Bayshore ReCx Investigation and Analysis Report

BAYSHORE SHOPPING
CENTRE
RETRO-COMMISSIONING
INVESTIGATION AND ANALYSIS
Date: March 1, 2016
–
WSP Canada Inc.
2300 Yonge St, Suite 2300
Phone: +1 416 644-1539

Fax: +1 416 487-9766
www.wspgroup.com
i
SIGNATURES
PREPARED BY
Cara Sloat, P.Eng, LEED AP BD+C

Senior Engineer, Sustainability & Energy
416-871-2272
REVIEWED BY
Eric Chisholm, P.Eng., CEM, LEED AP

Technical Lead
416-644-1369
Ariel Feldman, P.Eng., LEED AP O+M

Project Manager
416-644-0420
Bayshore Shopping Centre WSP

Ivanhoé Cambridge No 151-07825-00
Sept 2015
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EXECUTIVE SUMMARY
This report summarizes the findings of the Investigation and Analysis phase of the retro-commissioning
project at Bayshore Shopping Center. All costs and energy consumption values are reported for the
common spaces in the building, which are under the control of Ivanhoe Cambridge. These spaces, and
ancillary energy associated with construction and renovation activities from 2012-2015 during the reporting
period, consume about $1,000,000 worth of energy each year. This energy use results in a common space
energy intensity of 35.8 ekwh/sf, which means Bayshore uses more energy than the Ontario average and
about the same as the BBEER average for an enclosed shopping mall nation-wide. This is in part due to
system age; in part due to extensive outdoor lighting loads; and in part because cooling and ventilation is
supplied for tenants by the base-building mechanical system in the addition.
Bayshore Shopping Center’s operations staff are dedicated and diligent, and equipment reviewed was in
good working order.
We identified a number of opportunities based on a combination of site visits, operator interviews,

operational tests and trend analysis. These have been split up into five categories:
Operational Energy Conservation Measures – with low or no cost to implement;

Equipment & Retrofit Measures – with significant cost;
Measures for Consideration – with longer paybacks but other desirable outcomes
Dismissed Measures – which were considered, but are not recommended at this time; and.
Other Findings – Which may improve building operation but not necessarily save energy
We estimate that once all of the energy conservation measures identified in this report are implemented,
the savings, costs, and payback would be as shown in the graphics below. Projects which do not save
energy are not included in this total. Cost savings and payback are based on historic utility rates. Future
utility rates are on the rise in many jurisdictions. Higher utility rates result in higher, more attractive cost
savings.
BBEER Average: 34.5
Potential: 31 Ontario Average: 21.2
Current: 35.8
ENERGY INTENSITY IMPACT (ekWh/ft2/year)

February 2016
iv
Some of the most significant opportunities found at the building include:
The opportunity to improve energy performance through modification of the Distech BAS. The
customizable Distech Niagara AX platform will allow most of these changes without hardware
costs. The system currently satisfies comfort conditions, but we detected significant operating
inefficiencies, such as:
the new addition’s VSD pump and closed circuit cooling tower fans are operating at
significantly higher speeds than appear required based on building load;
there is only one operating schedule for the whole building, current assigned as 6:00am
– 11:00pm every day. We make several recommendations to more closely match
equipment schedule to operational requirements
lighting is not controlled by the system
set-points are higher than required, and set-backs may not be in place.
The BAS doesn’t have analytics, making it difficult for operators to detect and resolve
problems. Implementing an Analytics Program to collect, store, analyse data, and
identify further opportunities for operation improvements and cost reductions.
Set-back opportunities for electric resistance heaters in vestibules, loading docks, and utility
spaces;
Space conditioning load reduction options for the existing mall, including turning off the first and
second story RTUs to reduce required hours of operation, and installing a solar heat gain
reducing film to all skylights to reduce cooling requirements, and,
Replacing T8 fluorescent lamps with TLED lamps.
To realize the benefits outlined in this report, the measures identified must be implemented. We have
recommended a next step for each measure. Depending on the size, complexity, and volume of projects,
you may need to prepare engineering designs and/or specifications, develop bid documents for competitive
quotes, manage construction review and/or contract administration, commission systems, verify installation
as intended, train operators on system changes, and measure performance improvement. WSP can
provide the expertise and services that will lead to successful completion of conservation measures.

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TABLE OF CONTENTS
1 INTRODUCTION .............................................................................2
1.1 AUTHORIZATION.................................................................................................. 2
1.2 BACKGROUND ..................................................................................................... 2
1.3 OPINIONS OF COST ............................................................................................. 3
2 EXISTING ENERGY PERFORMANCE ...........................................4

2.1 ANNUAL ENERGY COSTS .................................................................................. 4
2.2 ENERGY PERFORMANCE BENCHMARKING .................................................... 5
2.3 TARGET SETTING ................................................................................................ 5
3 KEY FINDINGS ...............................................................................6
4 NEXT STEPS ..................................................................................8

4.1 LIGHTING RETROFIT MEASURES ...................................................................... 9
APPENDICES
APPENDIX A: MASTER LIST OF FINDINGS
APPENDIX B: METHODOLOGY
APPENDIX C: MEASUREMENT AND VERIFICATION OPTIONS
APPENDIX D: SYSTEMS NARRATIVE
APPENDIX E: UTILITY DATA
APPENDIX F: END-USE BREAKDOWN
APPENDIX G: TRAINING PLAN
APPENDIX H: LIMITATIONS

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1 INTRODUCTION
1.1 AUTHORIZATION
This report was prepared at the request of Rob Simpson, Manager Operational Sustainability and
Energy at Ivanhoé Cambridge, for Bayshore Shopping Centre in accordance with our proposal dated
July 9, 2015.
1.2 BACKGROUND
Ivanhoé Cambridge is committed to retro-commissioning, energy performance, and occupant comfort.

At Bayshore Shopping Centre, Ivanhoe Cambridge has undertaken a number of energy conservation
initiatives over the last few years, including but not limited to: implementation of DDC lighting controls
systems, LED lighting upgrades in new and renovated areas (2014) including exterior areas, inclusion
of heat recovery in the building’s new air handlers, and investment in a high-performance heating and
cooling plant for the new addition.
Bayshore Shopping Centre is a 3 story shopping mall built in the early 1970s, with a major renovation
and addition completed in early 2015. The new addition includes a relocated and expanded food
court, and increased the building gross floor area by about 300,000ft.2
Bayshore Shopping Centre is performing about average relative to other Canadian enclosed
shopping centres in terms of energy performance, but significantly above the Ontario average. The
intent of this investigation is to understand opportunities to help the mall improve energy
performance.
The purpose of this report is to:

Identify opportunities to optimize the performance of the legacy and new base building’s energy-
consuming systems and identify low-cost energy conservation measures.
Provide a list of any maintenance issues found during the functional testing.
List potential capital improvements that merit further consideration which affect immediate
purchasing.
Provide the following tools to assist with future building operation:
A Systems Narrative, located in Appendix D;
A System Manual, forwarded under a separate cover, showing all relevant and available
documentation about the building’s HVAC, Lighting and Controls systems.
A training plan, including recommended activities that focus on energy management and
efficiency
The key findings from the Walk-through Analysis and Electrical Survey and Analysis, presented
throughout this report.

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1.3 OPINIONS OF COST

The opinions of probable costs presented in this report should be considered preliminary budgets.
They are intended to be sufficient for making educated investment decisions and obtaining
preliminary project approval. Significant projects will typically require further investigation and design
to firm up construction budgets and timing. Unless noted otherwise, we have assumed that all the
measures identified in our report will be implemented as a single project. Actual costs may be higher
if projects are implemented individually. Costs do not include HST.
Incentives may be available for several of these ECMs. Based on each ECM’s projected consumption
savings, we have included an estimate of the potential eligible incentive value, less the anticipated
cost of incentive administration. You would need to apply for incentives before proceeding with any
work. The two incentives considered were:
The Independent Electricity System Operator (IESO) Retrofit Program provides financial
incentives to encourage the replacement or addition of equipment to achieve electrical demand or
consumption savings. The Retrofit Program incentive offers either $800/kW of peak demand
savings or $0.10/kWh of annual consumption savings for non-lighting projects, and half of this for
lighting projects (up to a maximum of 50% of the project cost). This program will expire on
December 31, 2015. IESO has indicated that they will continue with the program at the same
incentive levels but the details have not yet been published.
Enbridge provides financial incentives to encourage the replacement or addition of equipment to
reduce natural gas consumption. The Energy Efficiency Capital Improvement Incentive offers a
one-time retrofit incentive calculated on the projected first year’s natural gas savings at a rate of
$0.10/m3 saved.

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2 EXISTING ENERGY PERFORMANCE

Bayshore Shopping Centre is well maintained, and operated by engaged and knowledgeable staff.
The building includes a combination of legacy and modern equipment and controls throughout its
additions and renovations, relies fairly substantially on perimeter electric resistance heating, and as a
result consumes more energy for its size compared to the other commercial shopping malls we have
looked at in across Ontario.
The building has been going through major retrofits and additions over the last 2-3 years, with current
ongoing construction on the southwest parking structure. These major retrofits, and energy use
associated with the construction, have significantly affected the energy use profile of the building,
through:
• Lowered energy use in areas shut for renovation or due to service outages associated with
construction;
• Construction-related electrical and natural gas use;
• DDC control system impact (due to cut wires, construction-related overrides.)
2.1 ANNUAL ENERGY COSTS

Bayshore Shopping Centre is supplied with energy from two sources:
Electricity from Hydro Ottawa, the local electricity utility, and

Natural Gas from Enbridge, the local natural gas utility.
With the addition of the new retail space and snow melting capacity, Ivanhoé Cambridge is expected
to spend about $1,000,000 each year on energy for Bayshore Shopping Centre – about $900,000 for
electricity and $70,000 for gas.
Due to construction, the last two years have had lower energy consumption than would be expected
in a typical year, as parts of the mall were shut down for renovations, and new floor area was added.
More detail on the building’s historic energy consumption can be found in Appendix D. An estimated
breakdown of the building’s energy consumption by end use can be found in Appendix E.
TABLE 2-1: BASELINE DATA (SELECTED JAN 2014 – DEC 2015)

Equivalent
Utility Consumption Average Unit Cost Cost $/ft2
Consumption
Electricity 7,059,116 kWh 7,059,116 kWh 0.12 $/kWh 856,924 $ 2.97
Electricity 800 KW N/A 8.32 $/kW* 79,890 $ 0.28
Natural Gas 307,132 m 3 3,271,066 ekWh 0.23 $/m 3 69,105 $ 0.24
Total Equiv. Energy Consumption 10,330,182 ekWh Total Cost $ 1,005,919 $ 3.49
With a total common area floor area (GFA) of 288,258 ft2, this total energy consumption amounts to
35.8 ekWh/ft2.

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2.2 ENERGY PERFORMANCE BENCHMARKING
For context, we have also compared Bayshore Shopping Center’s energy use intensity (EUI)
with our database of other commercial buildings across Canada. As seen in the chart below, the
EUI of Bayshore Shopping Centre is higher than our database’s average. This means that the
building uses more energy for its size than the average building in our file.
The causes of increased energy use is in part due to system age; in part due to extensive
outdoor lighting loads; in part because cooling and ventilation is supplied for tenants by the
base-building mechanical system in the addition; in part because of parking lighting
requirements; and in part because Bayshore’s current equipment operating schedules and
lighting operation hours are higher than at other facilities in our database.
2.3 TARGET SETTING
An important step in managing your building’s energy consumption is having a target. Setting internal
energy targets or ones linked to industry programs can also help engage occupants in developing
and sustaining a culture of energy conservation.
The 2014 BOMA BESt Energy and Environment Report (BBEER) lists the average EUI for an
enclosed shopping center at 34.6 ekWh/ft2, though the average EUI for Ontario was only 21.2
ekWh/ft2. Your building’s common area is currently operating above both the BBEER Ontario and
Canada-wide average. If you implement all of the measures outlined in the Master List of Findings we
estimate that your EUI could be reduced to 31 ekWh/ft2 with a compelling 1 year combined payback.
We suggest that you set a short-term goal of achieving the estimated EUI of 31 ekWh/ft2 at Bayshore
Shopping Centre, and Consider setting future targets to support your team in progressing effectively
after this.

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3 KEY FINDINGS
Bayshore Shopping Centre’s energy systems are well maintained, and operated by engaged and
knowledgeable staff. The building includes a combination of legacy and modern equipment and
controls throughout its additions and renovations, relies fairly substantially on perimeter electric
resistance heating, and includes new systems the team is still working to fully commission to operate
at peak efficiency. Though a review of both the new and existing systems, this assessment was able
to propose a number of good opportunities for energy conservation.
Some of the most significant opportunities found at the building include:
Re-balance and verify sequence of operations controlling the new addition’s VSD pump
and closed circuit cooling tower fans to ensure that pump and fan operating speeds are at
minimum required values;
Reduce operating hours of the east addition’s make-up air units from the current assigned
6:00am – 11:00pm to more closely match actual building operation, and enable the heat
wheels in AHU-1,2,3 and 6 for energy recovery in both heating and cooling seasons;
Lower terminal unit space conditioning set-points in vestibules, loading docks, and utility
spaces;
Implement an Analytics Program to collect, store, analyse data, and identify further
opportunities for operation improvements and cost reductions.
Consider turning off the first and second story RTUs to reduce required hours of operation;
Replace T8 fluorescent lamps with TLED lamps; and,
Install a solar heat gain reducing film to all skylights to reduce cooling requirements.
The key findings of the Retro-Commissioning (ReCx) process are captured in the Master List of
Findings (located in Appendix A). The Master List of Findings is intended to be a “living document”
that can be added to as ongoing ReCx is embedded into the building operations day-to-day practices.
It is a record of all observations, however minor, made during the Investigation and Analysis Phase.
We have also provided strategies and guidance on how to maintain the potential savings associated
with each change, over time. These have been labelled as “persistence strategies” and consist
primarily of tasks or activities for the operations team.
The findings from our investigation have been divided into five categories:
1. Operational Energy Conservation Measures

Operational energy reduction strategies that do not require extensive equipment replacement, but
instead optimize existing systems for efficient operation.
2. Equipment & Retrofit Measures
Retrofit opportunities that require a capital investment.

