar on full-height basement insulation given by Michael Lio, based on a study he did for the Ministry of Municipal Affairs and Housing. Empire Communities is one of the industry leaders when it comes to sustainable residential housing. Now when I go to seminars and training sessions, I find many of the topics discussed are things we already have tested and implemented. This gives me a sense of validation for all the hard work and dedication to the cause of building a better, longer lasting and more comfortable home for residents of our communities. The key to the success of Empire and of my position is more than identifying problems and staying on top of training. For Empire to successfully transform the way we build requires a commitment to change at all levels. To that end, the company has empowered me to make my decisions and input meaningful. In life, you often get challenges, but it’s rare that you are supported and empowered to meet those challenges. The evidence is clear, aside for some of the senior VPs in the company, my role is one of the only ones to be empowered to shut down production to solve a problem. I am also empowered to levy chargebacks, to send subs home, and to even bring in other trades if necessary. Thankfully, it is rarely necessary for me to do any of these things, but the fact that I am empowered to do them, and that quality control and green building is such a high priority, is the key to my success at Empire and to Empire’s success at building green homes. Paul Golini Jr. and Tony Pucci have made a significant commitment to green building and quality control, and they have given me the tools to change the building culture to meet their commitments. Yet some fundamental hurdles still face us. As an industry, we structure our contracts with trades using the piecework method of compensation, which rewards quantity over quality, yet we expect quality to be their top priority. I left a career in the telecom industry and started working at Empire because I spent some time listening to John Godden talk about the building process one afternoon. I do not bring any special skills to the position, but I do think I bring the necessary dedication and ethics required to make it work. The first rule is that you can’t make anything personal; it’s always got to be about the quality of product we are turning out. Builders can’t change the way they build

in isolation, they need the support of senior management, key staff and trades, and of industry experts. In Ontario, we have many individuals with the knowledge and experience to support change. I personally have learned from the likes of John Godden, Gord Cooke, Michael Lio and others. Empire has the technologies, knowledge, people, and the desire to change our building process, and we are hoping our efforts, along with those of many other excellent green builders in the province, will begin to transform the industry. We now

rgl

building consultants limited

sustainable building & design.

need to come together with the pioneers in our industry to blaze a new trail for production building in Ontario. Gary Botelho is an Energy Star specialist with Empire Communities, he is a vital part of the team that enables Empire to build all their homes to surpass Energy Star for Homes standards. Empire is currently building Gary’s own home and, true to his commitment to green homes, the house is designed to meet the next version Energy Star target that will come out in 2012. It will rate an EnerGuide 83.

Ph: 905.875.4550 Fax: 905.875.4950 michael@rglconsultants.ca

RGL Building Consultants Ltd. Comprehensive consulting services designed to help our clients continuously improve their design and construction practices and deliver higher performing homes. Services:

• Consulting/Training • Air Tightness Testing • Air Leakage Investigations • Thermal Imaging • Trades Scopes of Work Reviews

Programs offered:

• EnerGuide Rating Service • ENERGY STAR® for New Homes • GreenHouse™ Certified Construction • LEED Canada for Homes

Serving Southern Ontario

SBM Summer 2010

Hugh Heron RESERVE-GREEN INSERT-F3.indd 1

Green Research Home is Good for R&D and PR

By Tracy Hanes

new model home being constructed by Heathwood Homes in Richmond Hill will operate as a living laboratory for green technologies. Dubbed the Green Home, the 3,628-square-

30 Summer 2010 30 SBM Summer 2010

foot house will be built at Heathwoodâ&#x20AC;&#x2122;s The Reserve just off King Rd. and Yonge St. and serve as an educational model until 2012 when it will be sold and occupied. For three yeas, it will be monitored and analyzed for energy consumption and efficiency, with the results serving as a guide for future green building initiatives.

“We’ve been building Energy Star and we wanted to take it one step further,” said company president Hugh Heron. “From a builder’s point of view, everyone wants to increase their awareness of green building, but you have to be cautious and make sure you are providing the best value for the consumer.” Heathwood will construct an identical model at its nearby For-

Green Home Features • Energy Star wall assembly with 2” by 6” studs, insulated sheathing, latest vapour/air barrier technology, sealing of plates, electrical outlets, exhaust fans, etc. • Air sealing with polyurethane foam, acoustical sealant and high performance adhesive tape • Natural gas Integrated Mechanical System with ECM high efficiency fan motor • Bamboo flooring and low VOC PET carpets (made from plastic used in pop bottles) • Drain Water Heat Recovery System to recover heat from hot water going down the drain • Energy Recovery Ventilator and HEPA filtration • Energy efficient CFL and LED lighting, motion activated bathroom lighting • Rooftop solar photovoltaic panels to feed electricity back to the grid • Solar assisted hot water heating • Low E argon windows • Granite countertops and natural stone flooring • Energy Star programmable thermostat • Insulated garage ceiling with R32 sprayed-in polyurethane insulation and insulated garage door with R8 insulation • Fibreglass shingles • Zero VOC paints • Energy Star bathroom fan • Permeable pavers, infiltration systems using riverstone, granular materials, etc. to assist in stormwater runoff • Rainwater barrels • Xeriscaping

