Hydro One Office Suite 483 Bay Street, 6th Floor, South Tower, Toronto LEED-CI Case Study

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1 Hydro One Office Suite 483 Bay Street, 6th Floor, South Tower, Toronto LEED-CI Case Study General Description Hydro One Networks Inc. is wholly owned by the Government of Ontario. Hydro One delivers electricity safely, reliably and responsibly to homes and businesses across the province of Ontario. It owns and operates Ontario s 29,000-kilometre high-voltage transmission network that delivers electricity to large industrial customers and municipal utlities, and a 123,000 kilometre low-voltage distribution system that serves approximately 1.3 million end-use customers and smaller utilities in the province. Site Hydro One leases space at Bell Trinity Square, which is located at 483 Bay Street in downtown Toronto, after an extensive review and selection process. Hydro One s mission includes making socially and environmentally responsible decisions, and stewardship is a core value of the company. One of the elements in the consideration of the head office location was the requirement for the facility to be LEED certified. 483 Bay Street is certified Gold under the USGBC LEED for Existing Buildings rating system. The office location is in close proximity to many transporation options, including a variety of transit routes (bus, streetcar and subway). Approximately 90 percent of Hydro One employees utilize public transit. Our demographics study confirmed that many of our newer employees reside in the downtown area. The building is within walking distance to both residential and commercial areas. Located beside Toronto s Eaton Centre, the location provides for many ammentities enjoyed by our employees. Hydro One Networks Inc. Page 1

2 Project Planning At the very early stages of project planning, Hydro One Executives set their expectations for this pilot project that it be certified under the LEED (Leadership in Energy and Environmental Design) Canada Green Building rating system for Commercial Interiors. The project team established sustainable design goals early in the planning process, by identifying the LEED elements that the project would need to achieve, recognizing elements achieved as a tenant in a LEED certified building. Hydro One s Office Suite is a LEED-Commercial Interior project located on the 6 th floor of the South Tower. This is a pilot project for Hydro One which will be used as a model for creating healthy office space for its employees and an example for future renovation projects. Design and Construction The design process incorporated elements from our Senior Executives vision and the business requirements of the various work units. Initial design ideas for the project were developed in concert with the building owner representatives and other business partners. Concept plans included key design drivers to meet Hydro One s operational needs which included open collaborative workspaces to foster team work and coaching, diverse meeting spaces, day lighting, views and an inviting space to encourage employee engagement. The Hydro One office suite design includes a lunchroom, open office space, private offices, various types and sizes of meeting rooms and informal meeting areas. Hydro One embraced this opportunity to incorporate new videoconferencing technology. The introduction of these tools is expected to contribute to a significant reduction in employee business travel. The integrated design and construction team held numerous meetings to communicate the process of documenting LEED criteria but also the larger vision for the design. The team reviewed LEED criteria and submittals during each weekly construction meeting. Hydro One Networks Inc. Page 2

3 Water Reduction and Energy Efficiency As a tenant in Toronto s first LEED EB Gold Certified building, there are many advantages. As well as being environmentally sustainable, lowering operating costs is a positive benefit. In their pursuit of LEED Existing Building certification, the landlord has completed many base building improvements including HVAC improvements, water efficient washroom fixtures and light fixture retrofits to name but a few. In Hydro One s design, a low-flow kitchen sink faucet was installed. Overall, the installed fixtures reduce the consumption of potable water by 30% compared to conventional fixtures. To reduce lighting power consumption, the design team and Hydro One considered a variety of options, including different fixtures types and design strategies. The decision was made to concentrate on adjusting the base-building lighting grid of fluorescent fixtures to target a minimum 15% reduction in the lighting power density. LED fixtures were incorporated where appropriate to meet additional lighting needs in certain areas. These strategies proved to be a success, resulting in a well-illuminated space with a power density being reduced 20.5% below the ASHRAE standard for office spaces. The HVAC system in the building was recently retrofitted. The installation of two new condensing boilers with accompanying controls, allows for recovery of latent and condensation from the exhaust gases in the flue, and to utilize this to heat the cool water in the returning stream. The new boilers handle 80 % of the load of the property. The boiler architecture helped reduce fuel consumption and increase energy efficiency. Since the retrofit, the boilers have delivered 90 % efficiency; reducing natural gas use by nearly 188,000 BTU s per year. The building perimeter is served by a perimeter induction system with high pressure outdoor air units to provide necessary ventilation while satisfying thermal requirements. This system addresses each solar exposure separately and allows for heating and cooling zones to be separated. High-occupancy areas are also zoned separately and equipped with dedicated VAV boxes. The system also reduces power consumption through a variable frequency drive on the compartment room fan. Hydro One Networks Inc. Page 3