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3. Measures for Consideration

Improvements to your system’s performance, control, and ability to operate that require additional
analysis to determine their economic feasibility. The savings achieved through the
implementation of measures within this category are not included within the project summaries
and totals provided. If these measures were to be implemented in conjunction with the
operational and retrofit measures there would be the potential for Bayshore Shopping Centre to
achieve a total energy reduction of 15%.
4. Other Findings
These measures identify opportunities which may improve building operation but not necessarily
save energy.
5. Dismissed Measures
Measures which were considered, but are not recommended at this time due to extended
payback periods, limited energy savings or high capital cost.
Due to the interactive nature of building systems, it is difficult to determine the total savings with
precision. However we estimate that the results of implementing the energy conservation measures
outlined in this report would be as follows:
You will save about 2,100,000 ekWh of annual energy consumption (21%);
You will save about $180,000 in annual energy cost (18%);
It will cost you about $450,000 (HST/GST not included) to implement the measures, and this work
may be eligible for incentives of about $100,000.
The simple payback will be about 21 months overall;
The building’s EUI will drop to about 31 ekWh/ft2/year.
All of the measures are itemized in the Master List of Findings (located in Appendix A).
The effects on health, safety, and comfort are only identified for measures if they are expected to
have a noticeable effect on the occupants. Your staff may require training on the use and
maintenance of new equipment or procedures. New equipment will require regular maintenance and
should be included in your preventative maintenance plan. Except where noted otherwise, extra
equipment will come at a small maintenance cost premium, which we anticipate will be far
outweighed by energy savings and/or occupant comfort anticipated.

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4 NEXT STEPS
This report presents measures that can reduce energy use at your building. To realize the benefits
outlined in this report, the measures identified must be implemented. Our description of each
measure includes our recommendation on how to proceed. Your next steps are to decide which
measures to implement, and how implementation will be managed. You will then need to engage
support, if appropriate.
Many of the operational measures can be implemented soon, to quickly improve building energy
performance. You may want to plan to verify that measures are completed and that the expected
benefit is achieved.
Depending on the size, complexity, and volume of retrofit measures, you may need to prepare
engineering designs and/or specifications, develop bid documents for competitive quotes, manage
construction review and/or contract administration, commission systems, verify installation as
intended, train operators on system changes, and measure performance improvement.
WSP can provide the expertise and services that will lead to successful completion of any or all of
these operational and retrofit measures. We anticipate the portion of implementation cost related to
the management support described above for all measures identified in this report will be on the order
of $90,000 (already included in ECM cost estimates found in the Master List of Findings).
We recommend the following next steps:
Review the potential measures listed in the Master List of Findings (Appendix A);
Decide which measures to implement;
Decide how implementation will be managed (and engage support, if desired);
Implement operational measures that are quick or low-cost;
Develop a formal scope of work and request quotes for more detailed or costly measures;
Implement these measures, or add them to your capital plan if they cannot be completed in the
current capital year;
Train operators on system changes and update building documentation; and
Measure performance improvement and verify measures are completed as planned.
To maintain the savings achieved by these measures, re-commissioning documentation can be used
as a basis for implementing an Ongoing Commissioning process. Ongoing Commissioning
encourages:
A culture that promotes ongoing attention to equipment operation

Persistent energy savings over time
Predictable system operability and controllability (by reducing unexpected mechanical failures)
Repeating the commissioning cycle for the life cycle of the building will help your team make periodic
adjustments to equipment and system operation as the requirements of your building and its tenants
change. We would be pleased to discuss the next steps with you and assist with implementing
selected measures.

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4.1 LIGHTING RETROFIT MEASURES

One of recommended Lighting ECMs involves retrofit opportunities that require capital investment.
LED technology is rapidly changing as costs decrease and efficiency increases. Our opinions of cost
and savings in this report reflect the latest trusted and commercially available technology. If this
measures is to be considered at a later date, consider reviewing the latest available options with us or
with your lighting provider.
There are several LED replacements of the same form factor and functionality as the standard T8
lamps (two/three/four foot and U-bend shapes). Two such models are the Phillips InstantFIT and the
OSRAM Sylvania SubstiTUBE, neither of which requires changing the ballast or fixture or any
electrical work. While many options are available, the Philips InstantFit presently has the best
efficiency and value. LED T8s need to be replaced less often and typically draw 35% less power than
fluorescent tubes.

February 2016
APPENDICES
Bayshore Shopping Centre Retro-commissioning
Master List of Findings
151-07825-00
March 1, 2016
Potential Savings
Line Potential Opportunity Opinion of Cost Notes and Assumptions Persistence Strategy
Energy Cost
OPERATIONAL ENERGY CONSERVATION MEASURES

The following energy conservation opportunities are “operational” in nature since they involve adjustments or changes to the way in which the building is operated or controlled.
1. The AHUs are controlled on variable speed to - Document the AHU current control logic /
1 New (east) Addition: Reduce operating hours of make-up air units. Total Savings 260,000 ekWh $29,000 /year Base Cost $5,400 maintain the minimum necessary speed to maintain sequence of operations in the building operation
a most open VAV damper position of 85%-95%. manual.
Opportunity:
Electricity 230,000 kWh $28,000 /year With Incentives $3,400 2. VAV position is controlled by a CO2 sensor in - Schedule a semi-annual scheduling review
This measure addresses an opportunity for air handling units AHU-1, AHU-2 AHU-3 and AHU-6, which provide
each space meeting to compare the control schedules to the
100% dedicated outdoor air to both common areas and retail tenants in the addition. It does not address the food
Electrical 3. Supply air temperature delivery temperature is documented schedules, review temperature trend
court make-up air units (AHU-4 & 5.) - -
Demand Simple Payback 18°C (note, this is the subject of RCx measure 6.) data, identify air handling units where reductions in
< 1 year hours of operation can be made, and, ensure that
In the summer, during our visit, building operators informed us that all AHUs in new building start up at 6:00am, but (w/ Incentives)
Natural Gas 2,500 m³ $560 /year schedules have been overridden for construction or
were not able to review the schedules in the DISTECH BAS system. During our winter visit we observed in the BAS
other reasons are corrected.
schedules that the current start-up sequence for the concourse and common areas starts the AHUs at 6:00am, and
- Document any changes to schedules or
ends at 11:00am. As these units are intended to ventilate the building when it is occupied, the operating hours can
operating logic in the building operations manual.
be reduced. This will reduce fan electricity use, and heating and cooling savings will result from reduced outdoor
air being brought into the building,
Scope of Measure:
Have your Distech controls contractor create a new operating schedule for the mall's air handling units, and
associated graphic user interface allowing the operator to review and change these schedules for each unit. We
recommend that the operation of the fresh air units be matched to mall occupancy (on at 9:00am, off at 9:00pm
weekdays, on at 10:00am, off at 6:00pm Sundays.)
1. Calculations for this measure assume that ECM - Document the new control logic / sequence of
2 New (east) addition: Recommission VSD pump and closed circuit cooling tower fan control sequences Total Savings 200,000 ekWh $25,000 /year Base Cost $25,000 11 has already been implemented. operations in the building operation manual.
Opportunity: - Schedule a semi-annual controls review of VSD
During our winter (0°C outdoor temperature) site visit during operating hours, we reviewed the Distech BAS control Electricity 200,000 kWh $24,000 /year With Incentives $9,000 and flow / output trend data, and valve position
panel, which includes a direct interface with the Epsilon packaged plant controller. In the plant "Hot Water trends to ensure the modifications are performing
Electrical as intended.
Dashboard" screen, we observed that the "AHU flow" was 13% of design, but the P15 pump VSD speed was 41% 8 kW $760 /year
Demand Simple Payback - Document any changes to schedules or
of design. We also noticed on the "Chiller Dashboard" that the "Fancoil flow" was 16% of design, but the pump < 1 year
P13 VSD was 53% of design. On the "Closed Circuit Cooler" Dashboard we noticed that two of the closed circuit (w/ Incentives) operating logic in the building operations manual.
Natural Gas - -
coolers were running their fans at full speed, with the tower water pumps (P10&P11) operating; in other words,
operating at 66% of full load capacity o meet a cooling load of 80 tons (about 12% of design.)
This suggests that fan and pump energy may be unnecessarily high, and could be reduced by better controls
sequences and commissioning; or, that the flowrates being displayed are inaccurate.
Scope of Measure:
Have a commissioning agent and balancing contractor review the current system operation and determine the
cause of the higher-than-expected pump and fan speeds. Work with your Epsilon representative and preferred
controls contractor to update the VSD control sequences to more closely match the drive speeds to the required
delivery temperatures.
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Potential Savings
Energy Cost
- We have assumed that overall unit runtime will be - Each spring, check that the electric heaters have
3 Lower Terminal Unit Space Conditioning Temperatures Total Savings 73,000 ekWh $14,000 /year Base Cost $22,000 reduced by around 15%. been disabled by the BAS for cooling season
Opportunity: - The following detailed issues were noted during operation, and check summer cooling setpoints for
We observed in our January 15th NOVAR system review that vestibule heating is currently maintaining a variety of Electricity 73,000 kWh $8,900 /year With Incentives $17,000 the Distech controls review, and our price for this VAV & FC units serving common areas.
space temperatures from 65°F - 70°F. In addition, during out January 25th visit, the 2nd level 201 heating sensor measure carries the cost of correcting them: - Each fall, check the buildings operation manual
Electrical * Graphics in the Level A floor plan summary for and verify that the setpoints for electric heaters,
was in fault, which means all 75KW of vestibule heating were staged on. Fixing htis sensor, and lowering vestibule 47 kW $4,700 /year
Demand Simple Payback UH1.2&3, FF1.A, FF1.B, FF1.l,Janitor Room UH, FCs, and VAVs match the building operation plan.
space conditioning setpoints to use these spaces as semi-conditioned transitional areas will reduce runtimes and 1 year
electrical heating costs. (w/ Incentives) FF2.F&G and FF1.D Stairwell data are incorrectly
Natural Gas - - labelled (% instead of °C, "false" instead of "off", or,
We observed in our January 25th review of the Distech system that most back area Unit/FF heating systems were missing status in the table altoghether, and, the
using space conditioning temperatures between 18°C-20°C. Several comms loss, graphics issues and point faults tables do not have headings. Correcting this will let
prevented the operator from reviewing the setpoints and space temperatures for some areas. (Details of these the operator understand the actual run status.
issues are in the notes for this measure.) Fixing these controls issues and reducing temperatures for unnoccupied * FC1-47 Loading Dock unit does not show a space
rooms or transitional spaces to 16°C will reduce runtimes and electrical heating costs. temperature to allow operator to understand
operating conditions.
Scope of Measure: * Many VAVs are controlled based on a heating or
Work with your preferred controls contractor to make the following adjustments to your Novar controls system:: cooling requirement but these are not shown. The
* set vestibule temperature to 55°F, a 10°F reduction from the current setpoint. Set back to 50°F from 9pm to 9am, graphics should be updated to show a space
and from 6pm - 10am Sundays. Repair or replace Vestibule 201 heating sensor, which is currently in fault. temperatures and setpoints to allow operator to
* set back sprinker, generator room and storage room temperatures to 60F, a 10-15°F reduction from current understand operating conditions and adjust
setpoints. setpoints.
* set back recieving areas and corridor BB to 65°F or lower to match mall concourse setpoints. * Communications failures were shown for FC1-56,
FF2.E, FC2-35-1, FC-27, and VAV1-23. The Sports
Work with your preferred controls contractor to make the following adjustments to your Distech controls system:: Experts CO2
* Update Distech graphics to clearly show, with labels and correct units, setpoints and space temperatures, and
resolve comms losses & faults.
* Set stairwell, water entry, electrical, interceptor, and janitor room space temperatures to 60F/16°C, a 6-8°F
reduction from the current setpoints.
* Set Atrium, concourse and hallway VAV space temperatures to 65F in heating (60F setback), and 75F in cooling
(80F setback). Update graphics to show current temperature and setpoint for temperature controlled VAVs.
- The rooftop units serving the management office