estbrook site, built to Energy Star standards, which will also be sold. The results of monitoring at the Green Home will be compared to the Energy Star version, so see how they compare in the “real world” before and after they are occupied by buyers. Three years of monitoring will provide comprehensive data on energy and water use, greenhouse gas emissions and peak load statistics. Heron said the company didn’t opt to go for labels like GreenHouse or LEED for the eco experiment so the house could be “a blank canvass” providing Heathwood with the freedom to put in the features and products it felt would be most relevant rather than trying to adapt to a prescribed list of specifications. “It’s like computers. You buy a new one and in a couple months, it’s obsolete. We didn’t want to put anything in that’s going to become obsolete,” said Heron. He speaks from experience: “Quite a few years back, we were building in Ottawa and the planners wanted us to build the houses so they all got southwest exposure. They looked really silly from a streetscape point of view, and no one wanted to buy them.” The Town of Richmond Hill was fully supportive of the Green Home project, said Heron. “From the beginning, our relationship with Richmond Hill has been first class. They understand exactly what we want to do.” Until the Green House is sold in 2012, Heron said it will be a valuable educational tool in the interim for the public of all ages, including schoolchildren. “Even if we can get people thinking about turning out lights more often, it’s a step towards saving energy,” said Heron. “This will be a real builder’s home, and a real consumer’s home,” he said. A third party will monitor electricity, water and natural gas use for the three year period. Residents will be able to use real-time monitoring to manage their electricity use as well as be able to monitor and operate the homes’ systems from remote locations. Even a veteran builder like Heron had some new things to learn in planning the Green House: “I didn’t know what xeriscaping was. I had to look it up in the dictionary. It’s a portmanteau of xeros (Greek for “dry”) and landscaping,” he said, but is enthused about the home’s landscaping will utilize drought-resistant plants will be in place of grass and will minimize water use. This home will also prepare Heathwood for the coming changes to both the 2012 building code and to the ENERGY STAR standard. SBM SBMSummer Summer 2010 2010 3131

Sustainable is Durable That Means Dealing with Moisture

ow long should By houses last? When Gord designing and constructing the energyCooke efficient, high-performance green homes we are all striving for, we should also be thinking about the durability and longevity of those homes. When I ask this question, I commonly hear an answer of at least 100 years and that seems reasonable. This means the decisions we make today with respect to design, material choices, construction techniques and workmanship will have a legacy of about a century. Moisture, primarily in its liquid form, is the number one threat to the longevity of building materials. That is why the building industry has to a have a deeper understanding of moisture in buildings and how the burden of controlling moisture is changing. We are all being challenged to build or renovate ever more efficient, healthier and more comfortable â&#x20AC;&#x153;greenâ&#x20AC;? buildings. Yet, the most sustainable practice of all is to ensure that our buildings last forever and to do this we have to keep them dry or, if they do get wet, we have to get them dry very quickly. Managing moisture in buildings has become ever more complex.

We build bigger, taller houses with larger, more complex windows and far more penetrations in the enclosure for mechanical systems. We build throughout the year, in rain or shine, and in wetter soils. We build much faster, allowing less time for materials to acclimatize and we build with materials that are more susceptible to moisture damage than ever before. We dig deeper basements and use them for living space and we have added more plumbing and appliances. We have also changed how we use homes. We spend more time indoors, shower and clean more often, we have different cooking styles, we like to bring plants and pets inside and we have more belongings, and just more stuff! This tends to add far more moisture per person to buildings. As we add ever more insulation to walls and attics, we reduce heat flow through those assemblies which reduces the drying potential in the event that they ever get wet. It is tougher to keep buildings and building materials dry, and when they do get wet, we have changed their ability to dry. Moisture management has gotten more complicated because of the many changes in the way we build over the last 20 years.

Picture courtesy of Typar

32 Summer 2010 32 SBM Summer 2010

We have all experienced the dramatic power of severe storms and floods and, thus have an appreciation for the powerful forces of moisture, heat, and air flow on a global, or macro scale. In the building science realm, we all know the pictures of building failures that are also the result of the uncontrolled flow of moisture, heat, and air over time. Let’s consider two examples of the impact of moisture, one at the macro level and one at the micro level, to illustrate the complexity of moisture control. This spring I was speaking with the “sustainability” manager of a large, responsible builder that is 100 per cent committed to programs such as Energy Star for New Homes. He was reviewing their water management and air sealing details for one of their most popular new models, which happened to include a lovely round top window centered in a wide dormer on the front elevation. This was an unusually wet spring, and it had resulted in more than 50 window leak calls, most of them associated with this new model. In examining the problem a couple of key points became clear. First, it is important that we design and build, not for just for average weather, but for those unusually wet springs etc. We should be designing for the once-every-100-years storm events. Second, it was encouraging that this builder had a sense of the history of their water management details. He noted they used to have a specific flashing detail that included a flexible flashing membrane for round top windows. That detail had been eliminated in a recent round of time and cost reduction efforts, and had been replaced by a very generous application of caulking all around the window flange. Unfortunately, the caulking at the bottom of the window was now serving to hold water in the assembly once it got in at the top. All that this builder needed to do to solve the problem was to revisit his water management strategies reinsert that flashing specification. There is great information and wonderful details on how to fully integrate flashings with weather resistant barriers, drainage planes, and vented rain screens; all strategies for keeping buildings dry during wetting events and enabling them to dry quickly after wetting. There are also more than 50 different house wraps on the market, each with different water holdout and vapour permeance rating. These are applied over a variety of insulated and non-insulated sheathings and under a wide range of exterior claddings such as brick, vinyl siding, stucco and cement board sidings, each with different wetting and drying characteristics. While all of these new materials present excellent opportunities for longer lasting, more durable enclosures at the macro level, they can present a short term micro level dilemma. With the speed of production over highly variable weather conditions, and with much tighter material installation tolerances, it means that any water vapour temporarily trapped between the exterior finish and the weather resistant barrier, can expand very quickly during hot sun exposure. The effects of this micro-moisture environment, has resulted in some isolated incidents of freshly applied sealants bubbling or blistering. This seemingly minor problem is, of course, a concern to discerning homeowners and vigilant water management consultants. The leading manufacture of sealants, Henkel, has been researching this interesting phenomenon. In their test labs, they have shown there is a critical window of time in the cure process of each individual type of sealant and that in this time period, vapour pressure behind exterior claddings can, in fact, reliably cause a bubbling of exterior sealants.

