future-ready whole building retrofits façades and core20%c3%a2... · missing ballast, missing or...

Future-Ready Whole Building Retrofits Façades and CoreScott Armstrong, Dipl. Arch. Tech., BSSO, CET, LEED AP BD+CSenior Façade Specialist, Project Director

Hannah Thevapalan, B.Arch.Sci., M.Eng.Façade Specialist, Project Manager

AgendaOur Existing Building Landscape

Performance Targets, Guidelines and Changing Climates

Retrofit Options

Exploring Opportunistic Retrofits

Embodied vs. Operational Carbon

Case Studies

Planning for Holistic Retrofits

Next Steps

1

2

3

4

5

6

7

EXISTING BUILDING LANDSCAPE

Existing Building Landscape

Source: https://idragovic.wordpress.com/2016/05/24/toronto-building-construction-dates/

Source: “Survey of Commercial and Institutional Energy Use – Buildings 2009 – Detailed Statistical Report.” Natural Resources Canada, December 2012.


Existing Buildings and Energy Use

50%

2050

of today’s existing

building stockwill still be in use in 20 – 40%

Available energy savingswithin this building stock are estimated at

PERFORMANCE TARGETS

& GUIDELINES

2016 Vancouver Declaration 30%+ emissions reduction by 2030

Sustainability

2017 TransformTO2050 Goals100% of existing buildings renovated 40% savings in all City buildings

Cred

it: Nico

la Evan

s -W

SP

Staff

Sustainability

2019 NYC Retrofit Legislation40% energy reduction by 2030; $4B retrofit market

Cred

it: Nico

la Evan

s -W

SP

Staff

Sustainability

Climate Changing

Climate Changing

Climate Zone 6

Climate Zone 5

Climate Zone 4

Changed

Source: © RWDI https://rwdi.com/assets/factsheets/Modelling-weather-futures.pdf

Climate Changing Changed

Preparing for Extreme Weather – PIEVC Assessment

Component Year installed Construction Condition notes Estimated life Source estimated life Parameter Climate threshold Reference Parameter Climate threshold Reference Parameter Climate threshold Reference

Roof system - main roof 2010

Inverted Roof

Membrane Assembly (IRMA )composed of a roof

membrane installed atop acast-in-placeconcrete roof

deck overlainrigid thermal insulation, a filter fabric

and granular ballast. Drainage of the roof systems is

provided by internal roof drains which presumably

discharge to the

municipal sewer system

No major deficiencies. Areas with

missing ballast, missing or damaged

drains, poor detailing in flashing,

20-30

Cost Database - PMR High-

rise

(e.g., BUR, MB and Hot

Rubber)

Temperature

– average

-Increased HDD and CDD

leads to higher energy

consumption

'-HDD>3760 (threshold

from NBC 2015)

SB10 OBC,

NBC 2015

Table C2

Temperature –

extremes

-Extreme

temperatures may

lead to discomfort

indoors

-Tout > 31C

-Tout < -22C

(thresholds from

NBC 2015)

SB10 OBC,

NBC 2015,

ANSI/ASHR

AE 55, NBC

2015 Table

C2

Precipitation

(rain)

-Increase in total

rainfall, no. days with

rainfall, driving rain

wind may lead to

leaks.

-15 min rain>25 mm,

one day rain 1/50

>108 mm, annual rain

>730 mm, driving rain

wind pressure 1/5

>150 Pa

-Increase in rainfall

NBC 2015

Table C2

Roof system - penthouse

2001-2006*

(scheduled for

2016

replacement)

Conventionally-designed modified bitumen

membrane installed atop rigid thermal insulation

atop corrugated steel roof decking. Drainage of the

roofsystems is provided by internal roof drains which

presumably discharge to the



blistering20

Cost Database -

Conventional, High-rise -

Replace BUR, Mod Bit

Temperature

– average



consumption


from NBC 2015)

SB10 OBC,

NBC 2015

Table C2

Temperature –

extremes

-Extreme

temperatures may

lead to discomfort

indoors

-Tout > 31C

-Tout < -22C

(thresholds from

NBC 2015)

SB10 OBC,

NBC 2015,

ANSI/ASHR

AE 55, NBC

2015 Table

C2

Precipitation

(rain)

-Increase in total



wind may lead to

leaks.