4 Turn Public Corridor Rooftop Units Off - Floors 1 & 2 Total Savings 69,000 ekWh $13,000 /year Base Cost $24,000 and maintenance areas should not be included in '- Review schedule on BAS quarterly to ensure
Opportunity: this measure. setpoint schedule is being maintained.
Tenant units appear to provide conditioned air into the public corridors through the retail entrances. This suggests Electricity 69,000 kWh $8,400 /year With Incentives $13,000 - The ventilation rate for the public corridors may fall -Review common area CO2 levels on a quarterly
that the rooftop units that serve the spaces directly outside of the retail spaces may not need to provide conditioning below the values outlined in ASHRAE standard basis to ensure that space CO2 levels are being
Electrical 62.1. You may want to run a few rooftop units maintained below setpoint
to these spaces. During our site visit on August 17th, the 3rd floor was observably warmer than the 1st and 2nd 42 kW $4,200 /year
Demand Simple Payback during occupied hours to maintain a minimal
floors and required cooling. As a result, this measure is recommended only for the public corridor RTUs for the 1st 1 year
and 2nd floors (LL1 - 5, LL-A4, and LL-19.) (w/ Incentives) amount of ventilation.
Natural Gas - - - This measure could increase the cooling load on
When we returned on January 25st, 2016 we noted that most RTUs did not regularly enter heating mode. Combined the tenant rooftop units. This could lead to tenant
with summer observations, it appears that these units are recirculating air for the majority of the time that they are complaints.
operational. Some RTUs were bringing in fresh air. As best-practice you should monitor CO2 throughout the space - We have assumed that the rooftop units will need
and introduce outdoor air when the CO2 levels exceed a specified threshold (e.g. 800ppm.) to run 5% of the time in the winter to meet building
heating demands
Scope of Measure: - Savings shown assumes RTU runtime has already
- Ensure CO2 sensors are installed for RTUs. been reduced to mall hours (previous ECM)
- Schedule the rooftop units to be normally off. Program the corridor rooftop units to run when:
- the zone temperature raises above (80°F) 26C or falls below 65F (18C), or
- CO2 levels exceed setpoint.
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Potential Savings
Energy Cost
New (east) Addition: reduce simultaneous heating & cooling hours for make-up air system, and add free 1. Comfort in each space will depend on how - After determining the optimal discharge air
5 cooling algorithm
Total Savings 300,000 ekWh $11,000 /year Base Cost $23,000 directly this fresh air is discharged into suites. We temperature or curve, document the sequence of
Opportunity: reviewed 6 sample retails suites. There was operation s in the building operation manual.
During our winter (-1°C outdoor temperature) site visit during operating hours, we reviewed the Distech BAS control Electricity 43,000 kWh $5,200 /year With Incentives $18,000 exposed ductwork visible in 3 suites. In all cases, - Schedule a semi-annual scheduling review
panel, which includes a direct interface with the Epsilon packaged plant controller. In the plant "Closed Circuit the fresh air from the building system was ducted to meeting to compare the control schedules to the
Electrical the fan coils and not just discharged overhead. It documented schedules, review temperature trend
Cooler Dashboard" screen, we observed on the display dials that the building's plant was providing 90 tons of - -
Demand Simple Payback is possible specific designs may require data, and, ensure that schedules have been
heating, and 150 tons of cooling. The heating was being delivered to the air handling units to temper incoming air, 2 years
which is delivered to suites, and to temper air delivered to the central concourses. The discharge air setpoint was (w/ Incentives) troubleshooting to direct cool air away from overridden for construction or other reasons are
Natural Gas 24,000 m³ $5,400 /year occupants. corrected.
18°C. Fan coil units then required cooling to cool down the zones. By adjusting the system to reduce delivered
discharge air temperature, natural gas heating and electrical re-cooling energy consumption (pumping and closed 2. The building occupancy schedule (and unit - Document any changes to schedules in the
circuit cooling towers) will be reduced. This effectively increases the use of airside "free cooling". operating hours) are from 7:30am - 9:30pm. building operations manual.
3. Calculation is based on a supply temperature of
Scope of Measure: 13°C at 12°C outdoor temperature, increasing to
Have your commissioning agent work with your preferred BAS service technician and you to sequence the building 18°C when it is -7°C out.
automation system to use an automated trim and respond algorithm to reduce the make-up air unit supply air 4. Assumes ECM 6 has been implemented so AHU
temperature incrementally until a zone drops below the minimum temperature setpoint, or, comfort problems are supply air temperature can be closely controlled.
detected. Our experience indicates that a supply air temperature of as low as 12°C (54°F) may be appropriate when 5. Savings for this measure assume ECM 5 & 7
interior zone cooling needs are high (such as at peak occupancy.) Delivery temperatures should be adjusted have already been implemented.
seperately for each AHU based on the zones it serves.
Whenever the delivered air temperature is below 16°C, there will also be modest additional cooling savings if VAV
boxes modulate open as a first stage of cooling. (Cooling with fresh air is about 11% more efficient than using the
fan coils at this temperature and below.)
1. Savings for this measure assume measures - Schedule regular maintenance for the air handling
6 New (east) addition: run heat wheels in AHU-1,2,3 and 6 Total Savings 330,000 ekWh $7,000 /year Base Cost $4,900 5.6.7 and 11 have already been implemented. unit, including filter changes to protect the wheels,
Opportunity: 2. If these wheels have been de-activated due to and wheel inspection and maintenance.
This measure addresses an opportunity for air handling units AHU-1, AHU-2 AHU-3 and AHU-6. It does not Electricity - - With Incentives $3,900 odor carry-over, there should be field-installed fair - Add heat wheel and heat wheel operation status
address the food court units (AHU-4 & 5.) purge sections available which can resolve this to the BAS graphics for these 4 units.
Electrical issue. - Schedule a semi-annual building automation
During our winter (-5°C outdoor temperature) site visit during operating hours, we observed that the building's plant - -
Demand Simple Payback system meeting to compare the control schedules
was providing 90 tons of heating, being delivered to the air handling units to temper incoming air. The discharge air < 1 year
setpoint was 18°C. The make-up air units contain heat wheels (2 per unit) which are in the air stream, but which (w/ Incentives) to the documented schedules, review temperature
Natural Gas 31,000 m³ $7,000 /year trend data, and, ensure that schedules have been
were not operating at the time of our visit.
overridden for construction or other reasons are
Scope of Measure: corrected.
Have your preferred Distech controls contractor add an algorithm to activate the heat wheels on units 1,2,3 and 6 - Document any changes in the building operations
when there is a call for fresh air heating, or when there is call for fresh air cooling, and the outdoor air temperature is manual.
higher than the discharge air temperature.
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Energy Cost
1. Savings calculations assume 70% of suites - Document the AHU current control logic /
7 New (East) Addition: Reduce operating hours of suite conditioning Total Savings 44,000 ekWh $5,300 /year Base Cost $4,600 move onto the new schedule. Control technician sequence of operations in the building operation
Opportunity: will review trends for each fan coil to verify required manual.
This measure addresses an opportunity for the majority of fan coils in the new addition. Electricity 44,000 kWh $5,300 /year With Incentives $4,600 cool-down time in the morning. Liaising with - Schedule a semi-annual scheduling review
tenants to turn off after-hours lighting will increase meeting to compare the control schedules to the
Electrical savings. documented schedules, review temperature trend
In the summer, during our visit, building operators informed us that all space conditioning in new building start up at - -
Demand Simple Payback 2. Fresh air VAV position is controlled by a CO2 data, identify air handling units where reductions in
6:00am, but were not able to review the schedules in the DISTECH BAS system. During our winter visit we < 1 year
observed in the BAS schedules that the current start-up sequence for the suites and common areas starts at (w/ Incentives) sensor in the suite, scheduled off overnight by ECM hours of operation can be made, and, ensure that
Natural Gas - - 5, and is unaffected by this measure. schedules have been overridden for construction or
6:00am, and ends at 11:00pm. As these units are intended to condition the building when it is occupied, the
operating hours can be reduced. This will reduce fan electricity use, and cooling savings will result from reduced 3. We assume that cooling loads persist throughout other reasons are corrected.
hours of tight space temperature control. Note that if tenants leave lights on overnight, they may need to stay on the the year for suites during occupied hours. - Document any changes to schedules or
longer schedule to cool the suite in the morning. operating logic in the building operations manual.
Scope of Measure:
Have your Distech controls contractor create a new operating schedule which can be applied to individual fan coils
in the mall's suites. We noted that the average space we checked took about 1 hour to reach setpoint after
6:00am. As a result, we recommend that the new operating schedule be from 7:30am to 9:00pm, and from 8:30am -
6:00pm Sundays. Schedule units off on holidays.
Using trend data and an overnight check, identify tenants who leave lights on overnight, and have them turn off
lights to reduce morning cooling required.
1. There are 18 rooftop units with total installed - The existing Novar system functions well, but
8 Original (West) Building: Stage Roof top units (RTUs) to Meet Thermal Demand Total Savings 51,000 ekWh $2,800 /year Base Cost $2,200 supply fan power is 145HP, total cooling capacity is does not collect useful building temperature trend
Opportunity: 448tons, and cooling capacity is 7074MBH. data (only one data point is recorded per hour.) We
During our summer visit, all RTUs in existing building started up at 6:00am per building operators (we were not able Electricity 17,000 kWh $2,100 /year With Incentives $2,200 2. We assume that the units bring in an estimated recommend adding 3-6 space temperature sensors
to access and review schedules). During our winter visit after we understand some BAS update and re-connection 20% outside air. to the original (west) building on the Distech control
Electrical 3. Note that a full optimum start logic would improve package, to allow the building operators to observe
work was completed, BAS schedules showed the concourse and common area units start up at 8am or 8:30am. It is - -
Demand Simple Payback savings but require a full BAS upgrade. Savings real-time and historical trend data for building
likely that some units can be turned on later in the day without negatively impacting space temperature control. < 1 year
When a unit's operating hours are reduced, the overall unit fan electricity use is reduced. In addition, heating and (w/ Incentives) are described in ECM 19. temperature and optimize these schedules.
Natural Gas 3,200 m³ $720 /year - Document the RTU's current schedules in the
cooling savings will result from reduced outdoor air being brought into the building, and due to transfer of air from
adjacent spaces. Further, it is likely that some units can be turned off before close, as thermal inertia will carry the building operation manual. A template and
building for some time after the units shut off. The most effective solution would be to implement an optimum start currently correct information have been included in
program which determines the best time to start fans based on outdoor air conditions, and allows outdoor air the operations manual provided with this report.
dampers to remain closed during warmup. However, the existing BAS system does not appear capable of this - Schedule a semi-annual scheduling review
functionality. meeting to compare the control schedules to the
documented schedules, review temperature trend
Scope of Measure: data, identify rooftop units where reductions in
Have your Novar controls contractor develop delayed heating and cooling season operation startup schedules for hours of operation can be made, and, ensure that
the building rooftop units. For example: schedules have been overridden for construction or
other reasons are corrected.
- In the summer, until heat gain from the skylights are addressed (interaction with skylight measure) we understand - Document any changes to schedules in the
building operations are most comfortable staging 3rd floor RTUs on at 8am or 8:30am to ensure temperature building operations manual.
setpoints are met by opening time. However, since the cool air will fall due to buoyancy, the 2nd and 1st floor
RTUs can start up later in the morning. We recommend starting up 1/2 of the units on these floors at 8:30am and
half at 10:00am. Consider turning half the units off at 8:45pm and the remaining half at 9:00pm. (9:45am and 10:am
Sundays.)
- In the winter, we recommend starting up 1/2 of the units at 8:30am and half at 10:00am (9:30am and 11:am
Sundays.). Consider turning half the units off at 8:45pm and the remaining half off at 9:00pm (5:45 and 6:00pm
Sundays.) Ensure that holiday shedules are overridden 'off'.
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Potential Savings
Energy Cost
New (east) addition: Increase heating valve control effectiveness by implementing boiler outdoor 1. Calculations for this measure assume that ECM - Document the new boiler supply water control
9 temperature reset and
Total Savings 96,000 ekWh $3,000 /year Base Cost $13,000 5 has already been implemented. logic / sequence of operations in the building
Opportunity: 2. Will result in increased pumping power, but operation manual.
This measure addresses an opportunity for air handling units AHU-1, AHU-2 AHU-3 and AHU-6. It does not Electricity 10,000 kWh $1,200 /year With Incentives $13,000 should dramatically increase setpoint control. This - Schedule a semi-annual controls review of supply
address the food court units (AHU-4 & 5.) will prevent energy being used to cool the building air temperature, boiler water temperature trend
Electrical after accidental overheating. data, and valve position trends to ensure the
During our winter site visit (1.3°C outdoor temperature) during operating hours, we learned that the discharge air - -
Demand Simple Payback 3. Based on observed trends, maximum expected modifications are performing as intended.
setpoint was 18°C. However, the makeup air units had all been sized to provide about twice as much air as actual 4 years
operating demand appeared to require. As a result, the heating coils are having difficulty controlling temperature (w/ Incentives) heating demand for all AHUs is 5,500MBH at - Document any changes to schedules or
Natural Gas 8,100 m³ $1,800 /year design temp, versus 12,500MBH installed capacity. operating logic in the building operations manual.
setpoints properly, since the valve's control (range of motion in which valve can actually change the air temperature)
is too low (between 1% - 10% open) to provide fine control. During our visit supply air temperatures were swinging 4. During our visit, the BAS displayed data that the
from 8°C to 28°C. The controls contractor has already reduced hot water supply temperature from design air handling system circulating pump was running at
conditions as follows: 75% speed to supply 13% flow. We assume this
Current conditions: 1.33°C outside, Boiler Leaving Water Temperature = 115.8°F, 104.4°F return. can be corrected while the boiler programming is
Design conditions: -28.8°C outside, BLWT = 127°F, 104.4°F return. being changed, since the flow and speed should be
closely aligned.
We understand a new AHU program to control the valve is also required, has been requested by the controls 5. Based on observed BAS trend data and coil
contractor, and is expected to improve heating valve temperature control of the unit's discharge air as well. We also output curves, we estimate the maximum boiler
understood from speaking to the building controls contractor that the mixed air temperatures coming out of the coils water leaving temperature at -28°C ambient would
were being measured within 2-4 feet of the hot air coil, which is not best practise for a good mixed air temperature be 118°F, and the minimum boiler water leaving
measurement. temperature at 5°C ambient and over could be as
low as 95°F.
This suggests improvements can be made to make-up air unit supply temperature control to reduce simultaneous
heating and cooling, resulting in both heating and cooling savings.
Scope of Measure:
To improve heating valve control we recommend having your preferred controls contractor modify the BAS logic to
reduce the boiler leaving water temperature with a trim and respond algorithm intended to increase the volume of
water to the AHUs to about 25% of design flow, allowing better fine control by the internal control valve.
To ensure that the discharge air temperature sensor is also reading properly, we recommend that both the sensor in
each make-up air unit and the supply air temperature sensor supplied and installed with the BAS system be re-
calibrated. We also recommend that location of the supply air temperature sensor used by the BAS be checked to
ensure that it located far enough down the supply air duct to detect a fully mixed air condition.
We recommend that the new Aaon programs be implemented, and that the building operators be supplied the Aaon
contact to follow up with regularly to ensure this is being completed. If the new Aaon program does not improve the
control, a control sequence that resets valve position based on the heating coil curve should be incorporated into
the BAS.
- We have assumed that overall unit heating will be - Document the new setpoints in the building
10 East Mall: Increase Heat/Cool Fancoil dead band. Total Savings 19,000 ekWh $2,300 /year Base Cost $720 reduced by around 5%, and cooling reduced by operation manual.
Opportunity: about 5%. - Schedule a semi-annual controls review of
During our visit we observed that the electric resistance heating equipped fancoils have active heating setpoint Electricity 19,000 kWh $2,300 /year With Incentives $720 setpoints to ensure the modifications are
(21°C) only 1°C below the active cooling setpoint of 22°C. This suggests that these systems could switch from performing as intended.
Electrical - Document any changes or updates in the building
heating to cooling and back over the course of a short period of time. Setting wider deadbands (min 2-3°C) to - -
Demand Simple Payback operations manual.
ensure the system is not short cycling could reduce both heating and cooling costs. < 1 year
(w/ Incentives)
Natural Gas - -
Scope of Measure:
For common areas we recommend that the building operator modify the heating setpoint for these zones to
75°F(18°C), and the cooling setpoint 65°F(23°C) to match other mall setpoints. For tenant spaces with heating
coils, we recommend ensuring that a 3°C temperature deadband is maintained between cooling and heating
setpoints.
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Energy Cost
1. Savings for this measure assume ECMs 11&12 - Document the new control logic / sequence of
11 New (east) addition: Optimize AHU 1,2,3, and 6 VFD control sequence to minimize fan energy. Total Savings 11,000 ekWh $1,300 /year Base Cost $6,100 have already been implemented. operations in the building operation manual.
Opportunity: 2. Implementing this measure allows the owner to - Schedule a semi-annual scheduling review
This measure addresses an opportunity for air handling units AHU-1, AHU-2 AHU-3 and AHU-6. It does not Electricity 11,000 kWh $1,300 /year With Incentives $6,100 verify the current sequence functions as noted in meeting to compare the control schedules to the
address the food court units (AHU-4 & 5.) the drawings. documented schedules, review temperature trend
Electrical data, identify ways that reductions in hours of
Our review of the shop drawings for the control system shows that the control sequence is designed to never let - -
Demand Simple Payback operation can be made, and, ensure that
VAV boxes open more than 95%. This sequence of operations will increase the duct fan pressure even if all zones 5 years
are satisfied, potentially using fan energy unnecessarily. By choosing an optimized control logic that allows VAV (w/ Incentives) schedules have been overridden for construction or
Natural Gas - - other reasons are corrected.
boxes to be 100% open, electrical energy savings will result.
- Document any changes to schedules or
Scope of Measure: operating logic in the building operations manual.
We recommend that the pressure setpoint being maintained by the VSD for the AHU fans should instead by
controlled by increasing the AHU fan power only when a VAV box has been 100% open for 15 minutes and the
space CO2 sensor is above the design setpoint.
1. This measure captures savings from 1. Document the lighting control circuits, with the
12 Reduce After-hours Indoor Lighting on Concourse and Back-of-House Areas Total Savings 54,000 ekWh $6,600 /year Base Cost $1,400 approximately 816 fixtures being turned off across type and number of lights controlled, and the
Opportunity: levels 1, 2, and 3. current schedules to include in the building
During our site visit, we observed that lighting schedules indicate a sizable number of lighting circuits remain on Electricity 54,000 kWh $6,600 /year With Incentives $1,400 2. Full lighting layout details for the west wing were operation manual. A template and available
overnight. After mall cleaning is complete, overnight security could be carried out using only emergency lighting not available on renovation drawings, so total information have been included in the operations
Electrical savings may be higher than indicated. manual provided with this report.
(from 1am - 7am Mon-Sat, and, from 11pm-7am Sunday.) We understand that the mall is open from 7:00am for mall - -
Demand Simple Payback 2. Schedule a semi-annual lighting scheduling
walking and tenant employee access. This will directly reduce lighting electricity consumption. (Note that the < 1 year
overnight security office should remain lit.) (w/ Incentives) review meeting to compare the control schedules to
Natural Gas - - the documented schedules, identify lighting circuits
In the new (east) addition to the mall, overhead cove lighting and potlight-style LED downlights and a food court where reductions in hours of operation can be
chandelier provide accent lighting. In the original (west) portion of the mall, column-mounted T-8 and overhead T-8 made, and, to ensure that schedules have been
cove lighting provide ambient light, and potlight-style LED downlights provide accent lighting. overridden for construction or other reasons can be
corrected.
Scope of Measure: 3. Document any changes to lighting schedules in
In the original (west) mall, work with your Novar contractor to schedule off all non-emergency indoor lighting circuits the building operations manual.
from 1am - 6:30am. 4. If lighting is needed for late night tasks, schedule
In the new (east) addition, work with your preferred lighting contractor to program the lighting controller to schedules these as special event overrides, rather than
off all indoor lighting circuits from 1am - 6:30am. changing the permanent schedule.
Using special event schedules, leave all lights off on holidays whent the mall is closed.
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Potential Savings
Energy Cost
Savings assume potlights are 6" 34W LED 1. Document the lighting control circuits, with the
13 New (east) Addition: Optimize After-hours Indoor Lighting Schedules in Concourses and Food Court Areas Total Savings 50,000 ekWh $6,100 /year Base Cost $8,200 downlight as per electrical re-investment drawing E- type and number of lights controlled, and the
Opportunity: 317. First floor lighting count is 135; 2nd floor is 285 current schedules to include in the building
During our site visit, we observed that all the same lighting that is on during shopping hours remained on after the Electricity 50,000 kWh $6,100 /year With Incentives $4,100 , taken from electrical drawings, excluding lighting operation manual. A template and available
mall's 9pm close and likely stays on during all hours. We conducted our night visit between 9pm and 11pm. We on the emergency circuit. Savings assume the information have been included in the operations
Electrical current lighting schedules are active 365 days/yr. manual provided with this report.
measured lighting levels between 200 - 700 lux in most spaces in the building. According to the latest IES lighting - -
Demand Simple Payback We assume 1 week of work will be required to tie in 2. Schedule a semi-annual lighting scheduling
handbook (10th ed.) the minimum recommended lighting level for an open, operating concourse in a mall is 100 < 1 year
lux. As a result, there are some areas which are overlit relative to the current minimums. Due to the lighting design, (w/ Incentives) the lighting panel to the BAS system. review meeting to compare the control schedules to
Natural Gas - - the documented schedules, identify lighting circuits
the aesthetics of turning lights off during open hours could be objectionable; however, during times when the
building is closed to shoppers, lower lighting levels could be used for cleaning and overnight security purposes. where reductions in hours of operation can be
This will directly reduce lighting electricity consumption. We understand all lights remain on 24/7 in this section of made, and, to ensure that schedules have been
the mall. overridden for construction or other reasons can be
corrected.
In the new (east) addition to the mall, there is overhead cove lighting and potlight-style LED downlights providing 3. Document any changes to lighting schedules in
accent lighting. There is also a chandelier in the food court. The New BAS system was specified by the engineered the building operations manual.
documents to include lighting system control, but lighting control and individual circuit scheduling does not appear in
the BAS graphic user interface.
Scope of Measure:
Because the Lutron lighting controller In the new (east) addition does not show up in the graphic interface of the
east wing BAS system for re-scheduling, work with your preferred controls contractor to price a modification of the
BAS system to interact with and control Lutron lighting control panel to:
- turn off potlight lighting circuits in concourse and food court areas overnight. Schedule these lights on from 8:30am
- 9:15pm on the 2nd floor (food court and concourse), and from 6:30am - 9:15pm on the 1st floor to accommodate
transit traffic, and off overnight.On Sundays, we suggest schedules from 9:30am - 6:15pm for floors 2&3, and from
7:30am - 6:15pm on the 1st floor.
Savings assume potlights are 6" 34W LED 1. Document the lighting control circuits, with the
14 Original (West) Mall: Optimize After-hours Indoor Lighting Schedules in Concourses Total Savings 31,000 ekWh $3,800 /year Base Cost $1,300 type and number of lights controlled, and the
downlight as per electrical re-investment drawing E-
Opportunity: 317. First floor lighting count is 205; 2nd floor is 210
current schedules to include in the building
During our summer site visit, we observed that all the same lighting that is on during shopping hours remained on Electricity 31,000 kWh $3,800 /year With Incentives $1,300 and 3rd floor is 85, taken from electrical re- operation manual. A template and available
after the mall's 9pm close. We conducted our night visit between 9pm and 11pm. We measured lighting levels investment drawings, excluding lighting on the information have been included in the operations
Electrical emergency circuit. manual provided with this report.
between 200 - 700 lux in most spaces in the building. According to the latest IES lighting handbook (10th ed.) the - -
Demand Simple Payback 2. Schedule a semi-annual lighting scheduling
minimum recommended lighting level for an open, operating concourse in a mall is 100 lux. As a result, there are < 1 year
some areas which are overlit relative to the current minimums. Due to the lighting design, the aesthetics of turning (w/ Incentives) Savings assume the current ligthing schedules are review meeting to compare the control schedules to
Natural Gas - - active 365 days/yr, with operating hours from 5am- the documented schedules, identify lighting circuits
lights off during open hours could be objectionable; however, during times when the building is closed to shoppers,
lower lighting levels could be used for cleaning and overnight security purposes. This will directly reduce lighting 11:30pm. where reductions in hours of operation can be
electricity consumption. made, and, to ensure that schedules have been
overridden for construction or other reasons can be
In the original (west) portion of the mall, there are both column-mounted and overhead T-8 cove lighting providing corrected.
ambient light, and potlight-style LED downlights providing accent lighting. The downlights create glare (differences 3. Document any changes to lighting schedules in
between brighter and darker areas) which may make cleaning more difficult. During our winter site visit, we the building operations manual.
observed that, according to the NOVAR control system, the potlights are currently scheduled on from 5am-11:30pm
on the 1st floor, 7am-12:00am on the 2nd floor, and on 24 hours on the 3rd floor.
Scope of Measure:
In the original (west) mall, work with your Novar contractor to schedule off the three potlight lighting circuits, which
are zoned by level, in concourse areas overnight (schedule these lights on from 8:30am - 9:15pm on floors 2 & 3,
and from 6:30am - 9:15pm on the 1st floor to accommodate transit traffic, and off overnight.) On Sundays, we
suggest schedules from 9:30am - 6:15pm for floors 2&3, and from 7:30am - 6:15pm on the 1st floor. Inspect areas
after turning lights off to confirm no local dark areas exist.
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Potential Savings
Energy Cost
1. Potlight lighting type in use is 48 x 6", 34W LED 1. Document the lighting control circuits, with the
15 Control Former Food Court Hallway with Existing Daylight Sensor Total Savings 6,300 ekWh $930 /year Base Cost $4,200 downlight as per electrical re-investment drawing E- type and number of lights controlled, and the
Opportunity: 315. current schedules to include in the building
We observed that a large skylight and fully glazed entryway deliver high quality, even daylight to the 3rd floor Electricity 6,300 kWh $760 /year With Incentives $4,200 2.10 hours of daylight is available, on average, operation manual. A template and available
hallway formerly housing the Mall's food court. Light levels between 700 lux and 3000 lux were measured allowing these lights to be turned off. information have been included in the operations
Electrical 3. Lighting circuits for the food court area do not manual provided with this report.
throughout. Lights were all on in this area. Turning these lights off based on photocell control would save electrical 2 kW $170 /year
Demand Simple Payback overlap with other areas without daylight access. 2. Schedule a semi-annual lighting scheduling
energy consumption, and, reduce electrical peak power demand charges. 5 years
(w/ Incentives) (Existing drawings were not available to verify this.) review meeting to ensure controls have not been
Natural Gas - - overridden for construction or other reasons; and,
Scope of Measure:
In the original (west) mall, work with your Novar contractor to control the former food court potlight lighting circuit to review trend data to ensure the lights are turning
based on the NOVAR exterior photocell levels. Install 3 new photocells inside the area, connected to the NOVAR off when it's bright out.
system, to override the lights on in case of low interior light conditions. 3. Document any changes to lighting schedules or
controls in the building operations manual for
future reference.
1. A total of 9 fixtures were noted during our 0