4 In addition to systems design considerations, ENERGY STAR equipment and appliances are used to further reduce power consumption. Hydro One has a purchasing program in place that commits to purchasing equipment and appliances with the ENERGY STAR qualification whenever feasible. Almost all equipment in the new suite including computers, copiers, AV equipment and kitchen appliances are ENERGY STAR -rated. Hydro One engaged an independent third-party commissioning agent to complete an enhanced commissioning program for the suite. This ensures that all systems were designed, installed and tested to meet the owner s performance requirements, as well as providing for training for operating personnel on efficient use of newly installed equipment. Responsible Material Use Hydro One has made a 10-year comittment with a lease in place for the office suite. The long term will decrease the need for new renovation materials and other resources required for transportation and packaging associated with renovations caused by more frequent relocation. The design and construction of the office suite took into consideration the environmental impact of the materials being used on the project. The project team incorporated the use of construction materials with recycled content to help reduce the impact on virgin resources and encourage diversion of materials from landfill back into the manufacturing stream. Approximately 27% of the construction materials and furniture budget was dedicated to the purchase of recycled content; such as materials as carpet tiles that have over 65% recycled content, steel studs have 45%, acoustic insulation have 75% and drywall has over 95%. Locally manufactured materials made up over 69% of the construction material and furniture budget. Examples of regional materials used on the project include almost all furniture, drywall, steel studs, ceiling suspension system and reclaimed wood. Hydro One Networks Inc. Page 4

5 To decrease environmental impacts during the demolition and construction phase, a construction waste management plan was put in place that diverted nearly 97% waste material from the landfill. Diversion methods included recycling of metal, drywall, carpet, ceiling tiles and cardboard which were sent to specific recycling facilities; and the reuse of ceiling tiles at Bell Trinity Square and reuse of plastic packaging by the millwork trade for transporting finished products from their shop to the project site. To reduce waste generated during occupancy, the suite design provides for convenient bins for recyclable material and organics so occupants and visitors can fully participate in the building s recycling program. High waste areas including copy rooms and the lunchroom were designed to accommodate enough daily storage for recyclables before materials are transported each night to the building s loading dock for further storage until picked-up by the waste management company. Indoor Environmental Quality To improve indoor air quality for employees and visitors, Hydro One restricted the use of construction products that emit high levels of chemicals; low-voc paints, primers, adhesives and urea formaldehyde-free composite wood products were used on the project. Carpeting was specified to be Green Label Plus, Systems furniture and task chairs were specified to be GreenGuard certified; In addition, design and construction strategies were used to ensure improved indoor air quality and occupant comfort. This included an indoor air quality plan which was implemented during the construction phase to ensure that measures were taken to reduce contamination with dust and chemicals as much as possible. Carbon dioxide sensors have also been installed in high-density areas such as meeting rooms to ensure adequate fresh air is being provided. Hydro One Networks Inc. Page 5

6 Innovation and Design Process Hydro One has implemented the Greener Choices program, a corporate-wide sustainability initiative. The following key elements and objectives for the program include, reducing energy consumption on a per square foot basis and incorporating energy efficiency and environmental protection into design of new facilities, providing relevant, practical information and tools for employees to reduce their energy use and environmental impacts through an employee communication and engagement program, promoting waste reduction and recycling, where safe and practical, minimizing environmental impact with purchasing decisions and practices that minimize energy consumption of computers and printers on a per unit basis. Hydro One has established an education program which includes a comprehensive presentation that is displayed continuously on LCD monitors within the space as well as a case study that enables both employees and visitors to learn about the green features of the new space. The presentation is displayed on five monitors located in various locations including the entry vestibule and lunchroom that scroll through a slideshow on different aspects of the suite s green features. For those interested in learning more, the case study is available on the corporate website. Hydro One hopes that this commerical interior pilot project along with the education program will inspire company decision makers to continue renovating and constructing all their spaces in a healthy and sustainable way. Hydro One Networks Inc. Page 6