-15 min rain>25 mm,

one day rain 1/50



wind pressure 1/5

>150 Pa


lead to higher

NBC 2015

Table C2

Roof system - staggered lower roofs 2014/2015

Loose laid and ballasted Ethylene Propylene Diene

Monomer (EPDM) membrane complete with “Sure-

White”

EPDM upturn membrane flashings. Drainage of the




25-30

Cost database - PMR High-

rise - Fully Adhered

Reinforced Single Ply

Membrane (i.e., TRA)

Temperature

– average



consumption


from NBC 2015)

SB10 OBC,

NBC 2015

Table C2

Temperature –

extremes

-Extreme

temperatures may

lead to discomfort

indoors

-Tout > 31C

-Tout < -22C

(thresholds from

NBC 2015)

SB10 OBC,

NBC 2015,

ANSI/ASHR

AE 55, NBC

2015 Table

C2

Precipitation

(rain)

-Increase in total



wind may lead to

leaks.

-15 min rain>25 mm,

one day rain 1/50



wind pressure 1/5

>150 Pa


lead to higher

runnoff and surpass

capacity of gutter

system

NBC 2015

Table C2

Roof system - atriumSloped glazing. Drainage by surface deflection

and discharged onto the lower roof systems

Temperature

– average



consumption


from NBC 2015)

SB10 OBC,

NBC 2015

Table C2

Temperature –

extremes

-Extreme

temperatures may

lead to discomfort

indoors

-Tout > 31C

-Tout < -22C

(thresholds from

NBC 2015)

SB10 OBC,

NBC 2015,

ANSI/ASHR

AE 55, NBC

2015 Table

C2

Precipitation

(rain)

-Increase in total



wind may lead to

leaks.

-15 min rain>25 mm,

one day rain 1/50



wind pressure 1/5

>150 Pa


lead to higher

runnoff and surpass

capacity of gutter

system

NBC 2015

Table C2

Exterior walls -site building Brick veneer masonry

Areas of cracked, deteriorated and

spalled

bricks, deteriorated mortar joints

and staining

were noted on various elevations of

the Site

Building.

Temperature

– average



consumption


from NBC 2015)

SB10 OBC,

NBC 2015

Table C2

Temperature –

extremes

-Extreme

temperatures may

lead to discomfort

indoors

-Tout > 31C

-Tout < -22C

(thresholds from

NBC 2015)

-Increased

exposure to

freeze/thaw may

excacerbate brick

deterioration

-Increased

deformation of

materials

(particularly

metallic elements)

due to increase in

magnitud of

extreme

temperatures

SB10 OBC,

NBC 2015,

ANSI/ASHR

AE 55, NBC

2015 Table

C2

Precipitation

(rain)

-Increase in total



wind may lead to

leaks.

-Increased exposure

to water may

excacerbate brick

deterioration

-15 min rain>25 mm,

one day rain 1/50



wind pressure 1/5

>150 Pa

NBC 2015

Table C2

Infrastructure components Precipitation (rain)Temperature – extremesTemperature – average

Climate ParameterComponents & Condition

Climate Consequence

Source: https://pievc.ca/assessments

Year installed Construction Condition notes Estimated life Source estimated life Parameter Climate

2010

Inverted Roof

Membrane Assembly (IRMA )composed of a roof

membrane installed atop acast-in-placeconcrete roof

deck overlainrigid thermal insulation, a filter fabric

and granular ballast. Drainage of the roof systems is

provided by internal roof drains which presumably

discharge to the



missing ballast, missing or damaged

drains, poor detailing in flashing,

20-30

Cost Database - PMR High-

rise

(e.g., BUR, MB and Hot

Rubber)

Temperature

– average

-Increas

leads to

consump

'-HDD>3

from NB

2001-2006*

(scheduled for

2016

replacement)

Conventionally-designed modified bitumen

membrane installed atop rigid thermal insulation

atop corrugated steel roof decking. Drainage of the





blistering20

Cost Database -

Conventional, High-rise -

Replace BUR, Mod Bit

Temperature

– average

-Increas

leads to

consump

'-HDD>3

from NB

Infrastructure components Temper

er Climate threshold Reference Parameter Climate threshold Reference Parameter Climate threshold Reference

ture

e



consumption


from NBC 2015)

SB10 OBC,

NBC 2015

Table C2

Temperature –

extremes

-Extreme

temperatures may

lead to discomfort

indoors

-Tout > 31C

-Tout < -22C

(thresholds from

NBC 2015)

SB10 OBC,

NBC 2015,

ANSI/ASHR

AE 55, NBC

2015 Table

C2

Precipitation

(rain)

-Increase in total



wind may lead to

leaks.