16 Decommission Rooftop Architectural Lighting Total Savings 4,900 ekWh $590 /year Base Cost - rooftop walkthrough. We assume 50% are lamped
Opportunity: regularly.
We observed that only some of the 250W MH architectural up-lighting which lights the skylight is lamped. During Electricity 4,900 kWh $590 /year With Incentives - 2. One lamp had a visible wattage rating of 250W.
our visit the power for these lamps was on. This was for testing/maintenance, but the systems were active without We assume this was typical.
Electrical 3. The operating schedule indicated in the NOVAR
bulbs in the fixtures, or diffusers, exposing a live high-voltage MH bulb socket. Since only some of the fixtures are - -
Demand Simple Payback system was 9am on, 9pm off, with a lux sensor
lamped, it did not appear that the aesthetic benefit of these lights is significant. Immediate
(w/ Incentives) override turning the lamps off when there is
Natural Gas - - adequate daylight.
Scope of Measure:
We recommend de-lamping and safely sealing these fixtures and disconnecting the associated lighting circuit. 4. Calculation assumes lamps are not on during
During out January 25th visit this circuit had been turned off, but was still awaiting permanent disconnection. the daytime.
- We assume that run hours can be reduced from a - document written management procedures for
17 Optimize Snow Melt / Snow Removal Program Total Savings 4,900 ekWh $3,800 /year Base Cost - current weather-normalized average of 16 full load minimizing snow melt system runtime.
Opportunity: hours per day with snow to 12 hours per day total, - retrain parking lot maintenance staff prior to each
We observed that all parking area snow removal is carried out using snow melting systems. Although only one is Electricity - - With Incentives - for all metlers, through increased operator training winter on best practises.
currently operational, eventually four 9000MBH pot-type heaters located on parking lot level 5 will be back in and supervision.
Electrical
service. Energy used by this system alone accounts for one third of the natural gas use for the building: $22,000 in - -
Demand Simple Payback
cost each year, or $400 average per snowfall event. This is more cost effective than snow removal by a 3rd party, Immediate
and the 6'-8" maximum garage height limits snow removal options. (w/ Incentives)
Natural Gas 17,000 m³ $3,800 /year
However, during the operator interview, it was noted that the snow removal personnel often overload the system.
(Snow has some insulation value, so when it surrounds the burners, it dramatically reduces the effectiveness of the
melters, increasing both runtime and time required to clear all snow from the deck.) Current metered snow melter
data shows 18% more natural gas use than needed based on the snowfall records and snow melter capacity. By
reducing run hours of the snow melt system, Bayshore could reduce snow melting costs.
Scope of Measure:
Increase supervision of use of snow melters to ensure they run only as needed. Recommended measures:
* Add a log book station to the melters to record 'on' and 'off' times, and review this monthly in the winter.
* Work with snow-clearing staff to describe a process to eliminate overloading of the melters, and do spot checks to
ensure compliance.
* Consider the cost of removing smaller snow event snowfall in trucks as an operational cost savings. (Note that
due to the volume of snow to remove and the height of the parking structures removing large snow events may
cause feasibility and access issues.)
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Potential Savings
Energy Cost
- Energy savings are based on an assumed further - Review system trends, using the analytics
18 Implement an Analytics Program Total Savings 120,000 ekWh $17,000 /year Base Cost $18,000 reduction of 1% energy use after the software, to ensure building systems are operating
Opportunity: implementation of all other ECMs identified in this as intended, and act on opportunities discovered.
As part of our energy audit we conducted a cursory review of BAS trend data in the Distech system, and found that Electricity 120,000 kWh $15,000 /year With Incentives $14,000 report. Add task to a regular preventative maintenance
although trend archives exist, they are not accessible from the graphic user interface of the Distech system, and - Opinion of cost is a high-level allowance, which schedule.
Electrical includes costs for coordination, software license
thus very difficult for operators to review and act on. Trend review was not part of our scope, but for any future - -
Demand Simple Payback and setup, and ongoing program reporting.
Commissioning exercise, accessible, clearly labelled, long-running trend histories are essential to discovering < 1 year
energy savings opportunities. In addition, a more robust trend interface could support system troubleshooting, (w/ Incentives)
Natural Gas 7,300 m³ $1,600 /year
engineering designs, measurement and verification, and more. If a Continuous Commissioning program is
established, collecting, storing, and analyzing data are typically the most time-intensive tasks, requiring the building
operator to step away from their regular day-to-day activities to analyze BAS trends before taking corrective actions.
Implementing an analytics software program to accomplish these tasks increases effectiveness and reduces
ongoing costs of these activities.
Scope of Measure:
Have your commissioning agent select and implement an analytics software program as part of a Continuous
Commissioning program. The software should automatically collect, store, and analyze data from the BAS and
available utility meters and sub-meters, interpret this data as applicable to your building, and identify issues,
patterns, deviations, faults and opportunities for operational improvements and cost reduction.
A competent energy consultant should be retained to assist with implementing this measure. WSP can offer
professional engineering and energy services to assist with this measure.
EQUIPMENT & RETROFIT MEASURES