Strategies for Managing Moisture • Keep building materials dry throughout the supply chain and throughout the build process. Let buildings and materials dry, even on a daily basis. For example, allow exterior sidings applied on a cool, wet morning, a few hours in the sun before applying final sealants. • Provide outlets for pressures and moisture on the exterior of buildings. Builders know that vented rain screens with fully flashed weather resistant barriers are an excellent choice in the long term, but they are also helpful in the first few hours of production as well. • Check for compatibility of materials and processes. With so many material choices available to builders, it is important to confirm with each supplier that their products are compatible with materials from other suppliers. • Provide the capacity to dehumidify and ventilate buildings year round to help control moisture and to promote drying.

The encouraging news is that with respect to moisture at both the macro and micro levels, the answers to ensure a sustainable building are the same. All contractors need to rise to the fundamental challenge of controlling moisture in buildings. It is more critical than ever before and, fortunately, there are more technologies available than ever before to do the job right. Gord Cooke is the President of Building Knowledge Canada

AIR SOLUTIONS INC.

SBM Summer 2010

Preparing for a New Generation of Homebuyers By Christian Caswell

e’re all shifting our marketing budgets to enhance our online presence. Gone are the days when your newspaper ads or signage drove traffic to your sales centre because you are starting to see that most of your customers are doing extensive research online before they ever walk through your door. With a new generation of “kids” who are growing up surfing, texting, downloading and blogging, you can bet that your website is becoming your company’s most valuable sales, marketing and relationship management tool. While much attention has been given to the size and influence of the Baby Boomer generation, we are seeing an even larger cohort coming of age, Generation Y. Also referred to as the Millennials, iGeneration, Echo

34 SBM SBMSummer Summer2010 2010

Boomers or the Net Generation, this population of young people is even greater in size than the Boomers. And since research is showing that they are more likely to purchase their first home at a younger age than the generations before them, you are already seeing the older cusp of Gen Ys coming through your sales centre doors. And there’s no doubt about it, they are techsavvy. They may not know much about construction or purchasing a new home, but they do know that the information they need should be at their fingertips. So just how do you make sure that your website outperforms your competitors? Here are a few tips: • Think Real-Time: This generation has never had to wait for information. With high-speed internet access, the whole world has been accessible within seconds. This means that you should not only ensure that

the content on your site is current and fresh, but that you respond immediately to any queries. If your current response time is within one business day, it’s not fast enough.

information they need. The images do not even have to be good quality - think YouTube – a message that can be delivered quickly and concisely will be most effective.

• Provide (organized) information overload: An old sales method that you may have experienced would be to provide a nugget of information that draws the customer in, so they contact you for more information – giving you the opportunity to give them the hard sell in person. Today, you need to go to the other extreme, providing too much information. If you don’t provide the information that your iGeneration homebuyer is looking for, they will go to a site that does.

• Emphasize return on investment: Today’s purchasers make choices based on investment potential, choosing versatile floor plans and neutral finishes. Customers have shifted away from buying a home that they planned to live in for the rest of their lives to a home that is seen as a stepping stone to something better. Maximize this opportunity by selling resale value potential. Most of all, embrace this new age of marketing. There will be tremendous opportunities for those companies that choose to be on the leading edge of providing responsiveness and connectivity to their customers.

• Replace copy with soundbites and video clips: Be innovative in the way that you deliver messages on your website. Today is all about time and convenience, and your customers will not want to read through a copy-heavy webpage to get the

C.Caswell & Associates Inc. an Ontario-based customer research and relationship development company.

Have Your Front Line Sales Staff Forgotten How To Sell?

Effective Sales Strategies

Do you have order takers or sales professionals? In today’s real estate market, many have forgotten how to sell. And if they’re not making sales, you’re out of business. CustomerInsight™ by C.Caswell & Associates is a program designed specifically for real estate. It will help you to identify the strengths and weaknesses of your sales team, while providing the necessary strategies, tools and skills to maximize closings. If you’d like to see how your sales people stack up, let’s talk.