7 Tips for Designing and Constructing a Greener Space Site Selection If you are embarking on a relocation or expansion project, consider searching for a space an area accessible by public transit and within walking distance of higher-density residential areas and a variety of services. This leverages the surroundings to benefit employees by providing options for transportation and amenities in the vicinity of the building. Long-term employees may have the option of relocating closer to the workplace in the future, which also helps reduce the burden of single occupant vehicles used for daily commuting. Water Efficiency Saving water is getting much easier - low-flow toilets, waterless urinals, and dual flush options on plumbing fixtures have become widely available. Retrofit kits and additions such as vandal resistant aerators and flow restrictors are a good option when approaching a project with base building fixtures in place. If plumbing fixtures are going to be replaced, consider Dual Flush High Efficiency toilets which provide a full flush of 1.6 gpf (6.0 LPF) as well as a half flush at 0.8 gpf (3.0 LPF) when a full flush is not required. The newest technology in flush valves incorporate 1.6 gpf (6.0 LPF) flush rates to save water with an automatic generator which enables a hydro-powered turbine that charges the power supply of the automatic sensor, eliminating the need for a battery replacement or external power for up to 10 years. Energy Efficiency Using equipment that is Energy Star Rated demands 30-75% less electricity than standard equipment. Energy Star products help eliminate wasted energy through more energy-efficient designs, using less energy to perform regular tasks. A common feature on Energy Star electronic equipment is that it automatically enters a low-power mode when not in use. A wide variety of kitchen appliances including fridges and dishwashers are also available in the market. Waste Diversion Managing your construction waste ensures that wherever possible construction debris and garbage is diverted from landfill. To help in this process all materials can separated into individual bins on site or a waste hauler can be contracted to complete the sorting offsite. It is important to communicate the intention and the process to anyone working on site. To assist with diversion in the operations phase, design millwork with dedicated compartments for recyclable materials and organics, and ensure you leave enough room in copy rooms for large recyclable and shredding bins. Recycled Content If a building or renovation project reduces the amount of virgin material used for the new products it requires, the result is a positive impact on the environment. Examples of products that be specified with high recycled content include drywall with 94% recycled content, ceiling tiles with 71% recycled content and insulation with 75% recycled content. Using a reclaimed material, such as reclaimed pine barn board for a feature wall, can add visual interest and reduce use of virgin materials. Think Locally Using materials that are sourced, and manufactured within your nearby geographic boundary allows your project to reduce its ecological footprint by reducing the distance materials must travel to reach their final destination. Working with local product and furniture manufacturer enables just that. Custom millwork and a wide variety of furniture including systems furniture and chairs are available from manufacturers in or nearby the Southern Ontario region. Hydro One Networks Inc. Page 7

8 Low-emitting products Tenant fit-outs can introduce a range of chemicals within the space, which can release harmful chemicals into the air either during the curing stage or later on through a process called off-gassing. Using products that have a low VOC (Volatile Organic Compound) content are a safer alternative. Look for low-voc content levels in all wet-applied products, including adhesives, sealants and paints. Carpet products certified as Green Label or Green Label Plus are the best choice for carpet, and try to restrict the use of composite that use urea formaldehyde as a binder using exterior grade plywood is better as its binder is more stable and for MDF and particle board, look for products manufactured by Sierra Pine or Flakeboard. Let the sun in Design a workspace that allows for natural lighting to occur. Allowing the greatest number of employees access to daylight and views at their primary workstations creates a happier, healthier, more productive environment. Try to design the space by locating rooms that are not occupied all day in the core of the space, with regularly-occupied work stations around the perimeter. Glass partitions can be used to create private offices that still allow occupants access to views and daylight. Collaboration The most successful design processes are ones that involve collaborative effort. By engaging all the team members, goals can be communicated and aligned from project initiation and the communal effort of the team allow for a synergistic approach. Integration of design elements and systems can begin in the early stages of the project, which can eliminate coordination issues that can cause headaches and add cost when discovered later. Hydro One Networks Inc. Page 8