The following energy conservation opportunities involve retrofits or new equipment that require capital investment.
- 1,100 m2 of total skylight area are assumed - retain records of the film applied, and, if possible,
Install Skylight Window Film Total Savings 120,000 ekWh $15,000 /year Base Cost $83,000 - a film manufactured by a reputable supplier will test or retain a sample of the glass used in the
Opportunity: need to be provided to ensure that warrantee is skylight with the film applied.
There is significant summertime temperature stratification in the mall, with very obvious heat gain through the 3rd Electricity 80,000 kWh $9,700 /year With Incentives $48,000 protected. - ensure that new glazing specified for the these
story skylights creating discomfort for occupants. If heat gain through the skylight can be reduced, this will - modified maintenance practises may be required skylights meet the same performance (SGHC and
Electrical to protect the life of the film. VT) of the retrofitted skylights.
significantly reduce heat gain to the space; modestly reduce heat loss; and reduce glare inside the shopping 46 kW $4,600 /year
Demand Simple Payback - Basis of Calculation film is: Prestige PR70 exterior
19 concourse (where current lighting levels vary between 150 lux, away from the skylights, to over 4000 lux under the
skylights. (A maximum ration of 1:10 is ideal for visual comfort.) It will also help moderate shoulder season space (w/ Incentives)
3 years
sun control film, with 38% VLT, 71% TSER, 43%
Natural Gas 4,000 m³ $900 /year heat gain reduction.
temperatures, since the mall has many more cooling hours than heating hours.
Scope of Measure:
Have your envelope engineer design and tender to retrofit an exterior window film to reduce glare (and maintain a
uniform look) to all skylight areas.
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Potential Savings
Energy Cost
1. There are approximately 850 T8 fixtures in the - Document new lamp type, warrantee information
20 Retrofit Mall Lighting with LED Lamps Total Savings 60,000 ekWh $11,000 /year Base Cost $47,000 building. and contact information clearly in the location
Opportunity: 2. We understand the majority of ballasts are new, where new lamp ordering would be processed, to
The majority of the building is lit with 32W T8 lamps and electronic ballasts. Current open mall concourse area Electricity 82,000 kWh $10,000 /year With Incentives $37,000 and our calculations assume no ballast ensure that any failed bulbs are handled through
lighting levels read on site were between 200-800 lux, which is higher than the 100 lux suggested by the Illuminating replacements. Note, however, that if any ballasts the correct warrantee process, and not replaced
Electrical are over 5 years old it is usually cost effective to with T8s.
Engineering Society. Current generation linear LED bulbs that are compatible for use with existing electronic T8 16 kW $1,600 /year
Demand Simple Payback replace these at the same time as installing the
ballasts produce about the same amount of light as an equivalent 32W T8 lamp, with a 40% reduction in energy 3 years
use. (w/ Incentives) retrofit bulbs.
Natural Gas -2,100 m³ -$470 /year
During our winter visit, the building operator installed a test lamp provided by Osram Sylvania. Initial impression of
quality of the light, color temperature and product was positive. It was also mentioned that the majority of T12
ballasts still existing during our summer visit had been replaced with new T8 ballasts.
Scope of Measure:
Re-lamp facility 4' T8 lamps with LED bulbs that are compatible for use with existing electronic T8 ballasts (such as
Philips InstanFIT or Sylvania SubstiTUBE). Instruct the Contractor to clean the lens in each fixture when re-lamping
to improve system efficiency.
1. Add 6 new BAS points on the new Distech '- Document the new sequence of operations and
21 Install High Level exhaust fans to Control Heat Gain Total Savings 34,000 ekWh $4,900 /year Base Cost $46,000 system to monitor temperature and operate louvres. maintenance requirements in the building operation
Opportunity: 2. To balance the system power exhaust fans for manual.
There is significant summertime temperature stratification in the mall, with very obvious heat gain through the 3rd Electricity 34,000 kWh $4,100 /year With Incentives $32,000 large RTUs may require adjustment. - Document intended operation sequence in write-
story skylights creating discomfort for occupants. If the hottest air can be removed from the highest part of the 3. Savings calculation assumes skylight film has up in the BAS graphic system to assist operations
Electrical been installed. in verifying operation.
skylight, this may help reduce cooling load during shoulder seasons. 19 kW $792 /year
Demand Simple Payback - Ensure fresh air damper operation check is
7 years
Scope of Measure: (w/ Incentives) included in yearly maintenance schedule.
Natural Gas - -
Add mechanical exhaust at high level to exhaust heat from the building. With three story open concourses this will
allow exhaust of stratified hot air in the summer, eliminating re-radiation back into the space. Add four exhaust fans
complete with mechanical dampers to exhaust up to 40,000cfm from high level, controlled by BAS. Open the
louvres only when the 3rd floor RTUs are all in cooling mode, the outdoor temperature is below 24°C, but the
stratified air at the skylight level is above 28°C.
- The building automation system provided for the - 'Schedule a semi-annual review of BAS schedules
22 Add West Mall to New Building Automation System Total Savings 170,000 ekWh $5,600 /year Base Cost $95,000 east mall system has been difficult to get to ensure schedule remains appropriate to the
Opportunity: completely tested & commissioned. Trending and building schedules and operating profiles.
Currently the building has two automation systems, one serving the original spaces, and a second serving the Electricity 20,000 kWh $2,400 /year With Incentives $95,000 data logging is occurring, but the data is not easily - calibrate CO2 sensors annually.
addition. The original mall system is reliable and works well but is obsolete, and does not use an open protocol for accessible to the building operators. We assume
Electrical these issues will be corrected so similar limitations
communication and it's control logic cannot be modified. In addition, it logs space temperatures and other key data - -
Demand Simple Payback do not affect the modified system.
for limited periods of time, and at long intervals (1 hour or more.) In addition, Novar cannot directly read 17 years
economiser statuses being sent by the RTUs . By upgrading the east mall to communicate with the new Niagara AX (w/ Incentives) - Assume implementation using three CO2 sensors
Natural Gas 14,000 m³ $3,200 /year per floor (9 total.)
based-controller, which uses a BACnet protocol for communication, the west mall could benefit from integrated and
improved data trending and logging. In addition, optimized warm-up and demand control ventilation could be - there would be higher cost to move all items
implemented, since the Distech system will be able to control the RTU fresh air dampers. currently controlled by NOVAR to the new Distech
system. We have include only the RTU cost in this
measure.
Scope of Measure:
Retrofit BAS to allow all RTUs to be read by the new BAS system. Upgraded logic opportunities which will improve
energy savings as follows should be added to the new BAS logic:
- Use an optimum start program including 0% OAD min positions during warmup, and system activation time based
on zone temperatures for concourse rooftop units.
- Implement demand control ventilation for concourse rooftop units.
- use building pressurization sensors to command off RTU power exhaust unless required.
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Potential Savings
Energy Cost
1. For reference, appropriate lighting levels of 1. Clearly mark / tag luminaires that are delamped
23 Optimize and De-lamp Corridor Lighting Total Savings 22,000 ekWh $2,800 /year Base Cost $18,000 about 100 - 300 lux were observed in new service to avoid operators replacing these lamps at a later
Opportunity: corridor 205 in the addition. date.
During our visit we recorded certain corridors, particularly in original spaces, with lighting levels as low as 20 lux, Electricity 22,000 kWh $2,700 /year With Incentives $18,000 2. We assume a full lighting inventory should be 2. Schedule cleaning / repainting of corridors to
and some employee service corridors with levels as high as 700 lux. The Illumination Engineers Society taken, and lux measurements taken after re- maintain lumen levels by maintaining high
Electrical painting, to optimize lighting levels. reflectivity finishes.
recommends 300 lux lighting levels in mall service corridors (which is generally being achieved in the east addition 3 kW $129 /year
Demand Simple Payback 3. When next repainted, we recommend that
spaces. There is an opportunity to de-lamp some corridors while maintaining required light levels, to reduce 6 years
electrical energy consumption and on peak electrical demand. and, to improve employee safety and security in (w/ Incentives) corridors be painted white or another light color with
Natural Gas - - high Light Reflectivity Values (this property can be
areas that are currently underlit. This measure is "considered" due to the higher cost of having an electrician into
complete it as a stand-alone measure; to increase feasibility, we recommend you request pricing to have this provided to you by paint suppliers), since white
included as part of other lighting work. walls and ceilings can significantly increase
illumination: as much as by 2-3x compared to bare
Scope of Measure: concrete or some dark colors.
To optimize corridor lighting we would recommend two actions:
1. As lighting drawings for these areas were not available for review, we recommend completing a full luminaire
could in these areas.
3. Retain a lighting contractor to take lighting measurements and de-lamp 2-lamp fixtures, or, use lower output LED
fixtures to achieve appropriate illuminance in over lit corridors, with a target of 300 lux during occupied hours. We
recommend that this assessment be carried out in tandem with the LED relamping process. Have your lighting
contractor propose resolutions for under-lit areas.
MEASURES FOR CONSIDERATION