Tel: 705.252.5314 E-mail: info@ccaswell.com SBM Summer 2010 Web: www.ccaswell.com

Michael Lio

Speaking in Code

Building Better Basements

oday’s new homebuyers will not accept the damp, cold, wet, moldy basements they’ve experienced in the past. They want to use every space in their home and expect the basement to provide the same level of comfort, livability, and moisture control as above-grade spaces. For builders, the basement has traditionally been a source of frustration. They recognize that a healthy, comfortable basement living space is a selling feature, but also recognize that it is one of the biggest challenges in building a home well. The new full-height basement insulation rules set in motion in 2009 in the Ontario Building Code only add to the frustration. As a major source of heat loss within the home, basements are now required to be insulated near full height. For leading builders, this presents an opportunity to get it right and to distinguish themselves from their competition. For builders who ignore the challenge, moisture, mold and homeowner complaints will likely continue to cost them money and time. In 2008, we prepared the Ontario Ministry of Municipal Affairs and Housing’s Best Practice Guide for Full Height Basement Insulation to help builders understand how basements work and to help them avoid problems as they installed full-height basement insulation. The guide presents a variety of approaches to constructing a high performance basement that satisfies the minimum code requirements and extends beyond the minimums to best practices. The work was supported by field research that assessed why moisture problems present themselves and what can be done to avoid them. We listened to builders and other stakeholders from across the province as they shared their experiences in developing the guide. We summarized what we found as best practices. Getting it right begins by understanding the materials, components, and systems used in the basement and how they work together. High performance basements must be capable of supporting the super-

36 SBM Summer 2010

imposed loads of the structure above, while also resisting the lateral loads imposed by the surrounding soil and the hydrostatic pressures of the water within the soil. They must limit exfiltration and infiltration of air and other harmful gases from the surrounding soils. They should be durable and cost effective and balance initial capital costs with operating costs, including those associated with heating, cooling, repair, and warranty. For most builders, building a high-performance basement means keeping it dry and free of moisture. Controlling moisture from getting into the basement from all its sources requires: • Preventing water from ponding against the outside of the basement wall, particularly during construction. • Ensuring rain water that infiltrates into the soil is drained away from the building. • Ensuring water from a high water table does not crack the structure or leak into the basement. • Protecting the building interior from dampness that wicks into the concrete from the wet soil.

• Retarding the diffusion of water vapour to minimize condensation both from outside in (in summer) and inside out (in winter). • Ensuring basement air barriers are continuous to minimize vapour movement from air leakage. • Providing suitable protection from frost heave. In all cases, the builder needs to identify the risks associated with a particular site and select the basement system that can deliver a safe and durable structure and that meets the expectations of the homeowner. On an ideal site featuring freely draining soils, properly sloped grading, proper orientation, a dry climate, minimal interior usage, and a low and stable water table, simply meeting minimum Code requirements will likely deliver a properly performing product. Ideal conditions however, are seldom found. In many cases, it is necessary to exceed minimum Code requirements to avoid failures. For example, in areas with poorly draining soils, exterior hydro-phobic insulation is recommended that can isolate the concrete from continual contact with moisture. Using XPS on the exterior, for example, can reduce the risk of call-backs, future repairs, and many moisture-related issues. Of course, this extra protection generally involves increased first costs. Best practice solutions intended to keep interior basement spaces dry are often inexpensive and simple to apply. Builders should consider: 1. Around the building exterior, grading should take place early and often so that no free water pools against the foundation wall, loading the concrete with moisture. 2. To reduce the wicking of water into the interior space, one of the simplest best practices involves applying a damp-proofing (spray-on or proprietary membrane) to the top of the footing before the wall is erected. 3. Careful installation of the drainage tile system around the perimeter of the foundation is important. Ensure that the slope of the pipe provides effective drainage. 4. Cover the granular layer with a geo-textile cloth to prevent the drainage system from

becoming clogged. 5. After the wall is placed, a slip plane, as simple and inexpensive as polyethylene can be added to the exterior of a foundation to prevent frozen soil from adhering to the concrete or unit masonry. A drainage layer can also provide a slip plane, but any damage to the layer that is evident in the spring would need to be repaired. 6. In the interior, a capillary break (as a gap or a membrane) can prevent moisture from wicking from the concrete to wood or other interior materials which can decay or deteriorate as a result. 7. Construction moisture in freshly poured concrete walls should have an opportunity to dry out before walls are insulated and vapour barriers installed, particularly in late summer. Where this is not possible, a number of techniques are available to minimize the likelihood of serious moisture accumulation. Using a low vapour permeance insulating board on the inside of the foundation wall, avoiding summertime air conditioning in the basement, increasing basement ventilation are among the techniques that have been reported to help mitigate summertime condensation in basements. 8. Vapour barriers should be fitted to all thermally insulated components. 9. Insulation should be continuous (without any gaps) along the foundation wall, and should not be damaged, overly compressed or exposed to sources of moisture. 10. Air infiltration is of extreme importance, as it is the cause of many problems. First of all, a simple seal along the junction of the slab and footing will prevent air leakage from below grade. Header areas are a very significant source of air leakage as the air barrier is often damaged during construction, or is not properly sealed. Header air barriers need to be continuous. In fact, the entire envelope air barrier must always be continuous from basement slab to top storey ceiling. The tools and techniques of the best practice builder are often simple and inexpensive, but require planning, know-how, and dedication. The new full-height basement insulation requirements of Ontario’s Building Code are an opportunity for leading builders to create the type of basement living space today’s homebuyers demand and expect. The Best Practice Guide: Full

Height Basement Insulation is available free of charge at: http://www.obc.mah.gov. on.ca/Page3036.aspx. A course for builders and building officials is now available. See training at www.enerquality.ca.

