KINSMEN RAVINE ESTATES
NEWTON KINSMEN HOUSING SOCIETY
11030, RAVINE ROAD, SURREY, BC, V3T 5S2
BC HOUSING
ENERGY STUDY REPORT
SEPTEMBER 2018
Background Description of Facility, Hardware
and Systems
5 BACKGROUND DESCRIPTION OF FACILITY, HARDWARE AND SYSTEMS
5.1 Overview
5.1.1 Facility Description
Figure 1: Kinsmen Ravine aerial view
Facility Kinsmen Ravine Estates is a multi-unit residential building with
underground parkade and children daycare facility. This energy study
focuses on daycare building and underground parkade.
Description: Kinsmen Ravine facility has one (1) daycare building, sixteen (16) 2-
bedroom units, eight (8) 3-bedroom units, four (4) 4-bedroom units,
and two (2) 3-bedroom handicap units. The underground parking is
located in the south-west corner of the facility.
Facility Age: Kinsmen Ravine Estates was built in 1993.
Facility Size: The daycare building and underground parking have a total area of
approximately 15,287 ft².
Type of Use: The daycare facility operates 7 am to 6 pm from Monday to Friday year-
round.
Structure: Concrete and wooden framed structure.
Background Description of Facility, Hardware
and Systems
Heating and
Ventilation
System:
Heating and Ventilation – Space heating and ventilation is provided by
one (1) forced air furnace unit located in the storage area of the
building. The unit has capacity of 100,000 Btu/hr.
Physical
Condition:
In general, mechanical equipment are at the end of their economical
life.
Envelope: The building envelope of Kinsmen Ravine Estate is in average condition.
Occupancy: The projected occupancy of the building is the same as the present
occupancy as no changes are planned.
5.1.2 Facility Utility Accounts and Rates
In this building, tenants pay for their own electricity and natural gas use. The society pays
for the utilities for daycare building and underground parking.
The utility rates used to calculate energy savings throughout this report are as follows:
5.1.2.1 Electricity
Consumption charge: $0.1173/kWh (BC Hydro – Small General Service Rate)
5.1.2.2 Gas
Consumption charge: $5.822/GJ (FortisBC – Natural Gas Rate 2)
Background Description of Facility, Hardware
and Systems
5.2 Mechanical Systems
5.2.1 Heating and Ventilation System –Daycare Building
Space heating and ventilation to the daycare building is provided by one (1) “Rheem” gas
fired forced air furnace unit located in the storage room. The conditioned air is supplied to
corridors and rooms through a discharge grille located throughout the building. The unit is
original to the building (1993). The unit has maximum input capacity of 100,000 BTU/hr.
The supply air temperature is controlled by a thermostat located in the daycare area of
the building.
Figure 2: Forced Air Furnace Unit
Figure 3: Supply Air Temperature Controller
The storage room houses a forced air furnace and DHW storage heater as shown in Figure
4. During site audit, it was found that the same room is used to store different items along
with the heating equipment.
Forced Air
Furnace Unit
Background Description of Facility, Hardware
and Systems
Figure 4: Storage Room
The sprinkler room in underground parking is served by one (1) electric baseboard heater
as shown in Figure 5.
Figure 5: Electric baseboard heater
5.2.1 Exhaust Systems
Air is exhausted from the two (2) washrooms by two (2) dedicated ceiling mounted
exhaust fans. The air is exhausted directly to the atmosphere through discharge cowls on
the roof. These exhaust fans are controlled manually by a switch.
Figure 6: Exhaust Fan in Washroom
Background Description of Facility, Hardware
and Systems
5.2.2 Domestic Hot Water Systems
Domestic Hot Water (DHW) to the building’s plumbing fixtures is provided by one (1)
“RHEEM RUUD” domestic hot water heater (model# RF82-156C) located in the storage
room. The unit has input capacity of 156,000 BTU/hr and storage capacity of 82 gal. The
unit was installed in 1993 and is deemed to be at the end of its rated economical life as
determined by ASHRAE (American Society of Heating, Refrigerating and Air-
Conditioning Engineers).
Figure 7: Domestic Hot Water Storage Heater
5.2.3 Laundry Facility
The daycare building has one (1) laundry room. There is one (1) coin-operated front-
loading “MAYTAG” electric washing machine, and one (1) “MAYTAG” front-loading electric
dryer.