The following energy conservation opportunities will improve your system’s performance, control and operability. However, additional analysis is required to determine their economic feasibility, and we have provided some recommended next steps to carry that out.
1. Lighting levels observed at 11pm, August 17th, 1. Document the lighting control circuits, with the
24 Install Occupancy Sensors to Control Washroom & Storage Room Lighting Total Savings 15,000 ekWh $1,800 /year Base Cost $7,700 persist overnight. type and number of lights controlled, and the
Opportunity: 2. Cleaning staff have completed work by 11pm and current schedules to include in the building
We observed that 100% lighting levels appear to be maintained in washrooms 24/7 to support building operations. Electricity 15,000 kWh $1,800 /year With Incentives $7,400 washroom use is light until 8am. operation manual.
We recommend that occupancy sensors be added to the washrooms. This will provide electricity cost savings 3. Washrooms considered include the level 1 2. Schedule a semi-annual lighting scheduling
Electrical (male, female and family), level 2 (food court) and review meeting to compare the control schedules to
overnight while providing full illumination for cleaning staff without needing to coordinate specific timing of cleaning - -
Demand Simple Payback level 3 (male, female). the documented schedules, identify lighting circuits
activities. 4 years
(w/ Incentives) 4. Fixture quantity and power consumption is based where reductions in hours of operation can be
Natural Gas - - on drawings (E317). made, and, to ensure that schedules have been
Scope of Measure:
Add occupancy sensors to washroom and food service storage room lighting. Ultrasonic, ceiling mounted sensors overridden for construction or other reasons can be
are recommended due to the better range in larger spaces and minimized chance of false-off. corrected.
3. Document any changes to lighting schedules in
the building operations manual.
OTHER FINDINGS
The following other findings were noted while on site.
25 Document Sequence of Operations
Opportunity:
Document Sequence of Operations of existing NOVAR & Distech control system.
Scope of Measure:
Determine points list and current sequence of operations of existing NOVAR & Distech controls systems to allow better control and assist in determining payback of potential future upgrades. A preliminary review of key NOVAR setpoints has been included in the operations manual.
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Potential Savings
Energy Cost
26 Trend Log Key Data Points
Opportunity:
Existing Distech control system has trend logging capabilities, but during our January 25th visit we noted that the building automation system hasn’t been set up for easy viewing and navigation of trend data: this data is not accessible from the graphic user interface, and instead must be navigated in the EC-NET-AX
back-end program.
Scope of Measure:
Introduce graphic links in the operator's interface to point-by-point trend logs to inform operations, maintenance and recommissioning efforts. The main host server (Bayshore_Supervisor) has some, but not all, the trend data collected by the 5 JACE controllers located in the building, and by the Epsilon unit controller
(also a JACE unit.) By default the JACE controllers only collect 500 points of data; generally this data must be passed to the main server for long term trending. We were able to investigate some trended points during our visit, and some trend data is available back to 2013 on the server itself.
Key trend data we believe should be passed up to the supervisor and trend logged long-term, which aren’t currently collected by the supervisory system include:
- Heat Wheel run status for AHU-1,2,3 and 6
- AHU1,2,3 and 6 bypass damper status if applicable.
- Cooling water flow rates from the Epsilon System.
27 Update Distech BAS AHU Status Graphics
Opportunity:
During our August 17th visit we observed that the Distech control system graphics screens for AHU-1, AHU-2, AHU-3, AHU-4, AHU-5 and AHU-6 are not correctly displaying temperatures or status. During our January 25th site visit, we observed that some, but not all, of these temperatures and status had been added
to the graphics. We also observed that the graphics were not set up to reflect the existence of the heat wheels in the units for AHU-1, AHU-2, AHU-3 and AHU-6, and links to trends were not provided.
During an interview we were told these fresh-air only air handling units are also capable of recirculating air. However, in most cases this would not be an energy-effective operating strategy (and a bypass damper status is not shown on the BAS point list, or in the shop drawing point list.)
Scope of Work:
The responsible controls contractor should update these graphics to properly reflect the actual equipment configuration and it’s operation. For each AHU, we recommend that, at minimum, the heat wheel should be shown, and the following BACNET points should be added to the graphics: from the AHU-
X_MCS_BMS_Gatewa: M5_Heatwheel, and M3_OA_ATemp points. If there is a bypass damper in the AHUs, we recommend adding a bypass damper status to the graphics, and adding a note that the bypass damper should be closed during normal operation. Otherwise, remove the damper from the graphics.
28 Update Distech BAS Hot and Cold Water System Graphics
Opportunity:
During our August 17th visit, we observed that the existing Distech control system graphics screens for the mechanical room did not accurately reflect run status or temperatures (screen showed hot water loop as enabled, and cold water loop as disabled, when the opposite was observed on site.) During our January
25th visit, we observed the Distech system had been modified to directly link the operator to the Epsilon control package graphics, resolving this issue.
29 Resolve Distech BAS Fan Coil Status Error and add Graphic Legend
Opportunity:
During our August 17th visit, we observed that the existing Distech control system graphics screens for the fan coil unit space temperature, setpoint adjustment, Fan CMD and cooling valve status were providing no readout for the following fan coils, which were highlighted in yellow: FC2-1, FC2-3, FC2-5, FC2-7, FC2-
13. A legend was not apparent to explain the color coding. The following fan coil was showing an abnormally low temperature reading (0°C): FC2-35. During out January 25th visit, these issues had been resolved, and a legend had been added.
30 Resolve Distech BAS VAV Unit Status Error
Opportunity:
During our August 17th and January 25th visits, we observed that the existing Distech control system graphics screens for the VAV unit status, showing CO2 reading, Damper position, Damper CMD and Flow rate were providing no readout for the following unit: VAV2-7 (main mall corridor).
Scope of Measure:
Verify control connection to accurately reflect VAV system status. If this VAV is not used, write this in the VAV description tag.
31 Relax Electrical Room RA Thermostat Setpoint
Opportunity:
During our August 17th visit, we observed that the electrical room temperature is controlled by an RA thermostat, which operates an exhaust fan to control room temperature. This thermostat was set to 20°C
Scope of Measure:
We recommend that the maximum acceptable set point for these thermostats (typically 26°C) be marked on the thermostat to minimize fan energy use in all rooms equipped with space temperature control via RA Stat.
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Potential Savings
Energy Cost
32 Resolve NOVAR System Comms Loss Issues.
Opportunity:
During our August 17th, 2015 site visit, LL11, LL12, and LL13 were experiencing com loss. During out January 25th, 2016 site visit, communication to these units had been restored. However, comms loss or other communications issues were being experienced by the vestibule heater for entrance 201; LL5, and LL-
CC.
Scope of Measure:
Reconnect vestibule heater for entrance 201; LL5, and LL-CC to ensure accurate BAS monitoring.
33 Resolve LL15 Economizer Sequence Control
Opportunity:
During our August 17th visit we observed that the LL15 Economizer appeared to be open during our visit with an outdoor temperature of 96°F. During our January 25th visit, we reviewed the economizer enable/disable logic with the controls contractor and verified all economizer setpoints.
Scope of Measure:
We recommend investigating LL15 sequence of operations and graphic for accuracy and to ensure that operation is effective.
34 Resolve Novar System Humidity Sensor Error
Opportunity:
During our August 17th visit we observed that the NOVAR system outdoor humidity senor reading was -3.9%RH at time of visit.
Scope of Measure:
We recommend recalibrating this humidity sensor. We also recommend investigating using a sensible temperature strategy for economizer operation control on the NOVAR system to minimize the chance of inaccurate humidity sensor readings affecting energy costs.
35 Comb RTU fins
Opportunity:
During our August 17th visit we observed that the During our visit the majority of landlord RTUs were observed to be in good condition and showing signs of ongoing maintenance. The following RTUs showed minor damage to condenser fins, which could be improved by combing: LL-6, LL-9, LL-13, LL-17, LL-18, LL-
A2.
Scope of Measure:
Comb RTU condenser fins to improve air flow and heat transfer.
36 Re-seal access hatch on Rooftop Unit LL-1
Opportunity:
During our August 17th visit we observed that the LL-1 had a noticeable air leak causing significant noise at the unit, which was reported in our "Quick Fixes" report. During out winter visit this unit was reviewed in operation, and the issue appeared to have been resolved.
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Potential Savings
Energy Cost
37 Confirm and re-coordinate Novar System Setpoints
Opportunity:
During our January 25th visit, we reviewed the Novar system RTU setpoints with the building operator and ensured they were coordinated with the intended set points. Twenty five setpoints were updated to match intended setpoints, including heating and cooling setpoints, heating and cooling setbacks, lockouts for
cooling, lockouts for heating, economizer mode settings, fan setting, and load shedding settings.
Scope of Measure:
We have recorded these setpoints in the building operating manual.
38 RTU Labelling - LL-18 & LL-A18
Opportunity:
We found two RTUs on the roof labelled RTU-18; one in the location shown by the NOVAR BAS map, and a second on the A block rooftop (2 story structure), shown on NOVAR as the RTU-A18 location,
Scope of Measure:
Have your HVAC service contractor replace the lamacoid on the A-block unit to read LL-A18.
DISMISSED MEASURES
The following opportunities were considered, but are not recommended.
- The rooftop units serving the management office
39 Turn Public Corridor Rooftop Units Off - 3rd floor Total Savings 90,000 ekWh $16,000 /year Base Cost $23,000 and maintenance areas should not be included in '- Review schedule on BAS quarterly to ensure
Opportunity: this measure. setpoint schedule is being maintained.
Tenant units appear to provide conditioned air into the public corridors through the retail entrances. This suggests Electricity 90,000 kWh $11,000 /year With Incentives $12,000 - The ventilation rate for the public corridors may fall -Review common area CO2 levels on a quarterly
that the rooftop units that serve the spaces directly outside of the retail spaces may not need to provide conditioning below the values outlined in ASHRAE standard basis to ensure that space CO2 levels are being
Electrical 62.1. maintained below setpoint
to these spaces. During our site visit on August 17th, the 3rd floor was observably warmer than the 1st and 2nd 55 kWh $5,500 /year
Demand Simple Payback - This measure could increase the cooling load on
floors and required cooling. When we returned on January 25st, 2016 we noted that most RTUs did not regularly < 1 year
enter heating mode. Combined with summer observations, it appears that these units are recirculating air for the (w/ Incentives) the tenant rooftop units. This could lead to tenant
Natural Gas - - complaints.
majority of the time that they are operational. Some RTUs were bringing in fresh air. As best-practice you should
monitor CO2 throughout the space and introduce outdoor air when the CO2 levels exceed a specified threshold - We have assumed that the rooftop units will need
(e.g. 800ppm.) to run 5% of the time in the winter to meet building
heating demands
Scope of Measure: - Savings shown assumes RTU runtime has already
- Ensure CO2 sensors are installed for RTUs. been reduced to mall hours (previous ECM) and
- Schedule the rooftop units to be normally off. Program the corridor rooftop units to run when: would apply only to 3rd floor.
- the zone temperature raises above (80°F) 26C or falls below 65F (18C), or
- CO2 levels exceed setpoint.
Reason for Dismissal: The three stories of the mall tend to stratify causing heat build up at the top of the building;
the great majority of the RTUs serve the 3rd floor common areas for this reason. As a result, this approach is
expected to result in unreasonable corridor temperatures on the 3rd floor. This measure is recommended for the
1st and 2nd floors.
Page 14 of 14
APPENDIX B: METHODOLOGY
Our energy investigation began with an ASHRAE Level I Walk-through Analysis, which included:
1. A Preliminary System Review: We performed this review prior to visiting the site by reviewing your
utility bills, previous energy audits and as-built drawings;
2. An Operations Team Interview: We met with the operations team on August 17, 2015 to
understand current operational procedures and existing energy efficiency strategies;
3. A Facility Walkthrough: Our commissioning team was on site with operations staff between August
17th – August 18th to view the systems and their configurations;
4. An Initial Collection of Opportunities: Based on our key findings from site, we identified a number
of opportunities which we reviewed with the operations and management teams; and
5. An Initial Analysis: We performed various calculations to estimate both the potential energy savings
and implementation costs associated with the basic measures, and identified those which would
require further investigation.
To build on the findings from the ASHRAE Level I Walk-through Analysis, we completed the Planning and
Investigation and Analysis phases of the Retro-Commissioning program. This included:
1. Crafting a Systems Narrative: Based on our understanding of the building, we developed a short
narrative to describe the systems in the campus (this is located in Appendix C);
2. Crafting a Building Operating Plan: With feedback from your operations team, we developed a
building operating plan to describe the key operating parameters and set points used throughout the
campus (this is located in Appendix F);
3. Documenting the Sequences of Operation: With feedback from your operations team, and by
reviewing the building automation system, we documented the sequences of operation for the
campus’ HVAC equipment (this is located in Appendix G);
4. Diagnostic BAS Review: Distech BAS reviews were made to gather additional information and to
trend data from August, 2015 through January 2016.
5. Functional Testing: Our commissioning team was on site with the operations staff between
between January 25th – January 26th to further review the building’s systems and gather
performance data to support more detailed calculations;
6. A More Detailed Summary of Opportunities: The findings of the ReCx process were captured in
the Master List of Findings (this is located in Appendix A), as a record of all observations, however
minor, made during the Investigation and Analysis Phase; and
7. Reporting: We summarized our findings and the recommended next steps in this report.