Michael Lio - principal author of the Best Practice Guide: Full Height Basement Insulation and the Executive Director of the Homeowner Protection Centre of Canada.

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SBM Summer 2010

Why Let a Valuable Resource Go Down the Drain? saving about $5. People are not buying rain barrels because of the payback or ROI. They are doing it because it fits their values and lifestyle. Increasingly, the addition of sustainable upgrade options in a home are not matters of payback or ROI, per se. Notions of ROI and payback now serve more as the rationale that consumers can use to justify their gut decision to get a greener home.

By Chris Thompson Project Innovations

have never met anyone who has given me a good reason why we should use clean, potable drinking water to flush toilets. Builders around Ontario are beginning to realize the potential in greywater recycling and rainwater harvesting systems in their homes and commercial projects. Green Shift Public perception is changing. In 2006, through Project Innovations, I began promoting the Brac Greywater Recycling System at trade shows and various media events. At that time, I chose to market it at consumer home shows and at sustainably focused shows like the Green Living Show and the Green Building Festival. I observed that at the traditional consumer home shows, discussions with potential buyers would typically last two to three minutes and would barely scratch the surface. At the green shows, I had many conversations lasting more than 30 minutes, with participants leaving the booth armed with all of the information they needed to go home and plan their install. Now in 2010, with product sales steadily increasing, itâ&#x20AC;&#x2122;s clear that the general public interest in green technologies has become more mainstream. At the National Home Show this year, the reaction and feedback was just

38 SBM Summer 2010

as if I were at the Green Living Show. The traditional shows are becoming more green and the green shows are growing in attendance. When the Dollars Donâ&#x20AC;&#x2122;t Make Sense For a homeowner, financial considerations are only one part, perhaps not even the biggest part, of the decision to purchase environmentally friendly products. More and more, environmental awareness is informing the decisions we make every day. Consider the reusable shopping bags that are available now at almost every major re-

tailer in Ontario. Not that long ago, consumers had the option of receiving free, disposable plastic bags or paying $1 for a reusable one. Even before the fee for plastic bags became the norm, people were buying reusable bags to help do their part to save the environment. Rain barrels that are selling for about $100 each seem to be showing up at every other house in the neighborhood. If we get 10 good rainfalls, with a period of dry weather long enough to use the collected water over the course of a summer, a 150 litre rain barrel will save about 1.5 cubic meters per summer,

Pressure on our Water Infrastructure Canada seems to have an abundant supply of fresh water, yet water-stressed areas of the world (including parts of the U.S.) are trying to figure out how to access our water. As nations become chronically short of water and their populations have to leave for more hospitable territory, you can bet that Canada will be close to the top of their list of choices. With these stresses on supply, water will become more valuable. Currently, water costs are largely due to the energy costs of treating, chilling, and pumping. With a crumbling infrastructure leaking an average of 17 per cent of the fresh water it carries, and population increases raising the demand for water beyond what the infrastructure can supply, substantial investments will need to be made for expansion and repair of our fresh water and sewer systems. Municipalities have already begun to stress water conservation. For the Rodeo Fine Home project in New-

Vent

market, the town asked for a 33 per cent reduction in fresh water draw. Based on todayâ&#x20AC;&#x2122;s water and sewage rates, a properly sized greywater recycling system installed in a new residential application will yield a payback of somewhere between 7 and 10 years, but payback is not king anymore. People are concerned about wasting precious resources and want to make positive lifestyle choices that suite their values.

To Toilets

Installation Roughing in a greywater or rainwater system typically involves only a little bit more piping and a small amount of additional labour. For greywater, bathtub and shower drains will need to be routed to a separate, vented stack (usually only 1 or 2 inch)

Vent

From Showers & Baths

Getting Started For a builder, there are a few ways to start offering greywater or rain water harvesting in their homes. For model homes showcasing green building technology or certifying to a green building standard such as LEED for Homes, GreenHouse Certified Construction or Built Green, a fully installed greywater or rainwater recycling system is ideal. The system will contribute to certification points and represents the most significant water savings of any other commercially available technology. Builders have included greywater or rainwater harvesting as a standard offer on the green homes, or included it as an optional upgrades in the dĂŠcor centre. Others have taken the third option to rough in the plumbing for a greywater or rainwater system in every house they build. This gives the customer the option to add a system at the time of construction or at any point down the road. The average cost of roughin piping is less than $500 per house. No matter what the offer, customers need to be made aware of how the system works and the routine maintenance required (the greywater filter will need to be rinsed about once a month and the automatic chlorinator will need to be topped up two to three times per year).

By-Pass

Greywater Out Make-Up

Potable Supply

Overflow

Building Drain

Building Drain Figure 1 Rough In

Figure 2 Installed Greywater System

that terminates at the building drain in the basement. The location should be suitable for the installation, such as a laundry room, furnace area or even under the stairs. For both systems, the toilets in the house need to be supplied by a dedicated non-potable supply line that branches off to each toilet. This supply line should be labeled every three feet as non-potable or run using

purple Pex, available through most wholesale suppliers. For both systems, this supply line should loop past or terminate at the location of the recycled water system pump. Water is the next big issue for the environment. By offering greywater recycling or rainwater harvesting in your new homes, you can future-proof these homes and conserve fresh water for generations.