-15 min rain>25 mm,

one day rain 1/50



wind pressure 1/5

>150 Pa


NBC 2015

Table C2

ture

e



consumption


from NBC 2015)

SB10 OBC,

NBC 2015

Table C2

Temperature –

extremes

-Extreme

temperatures may

lead to discomfort

indoors

-Tout > 31C

-Tout < -22C

(thresholds from

SB10 OBC,

NBC 2015,

ANSI/ASHR

AE 55, NBC

2015 Table

C2

Precipitation

(rain)

-Increase in total



wind may lead to

leaks.

-15 min rain>25 mm,

one day rain 1/50



NBC 2015

Table C2

Precipitation (rain)Temperature – extremesTemperature – average

Carbon Emissions

Cost Impact

Heat

CoolingAir

Lights

Other

Energy Use

*at Ontario rates

Shifting Focus: Energy, Cost or Carbon

1

4

3

2

Recommissioning

Deep Retrofits

Renewables

Fuel Switching

A Canadian Guideline for Retrofits

Reducing Natural Gas Dependence

1

4

3

2

Recommissioning

Deep Retrofits

Renewables

Fuel Switching

Building Efficiency Performance Targets

LEEDRegulation 20/17

Energy & Water Reporting

Energy, Carbon & Integrated Design

Retrofit Options

Ongoing Localized Repairs

Reactive Repairs and Replacement

Holistic Building Retrofits – Façade

and Core


— Piece-meal, as required— Limited capital repair budgets— Long term occupant disruption— Aesthetic Impact

EXPLORING OPPORTUNISTIC

RETROFITS

Building Component Expected Service Life

Curtainwall framing + anchorage 50 years

IGUs 25-30 years

Sealants 15-20 years

Distribution (Ductwork) 30 years

Zone HVAC (VAVs, Heat Pumps, Fan Coils) 20-25 years

Major Central Plant Equipment (Chillers, Boilers, Cooling Towers) 25-30 years


Holistic Opportunity

0

25,000

50,000

75,000

100,000

Before 1920 1920-1959 1960-1969 1970-1979 1980-1989 1990-1999 2000 orlater

Nu

mb

er o

f Bu

ildin

gs

HVAC

IGUs, Sealants

Curtainwalls

Canadian Buildings by Age of Construction

Efficient Façades = Comfort and Low Energy

EMBODIED CARBONvs

OPERATIONAL CARBON

Reinvesting Embodied Carbon

Credit: Ramish T. et al (2010) Credit: Azari, R., Abbasabadi, N. (2018)


Credit: Ibn-Mohammed, T. et al (2013)

Credit: Azari, R., Abbasabadi, N. (2018)


Em

bo

die

d +

Op

era

tio

na

l Ca

rbo

n

Time

Existing Building

Building Retrofit

Reasons to Retrofit

RESALESUSTAINABILITY

LIFE SAFETY RISK OPERATING COST

DESIRABILITY

RETROFIT OPTIONS & CASE STUDIES

Reactive Building Renewal

— Comprehensive repairs— Response to ongoing deterioration— Opportunity for upgrades


Case Study 1:Highrise Tower, Midtown Toronto, ON

— 30 Storey mixed-use (commercial, retail) building

— 40 years old— Precast concrete and strip window


2011 – 2013 Building Envelope Feasibility Study

— To address aesthetics, concrete durability, anchor durability, insulation levels, IGU durability,

— Optional analysis for maintaining or upgrading the façade

— Option analysis for façade renewal

— Energy Analysis— Owner opted for full building

renewal


Case Study 2 :120 & 130 Adelaide St. W.,Toronto, ON

— Mid 60s & 70s commercial towers— 27 & 35 story buildings— Financial district— Double glazed aluminum framed

curtainwall (stick frame + unitized)