February 2016
APPENDIX C: MEASUREMENT
AND VERIFICATION OPTIONS
For each measure presented in this report, we recommend a measurement and verification approach
based on the International Performance Measurement and Verification Protocol (IPMVP): Concepts and
Options for Determining Energy and Water Savings. The Protocol defines techniques for reviewing and
confirming savings in various situations. The following is an excerpt from the Protocol which outlines the
four primary M&V options available:
Option A. Partially Measured Retrofit Isolation: Savings are determined by partial field measurement of
the energy use of the system(s) to which an ECM was applied; separate from the energy use of the rest
of the facility. Measurements may be either short-term or continuous. Partial measurement means that
some but not all parameter(s) may be stipulated, if the total impact of possible stipulation error(s) is not
significant to the resultant savings. Careful review of ECM design and installation will ensure that
stipulated values fairly represent the probable actual value. Stipulations should be shown in the M&V Plan
along with analysis of the significance of the error they may introduce.
Option B. Retrofit Isolation: Savings are determined by field measurement of the energy use of the
systems to which the ECM was applied; separate from the energy use of the rest of the facility. Short-term
or continuous measurements are taken throughout the post-retrofit period.
Option C. Whole Facility: Savings are determined by measuring energy use at the whole facility level.
Short-term or continuous measurements are taken throughout the post-retrofit period.
Option D. Calibrated Simulation: Savings are determined through simulation of the energy use of
components or the whole facility. Simulation routines must be demonstrated to adequately model actual
energy performance measured in the facility. This option usually requires considerable skill in calibrated
simulation.
If measurement and verification is pursued to quantify the avoided energy costs and consumption
resulting from the implementation of the recommended measures identified within this report, we
recommend following the approach outlined under IPMVPs Option C. Bayshore Shopping Center
has multiple meters, and the appropriate meters should be identified for baseline and retrofit readings for
any measures that fall under the IPMVPs Option C approach.

February 2016
APPENDIX D: SYSTEMS
NARRATIVE
The details of Bayshore Shopping Centre are summarized below:
BUILDING DETAILS
Name and Address Bayshore Shopping Center- 100 Bayshore Dr., Nepean, ON K2B 8C1
Gross Floor Area 902,200 sf total, 288,300 sf base-building
Year Constructed 1973 – original construction

1980s – major renovation including 3rd floor addition
2003 – minor renovation
2013 – major addition & renovation, adding 300,000 sf, new food court.
Number of Levels 3
Cladding Block wall; mixed exterior cladding types (EIFS, brick, stucco.)
Parking 4020 spots, including 5 story parking garages on 3 sides of mall (redeveloped); some
surface parking at rear of mall.
Current Occupancy Roughly 6,100,000 visitors annually, 190 tenants.
The following table summarizes the building systems:
SYSTEM DESCRIPTION
The entire building dating to the 2003 renovation (west side of the shopping centre) is
served by rooftop units for both common spaces and tenants. 24 rooftop units owned
by the landlord serve concourse areas. An additional 5 units on A-block are owned
and operated by the landlord but serve tenant areas. Electric heaters serve perimeter
areas.
12 of the rooftop units were installed in 2001, and have 5 years of life remaining.
1 unit was installed in 2003 and has 7 years life remaining
HVAC General 7 of the rooftop units were installed in 2004, and have 8 years of life remaining.
The 2013 expansion is served by a custom rooftop pre-manufactured heating and
cooling plant (Epsilon make) including condensing boilers, chillers, and closed circuit
cooling towers. Spaces, both tenant and common area, are cooled by 70 local
hydronic fan-coils. Perimeter fan-coils are equipped with heating coils but the
majority are cooling only. Fresh air is supplied by 6 dedicated makeup air units.
The west side of the building uses a NOVAR controls system installed in 1996.
It uses an EP/2 executive processor with an IOM/2 input output module, accessed
Controls by a workstation based Logic 1 BAS. The system can be accessed from a laptop
located in the building manager’s office. The PC-based control system uses
iScope v2.61.6 (2002).
It controls base building and some multi-tenant rooftop units; lighting circuits;

March 2016
SYSTEM DESCRIPTION
perimeter heaters, and exhaust fans, and includes electric demand load
management (load shedding algorithms.)
It also stores all of the system’s trends and monitors alarms. The system is
primarily accessed via the operator’s terminal.
Central and zone level controls are primarily DDC. The BAS passes the rooftop
units set-points, and the stand-alone unit controllers modulate the rooftop units to
meet these set-points.
Based on an expected 20 year service life this system is due for replacement,. but
is still in good working order.
The east side of the building uses a Distech controls system installed in 2013.
The workstation front end uses Niagara Framework (Tridium) Version 3.7.106.5
The system architecture includes 6 EC-BOS Ethernet Gateway/routers, and uses
BACNET communication protocols
It monitors the Epsilon plant; controls base building and tenant fan coils, VAVs,
and make-up air units; lighting circuits; perimeter heaters, and exhaust fans.
It also stores all of the system’s trends and monitors alarms. The system is
primarily accessed via the operator’s terminal; 3rd parties can access the
operator’s terminal via the internet connection, using a remote desktop application.
Central and zone level controls are DDC. The Epsilon plant system has its own
controller, accessible in the plant room or via the BAS operator’s workstation. The
make-up air units and other terminal units are currently directly controlled by the
BAS rather than by internal controllers.
A single occupied/unoccupied schedule currently governs all equipment on this
system.
Addition lighting is controlled by BACnet compatible Wattstopper Relay Panels.
The Epsilon plant contains three 2,500 MBH condensing boilers serving make-up air
heating, installed in 2013. These have about 15 years of life remaining.
Each rooftop unit contains a gas-fired heating element.
In the west mall, back-of-house areas are heated with roughly 20 electric force-flow
heaters, rated between 5-25KW.
Heating In the east mall, back-of-house areas are heated with roughly 14 electric force-flow
heaters, rated between 5-25KW; in addition, about 5 baseboard haters are included.
About 20 perimeter fan-coils include electric heating coils with capacities from 3-6KW.
These electric heaters are either original to the building (20 years old) or original to
the expansion (2 years old). All heaters are in good condition and should have a 25-
30 year service life.
The building’s central cooling plant is located in the packaged rooftop mechanical
room. It provides chilled water to the newest 3 story addition. The plant contains
three 160 ton McQuay chillers (CH1, CH2, CH3) which use R-134a, and three cooling
towers (CT1, CT2, CT3) located on the building’s roof.
Cooling
Primary chilled water pumps P4 and P5, and P6 (7.5 HP ea) are controlled by VSD,
serve the primary chiller loop and are not dedicated to any chiller.
The cooling tower fan motors (one per tower, 20HP) are equipped with VSDs which
modulate the speed of the fans to maintain the condenser water temperature. Pumps

March 2016
SYSTEM DESCRIPTION
P10, P11, and P12 (7.5HP) circulate condenser water through the closed cooling
tower loop.
The plant’s secondary chilled water pumps P7 and P8 (7.5HP ea.) are also equipped
with VSDs which modulate their speed to maintain adequate pressure in all five
branches of the secondary loop.
This equipment was installed in 2013 and is expected to have about 23 years of
service life remaining.
In the west mall, outdoor air for the corridors, management office, and back-of-house
spaces is introduced and tempered by roughly 24 rooftop units. An estimated total of
about 32,500cfm of fresh air is handled by these rooftop units.
In the east mall, four variable volume air handling units provide 70,00 CFM total of
100% dedicated outdoor air via VAV units controlled by CO2 sensors located in
tenant spaces and common areas. The units include exhaust and heat recovery
wheels. These units were installed in 2013 and have an expected 22 additional years
of service life.
Ventilation
In the east mall, two variable volume air handling units provide 64,000CFM of 100%
dedicated outdoor air to the food courts. These make-up air units handle supply and
exhaust air separately, and have been field modified to eliminate wheel-based heat
recovery (as exhaust is from ecology units treating kitchen exhaust hoods, which
serve the food court tenants, and there were significant problems with odor and
smoke transfer from the exhaust to supply air streams.) These units were installed in
2013 and have an expected 22 additional years of service life.
Dedicated exhaust fans serve the washrooms located throughout the mall.
Domestic hot water is provided by electric and natural gas hot water tanks distributed
throughout the building, located near each washroom. Domestic hot water tanks in
Hot Water
the addition were installed in 2013 and have around 10 years of expected service life
remaining.
City fed. Booster pumps serve the west side only; Duplexed 5HP pumps serve the
Walmart tenant space; and duplexed 5 HP pumps serve the remaining addition
Domestic Cold Water spaces, both landlord and tenant.
Retrofitted washrooms have 1.8lpm lavatories, 1 lpf urinals, and 4.8 lpf toilets with
concealed, hardwired flush valves, installed in 2013.
In the west (original) mall, the majority of the base building lighting is provided by
34W LED downlighting (potlights) added in the 2013 renovation, with T8s used for
cove lighting, column-mounted lighting, and back-of-house areas.
In the east addition, the majority of the base building lighting is provided by 34W LED
downlighting (potlights) added in the 2013 renovation, with LEDs used for cove
Lighting lighting, T8s used for back-of-house areas.
Exterior lighting throughout renovated parking lot areas is LED. Some MH lighting
standards remain in the south parking lot.
All of the building’s lighting is controlled by either the NOVAR system (west side and
parking garage) or lighting control panel (east side) that provides the time of day
scheduling and local override capabilities.

March 2016
The following table summarizes the site and parking lot systems. Note that details on heating systems
are from drawings, and will be verified during the heating season commissioning.
SYSTEM DESCRIPTION
Snow Melting Four snow-melters are located on the 5th floor of the parking garage, each with a
9,000MBH capacity.
Serviced by two Lochinvar Crest FBN2500 92% efficient boilers, serving three zones
with a total area of 26,600 ft² Each boiler is served by a 1.5HP pump.
Ramp Heating
Each ramp heating zone is served by a 3hp pump.
Ramp heating equipment is located in the 4th floor boiler room.
Air Conditioning Three ductless DX split systems serve the four parking garage elevator rooms.
Four fractional horsepower exhaust fans serve the elevator machine rooms, and the
boiler room.
Fans
One 1000 CFM, 350W supply fan provides pressurisation for the 5th floor parking
area.
*Remaining service life estimates are based on the ASHRAE HVAC service life database, industry
standards, and information provided by the Operator/building staff..
The following table summarizes the building operating schedule. Note that the mall is accessible earlier
and later for members of the public travelling to and from the adjacent Bayshore transit stop.
DAY MALL OPEN HOURS OFFICE HOURS
Sunday 10:00 – 18:00 Closed

Monday 09:00 – 21:00 8:30 – 16:30
Tuesday 09:00 – 21:00 8:30 – 16:30
Wednesday 09:00 – 21:00 8:30 – 16:30
Thursday 09:00 – 21:00 8:30 – 16:30

Friday 09:00 – 21:00 8:30 – 16:30
Saturday 09:00 – 21:00 Closed
Holidays Closed Closed
The building is generally well-maintained and in good condition. Any systems which are in need of
renewal in the short-term have been otherwise noted.

March 2016
Satellite Photo: Post-Addition

March 2016
APPENDIX E: UTILITY DATA
ELECTRICITY
Ottawa Hydro supplies electricity to the site and we analyzed invoices from January 2013 to December 2015 for
this assessment. The following graph shows the electricity consumption of Bayshore Shopping Centre during this
period.
Several irregularities in electricity data were observed between January 2013 and December 2015. There is a
noticeable spike in consumption from November 2013 to March 2014, which may be attributed to the newly
constructed addition. A sharp drop in use was observed in April 2014, where use across the exterior and interior
mall common areas have decreased. There is a large, unexplained spike in November 2015. Otherwise, overall
annual consumption has increased from 2013 to 2015, in part due to the added mall space. Note that greater
electrical consumption correlates to higher cooling degree days.