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SBM Summer 2010

With Micro-FIT, it Seems Everybody’s Now a PV “Expert” By Peter Kinsey Federal and provincial governments have introduced a number of programs over the past few years to stimulate the green economy; Ontario’s microFIT program is the latest. This program has given the photovotaic (PV) industry in Ontario a huge boost, with numerous companies jumping on the bandwagon.

40 SBM SBM Summer 40 Summer2010 2010

A quick Google search turns up 70 jobs available in the solar industry today in Ontario alone, half of which are for fully commissioned canvassers, with enthusiasm as the only skill set required. The other half are for installers and project managers with varying degrees of education and experience. See page 42

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Contined from page 40 fundamentals. Canada doesn’t have an industry-recognized PV training In the United States, NABCEP has certification programs curriculum, yet we have a province with the greatest PV in- for solar PV, solar thermal, and small wind systems. The cercentives in the world. We haven’t seen any repercussions yet, tification process involves a combination of experience and but from what I’ve seen in the field, I sure hope that these re- education, and exams are administered twice a year simultapercussions do not make their way to the front page of the neously at locations across the country. Toronto Star. The only requirement to install a PV system in The College of Renewable Energy is currently the only Ontario is that the project has a permit pulled by an ESSA NABCEP certified teaching and exam facility in Ontario. registered firm and the final connection is done by a certified They even have a six month solar technician course which is electrician. Some municipalities ask for a structural roof re- a government of Ontario accredited course designed to enport from a structural engineer. able persons in retraining programs such as Second Career to Who’s responsible for the system design, site analysis, fis- begin a new vocation. cal projections and mounting of the systems? I am sure there are a number of companies who have The NABCEP PV course includes the following: worked out all these details, but I wonder how many haven’t, but are claiming to be PV special• Performing power and energy calculations ists. • Determining the performance of an array based on irradiance Canadian In-Floor Heating has installed over changes, or for array orientation and tilt angle at a given site 50 solar DHW pre-heat systems in Ontario, with • Determining the magnetic declination, finding the orientation 100 scheduled for this year. It is from this experience base that they moved into PV systems, and altitude angle of the sun, and evaluating the shade potential but not without first making the investment of for a given site. time and resources to learn how. They enrolled • Assessing the pros and cons of different mounting structures their key staff with the College of Renewable (ground, roof) Energy for its 40-hour PV Design and Installa• Determining the number of modules that can fit on a given tion Course, based on North American Board of roof space. Certified Energy Practitioners (NABCEP) learn• Interpreting and applying data from equipment specification ing objectives, at the Newcastle, Ontario facility. sheets. The course covered every aspect of designing and • Sizing a residential battery-less grid-tied system including the installing solar PV systems, from site analysis to inverter, array, wiring, and over current protection. monitoring. Why is this not required practice by the On• Determining acceptable voltage drop for system circuits. tario government, or at least by the industry it• Performing detailed site analysis utilizing commercially self? For all its incentives and enabling, the FIT available tools and micro-FIT programs seem to be lacking one very crucial component: accredited training and minimum certification. In my experience, designing and installing solar PV systems is detailed and complex For the PV industry to succeed in Ontario before any work, you can’t pick it up as you go as you might with say in- moratoriums are imposed, we need to ensure that we have an stalling a gas fireplace. industry-recognized accreditation program to protect conWith PV systems the contractor becomes the energy pro- sumers. For builders, until the regulations catch up to deducer and provider, and the skill sets required to properly mand, you should ask your contractors and energy providexecute this task require training. Attending a manufactur- ers for their training credentials before letting them on your er’s one-day training course doesn’t make a contractor a so- roof. lar PV specialist. It may not even be enough to really understand the manufacturer’s offering or most of the basic solar Peter Kinsey is the President of Canadian In-Floor Heating

42 SBM Summer 2010

Oriented north-south to maximize solar potential

Double N LEEDs the Way with ICF Construction

By Tracy Hanes

ick and Nancy Strik have always gone a step above since they started building homes 21 years ago, but a home on Won-

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derland Rd. in London has taken them to an elite new level. The 1,800 squarefoot plus basement home built by Double N Homes has been certified LEED Gold (the area’s first LEED home) and represents what can be achieved when motivated cli-

ents and a willing builder work in tandem. Double N is a Strathroy-based company that has been building for 21 years; an Energy Star registered builder, they offer insulated concrete form (ICF) as well as conventional wood frame construction. “When the customer approached us last year, we knew were going as green as we could go,” says Nancy, Double N president. “These people wanted a normal looking house, but they wanted to minimize fuel bills and their impact on the environment, and to protect their health.” Nancy Strik well knows the benefits of building a healthy home. Fourteen years ago, Double N built an all-ICF commercial building for a client, outfitted with a Hambro floor system and in-floor radiant heating. Not only did the customer enjoy the expected energy savings, but there was a dramatic decrease in the number of sick days employees were taking. About the same time, Nancy started experiencing severe health issues and wasn’t able to work for two years. She had developed allergies to mold and the environment she was working in, including drywall dust, combustion fumes, and the VOC emissions from construction materials they used. SBM Summer2010 2010 43 SBM Summer