Figure 8: Dryers (left) and washing machines
The following table provides a summary of the Heating and Ventilation Systems.
Background Description of Facility, Hardware
and Systems
Table 3: Overview Heating and Ventilation Systems and Areas Served
Name Area Served Description
Forced air furnace Whole Building RHEEM RGLE-10EQAGB
Domestic hot water
storage heater
Whole Building RHEEM RUUD RF82-156C
5.2.1 Typical Residential Suite System Description
Space heating and ventilation to each residential suite is provided by an in-suite forced air
furnace as shown in Figure 9. These forced air furnaces are manually controlled using
adjustable thermostats. Domestic hot water (DHW) is provided by dedicated DHW storage
tank water heater as shown in Figure 10. Each apartment has its own dedicated exhaust
serving the kitchen. The fractional HP fan motors are controlled by manual switch and
operate based on occupant usage. Each apartment is equipped with a refrigerator.
Figure 9: Typical Forced Air Furnace Unit – Residential Suites
Figure 10: Typical DHW Storage Heater – Residential Suites
Background Description of Facility, Hardware
and Systems
5.3 Heating and Ventilation Control System and Strategy
5.3.1 Control System
The facility does not have a central DDC controls system. The heating and ventilation units
are controlled via standalone thermostats. The forced air furnaces in the residential suites
are controlled by an adjustable thermostat as shown in Figure 11. The exhaust fans in
washrooms and kitchen are manually controlled by switches.
Figure 11: Thermostat for Forced Air Furnace
5.3.2 Maintenance and Operating Issues
The forced air furnaces and DHW storage heaters in the facility are at the end-of-
economic life and are requiring an increasing amount of repair.
The building envelope is deemed to be in average condition. Some envelope deficiencies
were observed including high rates of outdoor air infiltration through poorly sealed
entrances and exits. Doors and windows that are poorly sealed require additional heating
to maintain the building at desired temperature. Envelope upgrades could improve the
building’s overall R-Value.
Figure 12: Entrance to Outside Play Area – Daycare Building
Poor Door Seal
Background Description of Facility, Hardware
and Systems
5.3.3 Heating and Ventilation Equipment Tables
A complete inventory of heating equipment is provided in Appendix A.
5.3.4 Asset Management
Kinsmen Ravine Estates was built in 1993. It is typical with existing building that retrofits,
and upgrades take place throughout its lifespan and as such the record documentation
should be updated to ensure that efficient operation and maintenance can occur. It has
been well documented and proven on numerous facilities throughout Canada that
substantial energy and maintenance savings occur on facilities that actively participate in
an ongoing active asset management plan with paybacks ranging from 2-6 years.
It is highly recommended that a new active asset management strategy is implemented in
conjunction with the existing facilities team. A budget cost for an active asset
management strategy, including equipment asset renumbering/verification and new all-
inclusive operation and maintenance manuals is approximately $3,000.
Background Description of Facility, Hardware
and Systems
5.4 Electrical & Lighting Systems
5.4.1 Description of Electrical Systems
Electrical power to the facility is distributed at 120/208V and is used for the facility’s
internal and external lighting, plug loads and mechanical equipment.
5.4.2 Lighting Description
The lighting in the daycare building at Kinsmen Ravine Estates is a mixture of T12 linear
fluorescent fixtures, screw-in incandescent lamps, LED exit signs and LED luminaires in
corridor as shown in Figure 14.
Figure 13: Code Compliant Exit Sign
For a detailed inventory of luminaires in the facility, refer to Table 55 in Appendix A.
Figure 14: Lighting in Daycare Building
Background Description of Facility, Hardware
and Systems
Figure 16: External Lighting
Figure 17: Underground Parking – LED luminaire (left) and linear fluorescent (right)
Background Description of Facility, Hardware
and Systems
5.4.3 Maintenance Issues
The site audit did not reveal any outstanding maintenance issues with the electrical
systems.
5.4.4 Non-mechanical Loads
The primary non-mechanical loads are related to the lighting, communication equipment
and plug loads.
• Total installed lighting power capacity: 5.0 kW
• Estimated annual lighting electricity consumption: 18,948 kWh
5.4.5 Lighting Levels
The lighting levels throughout the facility were within the recommended range in most
areas. In daycare classroom, lighting levels were lower than recommended levels as shown
in below table.
Figure 18: Lighting Levels in Facility
Measured light levels with available guidelines are summarized in the table below.
