The fit-out design of our new space is moving forward rapidly, one of our first challenges was the development of lighting layout. Goals for our lighting design are as follows:

• Provide a lighting level of 30 foot-candles (approximately 320 Lux)
• Achieve a 35% lighting power density reduction below ASHRAE 90.1-2004, as required to meet LEED-CI prerequisite EAp2: Minimum Energy Performance, and 3 points under credit EAc1.1: Optimize Energy Performance, Lighting Power

Did we mention we are purusing LEED-CI certification for our fit-out? More on that in a future post...

The current layout includes 226 fluorescent lamps, which are a mix of T12s and higher efficiency T8s. In total the current layout has a rated power of 8,408 watts, after adjusting for ballast factor this equates to a lighting power density of 2.85 W/sq. ft.

To put this in context ASHRAE compliance requires an office space to not exceed a lighting power density of 1.1 W/sq. ft., which is to say the current design exceeds ASHRAE by nearly 160%!

In order to meet our stated lighting design goals we first looked at upgrading all existing fixtures to higher efficiency T8 lamps, this reduced our lighting power density to 2.16 W/sq. ft. - still exceeding ASHRAE by over 100%!

The existing ballasts are compatible with T8 fixtures, but not T5s, so further increases in efficiency would begin to become an expensive design solution. As such, we decided to look at reducing the number of lamps. Utilizing GE's free online  calculator we were able to determine that only 71 T8 fixtures would be required to meet our desired 30 fc lighting level. And as fate would have it 71 fixtures equates to a 0.71 W/sq. ft. lighting power density, or exactly 35% below ASHRAE!

Utilizing 71 lamps as a design constraint we were able to work out a lighting layout that we believe will provide uniform light levels throughout while meeting our lighting power density reduction goals.

Our preliminary calculations estimate that the reduced lighting power density will result in over $2,000 in annual energy cost savings. The cost of rearranging the lamps is being covered by the building owner, CDML will be required to cover the cost to upgrade from T12s to high efficiency T8s. In total after reducing the number of lamps we will be required to upgrade 15 lamps from T12 to T8, at an estimated cost of $200.  As such, our return on investment will be just over 1 month… Green dollars well spent!

WE’RE MOVING!

Upon the realization that more space was a necessity we were lucky enough to stumble upon the 6th floor of 326 Adelaide Street West shortly after we had started our search.  The space fits many of our wants and needs: we will occupy the entire top floor of the building; we will be just around the corner from our current office; the completely open floor plan gives us the space we need today and room to expand to meet our 5 year growth plan, there is just one challenge....  We need to take the space by mid-April.

After several long internal debates we decided the space was such a great fit we would take the challenge of a rapid move and figure out details as we go along.

At CDML our mission is to Advance the Built Environment and we intend for the fit-out of 326 Adelaide to idealize this mission.  This blog series will share our story as we fit-out our new office and strive to meet our tight move in date.

Modelling allows designers to 'trade-off' compliance with certain prescriptive code requirements and focus on optimizing a building's overall performance.  As of January 1, 2012 the prescriptive requirements are very stringent, particularly for the building envelope.    Trade-off compliance by modeling can mitigate significant project costs versus prescriptive compliance by focusing on overall performance thresholds, or savings, beyond a 'Reference Building'.  A 'Reference Building' is a notional building established by detailed performance standards, boiler efficiency, wall R-Values, etc.

Beyond compliance with code, requirements for energy modelling should be viewed as an opportunity due to benefits including;

• Informed design choices
• Identification of energy conservation opportunities
• Potential for informed energy reduction
• Accuracy in design and persistence of performance in operation based on knowledge
• Application for Incentives (HPNC, NCP, DAP, etc.)
• Achievement of Sustainability Certification Standards (LEED, Estidama, etc.)

The use of modelling tools and approach very much depends on the objective the model is intended to achieve.  In our experience, many project teams are surprised to learn that a single modelling exercise does not necessarily suit all of their various requirements.  Most of the challenge results from the definition of the appropriate 'Reference Building'.  The above table provides a quick reference for 'Reference Buildings' used in Ontario today and identifies the application standard to which each corresponds.

The views  presented in this blog are the personal views of the author. CDML accepts no liability for the views or data presented in this Blog posting.

Converge makes the thousands of documents required to operate a building digital.  Remote hosting options ensures these invaluable documents are never lost.  Converge makes all documents fully searchable.  Converge allows multiple copies to be created at no additional cost.  Converge can be viewed on any device including: tablets, desktop PCs, and even smartphones ensuring you always have your documents when you need them most.  Best of all CDML can implement Converge on your project typically for no cost premium over traditional paper manual solutions.

Call CDML today to learn how to take your building digital!

1-647-244-6691

Cheers,

CDML

Many hotels are implementing basic green practices: reusing linens, recycling waste, and lighting retrofit programs. However, increased consumer awareness has created a demand for a more holistic approach to “green”. To meet this demand several green building rating tools have been developed and are in the process of being rolled out across Canada.

CDML CAN HELP YOU BE GREEN

No matter your budget or green objectives CDML can design a suite of services to allow your hotel to go green.  Visit the Services section of our web-site or contact us to learn more.

Steve will be responsible for developing a new suite of CDML software tools including Web based Building O&M Manuals, digital building Asset Registers, Green House Gas database calculator & diagnostic tools and field reporting applications for integration with smart phones and tablet computers. Managing Director Adam Muggleton said, “we are thrilled that Steve has joined the CDML team, he brings an engineering perspective to the tools we are developing which is vital to achieve the results we require”.

Adam Muggleton also noted that “during 30 years of working in property development, I have always been frustrated by the lack of effective tools and the inefficiencies inherent in the building design and construction process. By committing to develop new industry specific software, CDML is taking a stand to enhance our client services with 21st century tools and be at the forefront of property industry innovation”.

The $30.5M project located just west of the downtown core of Toronto finished construction in late 2010 and was seeking silver certification under the LEED Core & Shell program offered through the US Green Building Council (USGBC).  At project completion and upon review by the USGBC and GBCI it was awarded LEED Gold certification. This distinction is a first for the city of Oakville becoming Oakville’s first LEED Gold Core and Shell building. It also shares elite company as being only the sixth LEED Gold Core and Shell building in all of Ontario and fifteenth in the entire country.

Some of the achievements of this ground breaking building:

- LEED -Core & Shell Gold Certification

- 41% Water Use reduction

- 25% cost savings in energy usage

- Green-e accredited Tradable Renewable Certificates (RECs) equal to 94.9% of the predicted annual electrical consumption over a two year period

- 78% diversion of on-site generated construction waste from landfills.

- 22% of the total building materials content, by value, have been manufactured using recycled materials

- 21% of the total building materials value is comprised of building materials that have been extracted, harvested or recovered, as well as manufactured within 500 miles of the project site.

- 93% of the total wood based building materials are harvested from FSC certified forests.

- 94% of all regularly occupied areas have direct lines of sight to outside through exterior windows.

As a consultant to Cobalt Engineering, CDML provided Sustainability, LEED, and Energy consulting services to the project.