Pouring the Nudura ICF foundation

She and Nick built their own ICF home and she explains that “I couldn’t believe how much my health changed.” Three years ago, they moved into another new home, this time built with conven-

tional wood frame construction, and she again noticed that her health was negatively affected. Now, the Striks are planning to sell that house and build another ICF home for themselves. Despite their expe-

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44 SBM Summer 2010

rience with ICF construction and building to Energy Star standards, Nancy said building a LEED home presented a whole new set of challenges and provided a valuable learning experience. It also won a Canadian Home Builders’ Association Green Home SAM Award for the company. For their LEED home, they used Nudura ICF blocks, supplied by Iso Matrixx, from footings to trusses, and installed 18 rooftop solar panels atop a lifetime steel roof. They used radiant in-floor heating for both levels, no-VOCs paints and finishes, all flooring was hard surface, and a Solatube (solar skylight) provided day light-

Installing radiant floor system

ing bathroom. Along with the draftproof construction that comes from using ICF, they added a high efficiency heat recovery unit (HRV), low-flow toilets and showerheads, and compact fluorescent lights. The North Star Vinyl Windows and Doors were installed by Jumbo Renovations, and Double N expressed their appreciation to them and to the great contributions from Di Cola Drywall Ltd., Casey’s Creative Kitchens, and all of the trade partners n the project. “If it hadn’t been located where it is (beyond walking distance of public transportation and amenities), it would have

achieved a LEED Platinum rating,” says Nancy. She notes that “The LEED paperwork was really onerous and we had some issues, such as one flooring product that said it

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chine specified. It had â&#x20AC;&#x153;Solar PV is a big exbeen discontinued. If it pense, but (under the wasnâ&#x20AC;&#x2122;t for the customer, micro-FIT program) it at times I was going to generates a substantial throw up my hands and income guaranteed for give up, but they con20 years,â&#x20AC;? says Nancy. vinced me to follow it to â&#x20AC;&#x153;Solar and geothermal the end and I learned a are not something most lot. We are always willfirst-time buyers can afing to learn,â&#x20AC;? she exford, but a first-time plained. buyer can look at ICF Double N also gained and when they considexperience in installing er the long term enersystems like geothermal gy savings, they can afheating and solar panels. ford it. Iâ&#x20AC;&#x2122;m a believer in â&#x20AC;&#x153;Green can be affordable it and want to educate for consumers,â&#x20AC;? Nancy the public on the consays, pointing out that cept.â&#x20AC;? ICF construction costs She believes the pubonly about 5 per cent lic is ready to embrace more than wood frame the concept of substanconstruction, but offers tially more energy effienergy savings of 40 to cient homes. â&#x20AC;&#x153;We held 70 per cent. â&#x20AC;&#x153;There is two open houses (at the no thermal bridging, it Wonderland Rd. house) withstands winds up to and I couldnâ&#x20AC;&#x2122;t believe Nick and Nancy Strik (left) receiving SAM Award for the LEED Gold house 250 miles per hour, its the response,â&#x20AC;? she says. air tight, and it offers â&#x20AC;&#x153;People came in droves. four-hour fire protection. Additionally, because it does not feed They really want to be educated about green homes.â&#x20AC;? The home mold growth and is sound resistant, itâ&#x20AC;&#x2122;s healthier and more com- will be open to the public again in November when the London fortable for inhabitants.â&#x20AC;? Home Builders Association has a tour of LEED projects in the area. The company has since opened a new ICF model home with radiant in-floor heating on Lake Huron near Sarnia, where the construction method is ideal suited to dealing with weather conditions on the lake year-round. For more information visit www.doublenhomes.com

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46 SBM Summer 2010

Nick & Nancy Strikâ&#x20AC;&#x2122;s home in Strathroy

Photos courtesy of Mass Production Canada

Two Faces of Sustainability: The Custodian or the Gardener By James Doran What is the use of a house if you haven’t got a tolerable planet to put it on? Henry David Thoreau (1860)

nvironment-minded planners and developers face the paradox that all new construction must first destroy a patch of nature before even a green building can be built. With proper directives and intent, however, environmental consequences can be minimized and we could have positive effects from development. The question is: Are we “custodians of the Earth” or is our role more like the “gardener?” Do we maintain or cultivate our built environment? Humans have been described as the custodians of the Earth in religious texts, new age manifestos, environmental credos, and even in science fiction novels. It conjures up images of people scurrying around tidying up here and there, dusting and polishing, taking out the trash, tinkering, repairing things when broken, and sweeping the halls at night while the world sleeps. To some extent, much of our day-to-day behavior is spent maintaining the machinery of modern life. We work to support the quality of life we have become used to. Our activities support an economy guided by laws that govern our transactions, such that our lifestyles are possible and can persist – better yet, that they improve in our lifetime or in that of the next generation. At the most basic level, we have upstream systems that provide us with food and water, material resources, and power; and downstream systems that cart away our trash and sewage. Beyond that, everything else we do within the built infrastructure simply maintains the machinery. This has been the status quo for the past 100 years or more – perhaps due to the false belief that the Earth’s resources are inex-