Project HistoryDate of construction: Tower 1: Mid c1960s

Tower 2: Late c1970sEnclosure system: Aluminum-framed curtain wall

Minimal thermal break

Back-pan deflection interface at stack jointVision units: 6mm grey-tinted outer lite

12mm air-filled cavity with aluminum spacer

6mm clear inner lite

Fully capturedSpandrels: Insulated metal back pan

3mm aluminum cladding panelService history

(pre 2012):

Water infiltration

High rate of IGU failure

Localized panel deterioration (failed clips)


Key Findings – Tower 1

— Sporadic retrofit fasteners

— Loose clips

— Failed clips

— Backpan corrosion

— Water infiltration

— 30% IGU failure

— 10-year IGU remaining life


Key Findings – Tower 2

— Sporadic retrofit fasteners

— Loose clips

— Failed clips

— Backpan corrosion

— Water infiltration

— 30% IGU failure

— 10-year IGU remaining life

— Backpans serviceable


Item Ex. New Impr.

Vision U (W/m2 K) 3.7 2.6 30%

Spandrel U (W/m2 K) 1.9 1.1 42%

SHGC 0.35 0.29 17%

Item Ex. New Impr.

Vision U (W/m2 K) 3.7 1.9 49%

Spandrel U (W/m2 K) 1.7 0.7 59%

SHGC 0.38 0.19 50%

Holistic Building Renewal –Façade + Core

— Maximizes building performance— Increased rentable space— Increased occupant comfort— Increased re-sale value

Holistic Building Renewal

Case Study:401 Bay Street, Toronto, ON

— Simpson Tower (HBC)— 33 Storey mixed-use building— 1968 construction— Conventionally reinforced concrete— Precast spandrels + punched

aluminum framed windows— Poor thermal performance (single-

glazed non-thermally-broken windows)


2013 – Present Recladding2013/2014 Façade Evaluation

— Document Review

— Drawing Reviews

— Structural Analysis of base building and cladding elements

— Energy analysis


2013 – Present Recladding2013/2014 Façade Evaluation

— Document Review

— Drawing Reviews

— Structural Analysis of base building and cladding elements

— Energy analysis

— Thermal modelling studies

— IR (infrared) scans

Item Ex. New Impr.

Vision U (W/m2 K) 6.5 1.8 72%

Spandrel U (W/m2 K) 0.79 0.38 52%

SHGC 0.62 0.59 5%

Est. Energy Savings $750,000/yr

401 Bay Street


Case Study:2 Bloor East , Toronto, ON

— Building Envelope Renewal — Energy Re-Commissioning— Cost to implement = $900,000— Result:

17%reduction in electricity use

$1.2Mannual utility cost savings


Case Study:77 Bloor Street West, Toronto, ON

— 21 Storey mixed-use (commercial, retail) building

— 40 years old


Case Study:77 Bloor Street West, Toronto, ON

— Building Envelope Renewal — Energy Re-Commissioning— Result:

30% +energy & GHG reduction

$500kannual utility cost savings

30% +water savings

PLANNING FOR A HOLISTIC RETROFIT

Planning for a Holistic Retrofit

Prepare Business Case

Discover Improvement Opportunities

Evaluate Performance

Evaluating Performance

— Financial performance

— Energy & carbon benchmark

— Building & façade condition assessment

Discovering Improvement Opportunities

— Energy Audit

— Recommissioning

— Deep Energy/Carbon Retrofit Study

— Façade Condition Evaluations

— Quantitative Air Testing

— Thermographic (Infrared) Scan

Preparing the Business Case

— Group improvements into investment options

— Quantify interactions between improvements. A better envelope can enable less HVAC

— Report all critical metrics: — investment cost, — risk, — operating cost, — desirability, — sustainability, — resale value.

Planning – Next Steps

— Continue thinking about shifting building performance targets

— Engage building owners in feasibility studies for retrofit options which consider both the façade and core

— Validate retrofit studies with analysis of post-retrofit energy data

EXISTING PARADIGM

Real Estate Hot Potato

Vancouverisawesome.com

Kraftcanada.com

Katiescucina.com

Thank you!

[email protected] | [email protected]

future-ready whole building retrofits façades and core20%c3%a2... · missing ballast, missing or...

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