Table 4: Kinsmen Ravine Estates Illumination Levels1
Areas
Reference Lux Levels
Guidelines
Average Lux Levels Measured
During Site Audit
Corridor 50 – 100 190 – 215
Daycare Classroom 300 – 500 230 – 250
Laundry 150 – 300 160
Storage Room 50 – 300 45 – 90
1 Illuminating Engineering Society of North America (IESNA) 10th Edition
Background Description of Facility, Hardware
and Systems
5.4.6 Lighting Control System and Strategy
The facility has no automated lighting control system. General lighting circuits are
controlled manually via wall switches. Exterior lighting is controlled via timer.
5.4.7 Plug Loads and Auxiliary Equipment
Plug loads include computers, copiers and scanners in the office, in-suite plug loads, and
laundry equipment.
Energy Accounting System
6 ENERGY ACCOUNTING SYSTEM
6.1 Description of Energy Accounting Methodology
Assessing energy use and evaluating efficiency is undertaken by benchmarking the facility’s annual
energy intensity (equivalent-kWh/m2/yr). This measure of building energy use must then be
referenced against buildings of similar vintage, climatic region, use, and type.
In order to best prioritize and discuss energy conservation opportunities at the facility, an
estimated end-use breakdown has been developed. This breakdown represents the probable
energy consumption by end-use based upon historical annual utility records, detailed data on
equipment and systems installed, and an understanding of facility operation strategies.
6.2 Historic Utility Records and Energy Intensity
The utility records and annual consumption profile for daycare building and underground parking
are summarized in the following table from June 2016 to May 2018. The utility records indicate a
relatively consistent consumption of energy over the last two (2) years.
The Newton Kinsmen Society pays for all utilities in daycare building and underground parkade.
The daycare building is served by three (3) BC Hydro electricity meters and one (1) FortisBC
natural gas meter.
Tenants pay for their own electricity and natural gas consumption. This study focuses on daycare
building and underground parking only.
Table 5: Summary of Historic Utility Records and Energy Intensity – Daycare Building
Year
Electricity Gas
Total Energy
Intensity
Peak
Month
Demand
Consumption Annual
Utility
Cost
Consumption
Annual
Utility Cost
[kW] [kWh] [kWh/m2/yr] [GJ] [e-kWh/m2/yr]
[e-kWh/
m2/yr]
June
2016 to
May
2017
Not
Available
25,049 17.6
Not
Available
48.4 9.5
Not
Available
27.1
June
2017 to
May
2018
Not
Available
25,341 17.8
Not
Available
44.4 8.7
Not
Available
26.5
Energy Accounting System
Figure 19: June’16 to May’17 Annual Utility (Electrical and Gas Consumption) Profile
Figure 20: June’17 to May’18 Annual Utility (Electrical and Gas Consumption) Profile
Energy Accounting System
Figure 21: June’16 to May’17 Annual Electrical Consumption Profile
Figure 22: June’17 to May’18 Annual Electrical Consumption Profile
Energy Accounting System
Figure 23: June’16 to May’18 Annual Electrical Consumption Profile
The base natural gas load in the summer reflects domestic hot water use.
Figure 24: June’16 to May’17 Annual Natural Gas Consumption Profile
Energy Accounting System
Figure 25: June’17 to May’18 Annual Natural Gas Consumption Profile
Figure 26: June’16 to May’18 Annual Natural Gas Consumption Profile
Energy Accounting System
6.2.1 Heating Degree Day (HDD) Comparison
The annual gas consumption has been compared to heating degree days (a measure of
how cold the weather is) and this profile below shows that usage relates well to heating
degree days (HDD).
Figure 27: June’16 to May’17 Annual Natural Gas Consumption Profile Compared to HDD
Figure 28: June’17 to May’18 Annual Natural Gas Consumption Profile Compared to HDD
Appendix A: Inventory of Heating and
Ventilation & Electrical Systems
10 APPENDIX A: INVENTORY OF HEATING AND VENTILATION & ELECTRICAL SYSTEMS
10.1 Heating Systems
Table 54: Inventory of Heating and Cooling Equipment.