haustible, and that exploitation of these resources is in its self an activity worth sustaining. Let’s face it, as custodians we’ve not done a very good job. We have not watched over the plants and animals, valued clean air and water, understood the natural course of things, or at the very least, cleaned up after ourselves when we make a mess. However, I would argue that in the past 50 years we have begun to wake up, to see the Earth is desperately in need of attention after decades of neglect. Perhaps the birth of the environmental movement was really the dawn of the Custodians of the Earth. Our heightened environmental consciousness took on issues of air and water pollution, global warming, species extinction and ecosystem destruction. Despite our collective awareness being at an all time high, these new grassroots custodians have only started their ‘to-do’ list. The benefits of adopting a custodial attitude towards our planet come from the realization that we are accountable for the health of the Earth. A ‘to-do’ list is only the first step. It defines our role as Earth’s custodians and prioritizes how we should tackle the things that are broken. We realize too that the job is complex and the duties need to be shared. We need caretakers of food production, of clean water, of biodiversity, of resource extraction, of power generation, of waste treatment, of recycling and reuse, and certainly for planning and development. Most importantly, we need governance that helps everyone participate, valuing the custodian above all else. It’s a good way to start, but the custodial attitude lacks a vehicle for inspiration and innovation, primarily because it values maintenance above change. In contrast to the custodian, the gardener embraces change, invention, and innovation. He understands that gardening is about cultivation. Good gardeners realize that agronomy (crop production and soil maintenance) and breeding are processes where improvements are in themselves cultivated. Can we equate ourselves to gardeners of our built infrastructure and civilization as a whole?

SBM Summer 2010

Some would agree that humans are cultivating civilization, that we are essentially gardening our way around the globe to grow cities, nations, economies, and societies. It’s a common sight to see new homes and shopping plazas popping up all over like blossoms. This is not done haphazardly. All new development must adhere to codes and regulations that dictate where development happens and how construction should be done. Much like the gardener who embraces improved cultivation techniques, developers adhere to continually improved building standards. Modern agriculture has its perils, particularly in the corn industry where the harvest far exceeds demand. The momentum of the industry sustains its own existence but feeds unsustainably from the Earth to maintain the immense harvest. Modern development can act similarly. Over the past 50 years we’ve witnessed the momentum of urban sprawl, the persistence of the construction of inefficient buildings, and the expansion of an out-dated and unreliable energy infrastructure. In most municipalities, population expansion is directly proportional to the community’s energy and water consumption. Some Canadian communities have had to curtail expansion simply because water and energy resources are not available. Gardeners are open to improvement and innovation. So like good gardeners, developers are starting to ride a slow tide of change

that has begun to shift building practices in positive ways. Indeed, ‘good gardeners’ are engaged around the world in changing the way we build our communities. The list of best practices is changing too. Developers are embracing innovative designs that employ biomimicry, using nature to guide the design and operation of new developments. Some are dedicated to constructing energy self-sufficient buildings, while others seek out contaminated brownfield sites by remediating them to reclaim lands. The innovative developer is driving change once more; evidence of this is starting to show up in voluntary new building standards, such as LEED, and in governmental codes and regulations. There are positive and negative aspects to the roles custodian and the gardener. Yet, both roles will be essential to building sustainable communities. We will need the gardeners to cultivate innovative change and ensure harvest and majesty for future generations. We will need the custodians to guide the momentum of progress and maintain high standards by which we develop our lands. Together as custodians and gardeners we can transform the built infrastructure so that one day we will all live and work on a sustainable planet. James Doran, Ph.D. Business Development Manager, Centre for Earth and Environmental Technologies, Ontario Centres of Excellence

Photo courtesy of Ontario Energy Matrix

Earth Rangers Centre

Some Ontario Developments that have Employed the Attitudes of the Custodian and the Gardener in their Design The Evergreen Brickworks, 550 Bayview Avenue, Toronto, ON The Evergreen Brickworks is a sustainable retrofit project that is transforming the abandoned buildings and grounds of the old The Don Valley Brick Works into a destination for sustainable developers as well as a vibrant community space in harmony with the local ecosystem. The rejuvenation of the site is led by Joe Lobko of du Toit Allsopp Hillier and du Toit Architects Limited and embraces the philosophies of both the custodian and the gardener. Being in the flood plain of the Don River, the designers chose to adapt to the unpredictable local watershed environment instead of trying to control it with extensive storm water management

48 SBM Summer 2010

Artists image courtesy of Evergreen Brickworks

systems. The site is also innovative in its reuse of the historic buildings and grounds for use as new community spaces, gardens and farmers markets. It’s also the site of the LEED Platinum Centre for Urban Sustainability, promoting excellence in green building design. This place is as much about

embracing the new as it is about connecting to nature. Earth Rangers Centre, 9520 Pine Valley Drive, Woodbridge, ON The Earth Rangers Centre is a LEED Gold, new development, well on its way to being LEED Platinum. The Centre is a showcase of innovative environmental tech-

nologies including: geothermal heating and cooling; green roofs; solar electricity generation; green building materials; green data centre; and on-site wastewater treatment. Altogether the building uses about 80% less energy that a building of equal size. Beyond its cultivation of the latest technological innovations, the Earth Rangers Centre harmonizes with its local environment, being consciously aware of its impact on the immediate ecosystem. The building itself is situated at the Kortright Centre for Conservation, a 325 acre woodland, home to wildlife, nature lovers, and an environmental and renewable energy education and demonstration centre. SBM Summer 2010 48

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