March 2016
NATURAL GAS
Enbridge supplies natural gas to the site and we analyzed invoices from January 2013 to May 2015 for this
assessment. The following graphs show the natural gas consumption and natural gas versus heating degree day
comparison of Bayshore Shopping Centre during this period.
Several irregularities in natural gas data were observed between January 2013 and May 2015. There is a
noticeable increase in gas consumption starting September 2014 going forward into the 2015 year attributed to the
common mall epsilon meter. There is noticeable gas use during the 2014 cooling season (June 2014 to September
2014). There is a large spike starting January 2015, and greater overall gas for the first part of 2015, but this
doesn’t continue past May, 2015. These may stem from the very cold 2015 winter and from issues commissioning
the air handling systems. Note that greater natural gas consumption correlates with increased heating degree
days.

March 2016
APPENDIX F: END-USE
BREAKDOWN
The following graph shows the estimated energy end use breakdown for Bayshore Shopping Centre. This serves to
illustrate the magnitude of energy used by your HVAC systems. Electric heating is a larger portion of energy use
than at most properties we survey. In addition, cooling, lighting, exterior lighting and ventilation air heating are
significant energy uses.
Energy Consumption by End Use
Lighting
4.9 kWh/ft2
1,400,000 ekWh
13%
Xmas lights,
Cooling Exterior Lighting kiosks, plug
4.2 kWh/ft2 5.2 kWh/ft2 loads & misc
1,200,000 ekWh 1,500,000 ekWh 2.5 kWh/ft2
11% 14% 720,000 ekWh
7%
Electric Heating Escalators &

3.2 kWh/ft2 Elevators
920,000 ekWh 0.3 kWh/ft2
9% 93,000 ekWh
1%
DWH
0.5 kWh/ft2
131,400 ekWh
Pumps
Fans 1%
1.1 kWh/ft2
320,000 2.9 kWh/ft2
ekWh 850,000 ekWh Gas Heating Gas Heating
3% 8% (Ventilation Air) (Envelope Heat
4.5 kWh/ft2 Loss)
Other Uses 1,306,643 ekWh 2 kWh/ft2
5.2 kWh/ft2 13% 573,567 ekWh
1,500,286 ekWh 6%
14%
An estimated energy cost breakdown follows. You may notice that due to energy costs, the impact of all natural gas
energy uses are significantly lower than of electricity uses. Lighting costs are a significant portion of total energy
use, in part due to the current long operating schedules.

March 2016
Energy Cost by End Use
Exterior Lighting
$180,000
19%
Lighting Escalators &

$170,000 Elevators
18% $11,000
Xmas lights, kiosks, 1%
plug loads & misc
$87,000 DWH
9% $16,000
2%
Gas Heating
(Envelope
Heat Loss)
Cooling $12,000
$150,000 1%
16%
Gas Heating
Fans (Ventilation Air)
$100,000 $28,000
11% 3%
Electric Heating Pumps
$110,000 $39,000
12% Other Uses
4% $32,000
4%

March 2016
APPENDIX G: TRAINING PLAN
From what we have seen, the team at Bayshore Shopping Centre is experienced and engaged. They understand
maintenance procedures, how their systems work and work to constantly improve their understanding of their
building automation system’s functionality. The operations team plays the most important role in managing energy
performance – they keep equipment running well. Because of this, regular training may support Ivanhoe
Cambridge’s long-term energy reduction efforts. Based on feedback from the operators at Bayshore, training
individual team members in specific types of systems will streamline their ability to use the knowledge effectively in
their work. We suggest assigning the following Key Team member roles to individuals chosen from among your
staff. Assign each role to a different person to spread responsibility and training requirements:
• Energy Champion – Operator or Property Manager who’s role is performance tracking

• West Mall Operator – Operator or Operations Manager trained in the older building’s systems
• Addition Operator – Operator Operations Manager trained in the addition’s plant and BAS systems.
In addition, operators, and new operation managers & property managers may also benefit from the training below.
We suggest that you and your team occasionally consider whether any additional training would be helpful. The
following are some areas where we suggest you consider obtaining training for the team:
Instructors to Time
Training Topics and Suggested Outcomes Key team member
Consider Commitment
Ongoing Performance Tracking
• Effectively use the Portfolio Manager online tool (or other tool, as 3 hours,
Consultant or Energy
appropriate) to track whole building energy performance over time every two
Energy Manager Champion
• Use your sub-metering data to better understand building systems years
Bayshore Shopping Centre’ Energy Conservation Strategies

• Review the implemented ReCx ECMs (e.g.: listed in existing
Energy Audit or Retro-Commissioning reports, or a building’s Operations
ongoing ECM tracking list, if one exists) Manager, Energy
Energy 4 hours,
• Confirm or strategize to confirm continued ECM effectiveness (e.g.: Manager and/or
Champion every year
using persistence strategies noted in existing Retro-Commissioning Commissioning
reports). Agent
• Brainstorm additional conservation ideas to propose or implement.
High Efficiency Lighting Solutions

• Create or review lighting equipment and quantities at the building. Energy Manager
2 hours,
• Determine retrofit opportunities. and/or Energy
every two
• Consider appropriate situations for daylighting and occupancy- Commissioning Champion
years
control. Agent
Food Service Operations & Technologies

• Review food service HVAC equipment installed at the food court,
and requirements for efficient operation
2 hours,
• Review building pressurization issue and food service Food Services Addition
every two
• Learn about up and coming technologies Consultant Operator
years
• Consider appropriate situations for capacity control and energy
recover solutions
Bayshore Shopping Centre’ System Documentation

• Locate system documentation
Operations West Mall 3 hours,
• Access equipment lists (with equipment details like flowrate, motor
Manager Operator every year
size, etc.) and BAS points lists to facilitate contractor discussions
• Access building schematics and plan drawings to trace piping,
Addition
ducting, and system interconnections

March 2016
• Access BAS Sequence of Operations to interpret automated Operator
equipment activity
• Access equipment manuals (e.g.: rooftop unit operating manual) to
determine maintenance needs, interpret RTU automated activity,
and understand equipment limits
• Understand procedures for keeping documents accessible and up
to date, and labelling new equipment
BAS Troubleshooting
• Locate the property’s Sequences of Operations
• Use the Sequences of Operations to troubleshoot unexpected
equipment operation, and decide if the operation is intentional. West Mall
BAS Contractor 7 hours,
• Know how and when to manually override BAS commands Operator
Commissioning every two
• Review which overrides will most effectively address common
Agent years
issues (e.g.: low air temperature, high pressure, etc.) Addition
• Perform basic point-to-point automation verification Operator
• Use the BAS alarms to identify recurring issues
BAS Sensors
• Know how, when and how often to calibrate sensors West Mall
• Know how to check sensor accuracy Operator 3 hours,
• Know how to determine effective sensor placement and installation BAS Contractor every two
• Know how to apply correction factors in the BAS to calibrate sensor Addition years
readings Operator
BAS Data Analysis and Trend Review

• Know techniques for downloading, printing and analyzing BAS
trends
• Understand how to set up, view, save/archive and download trends Include in
from the BAS Addition BAS training
BAS Contractor
• Know how to set up and download trends from stand-alone data Operator for Distech
loggers system
• Know how to effectively review BAS trends and identify potential
equipment problems
Packaged Boiler and Chiller Plant Operation

• Understand the control sequence.
Manufacturer’s 4 to 8 hours,
• Troubleshoot basic controller failures and alarms Addition
Training every two
• Understand maintenance requirements and trouble indications Operator
Representative years
• Understand effective energy conservation operation.
Rooftop Unit Operation

• Understand each standalone RTU’s control sequence.
• Confirm effective economizer operation. Trane and Carrier 4 to 8 hours,
Training West Mall every two
• Troubleshoot operation of systems not connected to BAS.
Representatives Operator years
• Understand effective energy conservation operation.
• Understand occupied/unoccupied mode strategies.
It is possible that one training session will satisfy multiple learning objectives, or that subject matter experts within
your operations or management teams are comfortable training their peers. WSP would be pleased to continue
supporting your team by providing training in any of these area.

March 2016
APPENDIX K: LIMITATIONS
WSP Canada Inc. is the “Consultant” referenced throughout this document.
The scope of our work and related responsibilities related to our work are defined in our project
authorization (“Conditions of Assignment”).
Any user accepts that decisions made or actions taken based upon interpretation of our work are the
responsibility of only the parties directly involved in the decisions or actions.
No party other than the Client shall rely on the Consultant’s work without the express written consent
of the Consultant, and then only to the extent of the specific terms in that consent. Any use which a
third party makes of this work, or any reliance on or decisions made based on it, are the responsibility
of such third parties. Any third party user of this report specifically denies any right to any claims,
whether in contract, tort and/or any other cause of action in law, against the Consultant (including
Sub-Consultants, their officers, agents and employees).The work reflects the Consultant’s best
judgement in light of the information reviewed by them at the time of preparation. It is not a
certification of compliance with past or present regulations. Unless otherwise agreed in writing by the
Consultant, it shall not be used to express or imply warranty as to the fitness of the property for a
particular purpose. No portion of this report may be used as a separate entity; it is written to be read
in its entirety.
Only the specific information identified has been reviewed. No physical or destructive testing and no
design calculations have been performed unless specifically recorded. Conditions existing but not
recorded were not apparent given the level of study undertaken. Only conditions actually seen during
examination of representative samples can be said to have been appraised and comments on the
balance of the conditions are assumptions based upon extrapolation. Therefore, this work does not
eliminate uncertainty regarding the potential for existing or future costs, hazards or losses in
connection with a property. We can perform further investigation on items of concern if so required.
The Consultant is not responsible for, or obligated to identify, mistakes or insufficiencies in the
information obtained from the various sources, or to verify the accuracy of the information.
No statements by the Consultant are given as or shall be interpreted as opinions for legal,
environmental or health findings. The Consultant is not investigating or providing advice about
pollutants, contaminants or hazardous materials.
The Client and other users of this report expressly deny any right to any claim against the Consultant,
including claims arising from personal injury related to pollutants, contaminants or hazardous
materials, including but not limited to asbestos, mould, mildew or other fungus.
Budget figures are our opinion of a probable current dollar value of the work and are provided for
approximate budget purposes only. Accurate figures can only be obtained by establishing a scope of
work and receiving quotes from suitable contractors.
Time frames given for undertaking work represent our opinion of when to budget for the work. Failure
of the item, or the optimum repair/replacement process, may vary from our estimate.

February 2016

Bayshore ReCx Investigation and Analysis Report

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BAYSHORE SHOPPING

Date: March 1, 2016

Phone: +1 416 644-1539

Cara Sloat, P.Eng, LEED AP BD+C

Eric Chisholm, P.Eng., CEM, LEED AP

Ariel Feldman, P.Eng., LEED AP O+M

Bayshore Shopping Centre WSP

We identified a number of opportunities based on a combination of site visits, operator interviews,

Operational Energy Conservation Measures – with low or no cost to implement;

BBEER Average: 34.5

Potential: 31 Ontario Average: 21.2

ENERGY INTENSITY IMPACT (ekWh/ft2/year)

Some of the most significant opportunities found at the building include:

Bayshore Shopping Centre WSP

1.2 BACKGROUND ..................................................................................................... 2

1.3 OPINIONS OF COST ............................................................................................. 3

2 EXISTING ENERGY PERFORMANCE ...........................................4

2.2 ENERGY PERFORMANCE BENCHMARKING .................................................... 5

2.3 TARGET SETTING ................................................................................................ 5

3 KEY FINDINGS ...............................................................................6

4 NEXT STEPS ..................................................................................8

Bayshore Shopping Centre WSP

Ivanhoé Cambridge is committed to retro-commissioning, energy performance, and occupant comfort.

The purpose of this report is to:

Bayshore Shopping Centre WSP

1.3 OPINIONS OF COST

Bayshore Shopping Centre WSP

2 EXISTING ENERGY PERFORMANCE

2.1 ANNUAL ENERGY COSTS

Electricity from Hydro Ottawa, the local electricity utility, and

TABLE 2-1: BASELINE DATA (SELECTED JAN 2014 – DEC 2015)

Electricity 7,059,116 kWh 7,059,116 kWh 0.12 $/kWh 856,924 $ 2.97

Electricity 800 KW N/A 8.32 $/kW* 79,890 $ 0.28

Natural Gas 307,132 m 3 3,271,066 ekWh 0.23 $/m 3 69,105 $ 0.24

Bayshore Shopping Centre WSP

2.2 ENERGY PERFORMANCE BENCHMARKING

2.3 TARGET SETTING

Bayshore Shopping Centre WSP

Some of the most significant opportunities found at the building include:

1. Operational Energy Conservation Measures

Bayshore Shopping Centre WSP

3. Measures for Consideration

Bayshore Shopping Centre WSP

We recommend the following next steps:

A culture that promotes ongoing attention to equipment operation

Bayshore Shopping Centre WSP

4.1 LIGHTING RETROFIT MEASURES

Bayshore Shopping Centre WSP

OPERATIONAL ENERGY CONSERVATION MEASURES

- The rooftop units serving the management office

1. A total of 9 fixtures were noted during our 0

EQUIPMENT & RETROFIT MEASURES

MEASURES FOR CONSIDERATION

25 Document Sequence of Operations

26 Trend Log Key Data Points

27 Update Distech BAS AHU Status Graphics

28 Update Distech BAS Hot and Cold Water System Graphics

30 Resolve Distech BAS VAV Unit Status Error

31 Relax Electrical Room RA Thermostat Setpoint

32 Resolve NOVAR System Comms Loss Issues.

33 Resolve LL15 Economizer Sequence Control

34 Resolve Novar System Humidity Sensor Error

35 Comb RTU fins