#
Designation
Location
Area of
Service
Manufacturer Model # Serial #
Forced Air
Furnace
Unit
Storage Room –
Daycare
Building
Whole
Building
Rheem
RGLE-10EQAGB AG5D302
DHW
storage
heater
Storage Room –
Daycare
Building
Whole
Building
Rheem Ruud RF82-156C
RCN
1292D08447
10.2 Lighting Systems
Table 55: Inventory of Lighting
Room name Luminaire type Qty
Office T12-40W-2L-4ft-Mag 2
Corridor Standard LED-15W-Ceiling Dish 4
Laundry T12-40W-2L-4ft-Mag 2
Washroom Incand-A19-40W-4L 2
Daycare classroom T12-40W-2L-4ft-Mag 10
Daycare storage room Incand-A19-40W 2
Underground parking T8-32W-1L-4ft-Elec 15
Underground storage – 1 T12-40W-2L-4ft-Mag 2
Underground storage – 2 T12-40W-1L-4ft-Mag 4
External Standard LED-15W-Ceiling Dish 7
External LED-52W-Wallpack 2
External LED-80W-Wallpack 6
External LED-26W-Wallpack 6
Underground parking LED-26W-Garage light 9
Underground parking LED-26W-Wallpack 19
Exit signs Exit-LED fixtures 5
Pole lights Pole-100W-MH 2
Flood lights PAR38-90W 10
ECM 01: Replace Existing Forced Air Furnace Unit with High Efficiency Air Source Heat
Pump Unit
The existing “Rheem” gas fired forced air furnace provides heated air to the building. The unit is
original to the building (circa 1993) and it is at the end of its rated economical lifespan and failures
due to age will increase in the future. Greenhouse gas emissions reductions (tonnes e-CO2/yr)
and energy savings would be observed if the existing unit is replaced with an air source heat
pump.
Total ECM 01 cost: $9,000
ECM 02: Replace Existing Forced Air Furnace with High Efficiency Condensing Air Furnace
Unit
The existing “Rheem” gas fired forced air furnace provides heated air to the building. The unit is
original to the building (circa 1993) and it is at the end of its rated economical lifespan and failures
due to age will increase in the future.
Total ECM 02 cost: $900
Consumption Consumption
kWh GJ ekWh ekWh
January 2,566 3.40 941 3,507
February 2,266 5.34 1,479 3,745
March 2,403 5.43 1,503 3,906
April 2,214 4.34 1,202 3,415
May 2,125 3.10 860 2,985
June 1,928 2.00 554 2,482
July 1,903 1.60 444 2,347
August 1,867 1.87 517 2,384
September 1,938 2.69 745 2,684
October 2,131 4.18 1,157 3,288
November 2,257 5.59 1,548 3,805
December 2,558 7.07 1,959 4,518
Overall: 26,156 46.60 12,909 39,065
January 2,368 6.54 1,813 4,180
February 2,137 5.35 1,482 3,619
March 2,155 5.09 1,411 3,565
April 2,009 3.76 1,040 3,049
May 2,003 2.89 800 2,803
June 1,887 2.45 678 2,565
July 1,901 2.08 575 2,476
August 1,909 1.92 532 2,441
September 1,948 2.75 760 2,708
October 2,096 3.87 1,072 3,168
November 2,166 5.06 1,403 3,569
December 2,399 7.20 1,994 4,393
Overall: 24,978 48.95 13,558 38,536
January 2,119 5.49 1,522 3,641
February 2,209 5.39 1,492 3,701
March 1,970 4.99 1,384 3,354
April 1,955 4.64 1,284 3,240
May 2,045 3.61 999 3,043
June 2,030 2.68 743 2,773
July 2,090 2.24 622 2,711
August 2,343 2.31 640 2,983
September 2,060 2.52 697 2,757
October 2,075 3.67 1,018 3,092
November 2,328 5.18 1,435 3,763
December 2,463 5.75 1,593 4,056
Overall: 25,687 48.48 13,428 39,115
January 2,437 5.99 1,658 4,095
February 2,152 5.43 1,505 3,658
March 2,248 5.67 1,571 3,819
April 2,076 4.32 1,195 3,272
May 2,064 3.16 875 2,939
June 1,909 2.29 634 2,543
July 1,936 1.84 510 2,447
August 1,916 1.29 357 2,273
September 1,932 1.41 390 2,322
October 2,102 4.17 1,155 3,257
November 2,108 5.71 1,582 3,690
December 2,523 5.79 1,604 4,127
Overall: 25,404 47.07 13,037 38,441
2015
2016
2017
2018
Fuel Total
Month
Electrical Energy Total
ConsumptionYear
