SUSTAINABLE PERFORMANCE - Tersano · SUSTAINABLE PERFORMANCE For over 20 years, GWL Realty Advisors...

SUSTAINABLEPERFORMANCESpecial Supplement to Canadian Property Management

5000 YONGE STREET (TORONTO, ON)

112013287144

NOVASCOTIA

ON QC

BCAB

SK/MB

What has made GWL Realty Advisors successful over the past two decades in Canada is its ability to anticipate and tailor the investment requirements of a diverse mix of clients. These include multiple pension fund clients, two segregated real estate funds, and its parent company and leading insurer The Great-West Life Assurance Company.

Meeting this challenge head-on is a team of more than 1,000 talented real estate professionals, located in 12 regional offices across Canada. In positioning its employees close to core markets, the company’s regional structure enables them to take advantage of their local knowledge and networks to build strong relationships with tenants and brokers, with the overall goal of developing better-performing client portfolios.

SUSTAINABLE PERFORMANCEFor over 20 years, GWL Realty Advisors has been a trusted real estate investment advisor, providing comprehensive portfolio management, asset and property management, development, and specialized real estate advisory services to pension funds and institutional clients.

PROPERTIES BY REGION

(As of Mar. 31, 2015)

200 KENT STREET (OTTAWA, ON)

gwlra.comGWL Realty Advisors2

“

112013287144

NOVASCOTIA

ON QC

BCAB

SK/MB

SUSTAINABLE PERFORMANCE

PROPERTIES BY REGION

$16.6BTOTAL ASSETS UNDER

MANAGEMENT

289PROPERTIES UNDER

MANAGEMENT

59.8 millionTOTAL SQUARE FOOTAGE UNDER

MANAGEMENT

28.9 millionTOTAL OFFICE SQUARE FOOTAGE

UNDER MANAGEMENT

17.4 millionTOTAL INDUSTRIAL SQUARE

FOOTAGE UNDER MANAGEMENT

12,058TOTAL NUMBER OF MULTI-RESIDENTIAL UNITS UNDER

MANAGEMENT

Real estate is a local business, and this de-centralized approach to real estate management and client relations has played an important part in achieving long-term sustainable financial results for its clients, while building assets under its management to over $16 billion.

PERFORMANCE WITH PURPOSE

Corporate social responsibility (CSR) is founded on environmental, economic, social, and governance principals. Its purpose is to build a profitable company that delivers on its financial commitments to clients and supports communities in cities where employees live and work.

Essential to this practice is GWL Realty Advisors’ focus on sustainability. Over the past few years, the company has integrated this focus into its corporate services division, which is comprised of an internal team of experts that manages the company’s human resources, marketing, and community relations functions.

“Sustainability is sometimes seen as being tangential to the core business,” says Michele Walkau, Senior Vice President, Corporate Services. “However, we have shown that when sustainability is

I’m proud of the company we are building. We have a healthy entrepreneurial approach that is backed by solid investment research and good

governance. We strive to deliver long term results and sustained value for our clients.

Paul Finkbeiner, President

embedded into our operations, we can drive employee engagement, achieve higher performance, and unlock value for our clients.”

Like many companies, the evolution of GWL Realty Advisors’ sustainability practices has been a journey. However, says Walkau, it is one that staff and management have fully embraced. “A decade ago, we were primarily focused on reporting greenhouse gas emissions to our clients. Fast forward to today, we have a strategic team in place that challenges us to continually raise the bar and provides rich data to support large capital investment decisions.”

With a view to the company’s mission, she adds, “As a trusted advisor, it’s about being able to provide good advice that results in stable long term returns for our clients and being able to do that in the sustainable space is demonstrating performance with purpose.”

GWL REALTY ADVISORS BY THE NUMBERS

1,003EMPLOYEES

12REGIONAL OFFICES

”

3Special Supplement to Canadian Property Management

GWL Realty Advisors’ commitment to employee training and career development is evident throughout the company. For its building operators specifically, this includes the company’s support of the Building Operator Certification program, an internationally-recognized program offered through the Canadian Institute for Energy Training (CIET). This energy management certification equips building operators with the advanced skills, knowledge, and insights needed to bring sustainability leadership wherever they are assigned.

At the end of 2014, GWL Realty Advisors had more staff complete this training than any other organization in Canada.

In addition to developing its existing workforce, GWL Realty Advisors recognizes the importance of attracting and retaining tomorrow’s talent to continue to drive value.

“With industry veterans eyeing retirement, growing competition for the existing talent and more career options for young people, it is important to introduce them to building operations as a viable career path,” explains Campanelli. “Now is the time to invest in the next generation of property management and building operations professionals.”

Supporting industry training is one way GWL Realty Advisors is addressing this challenge. An example of this is its Building Operator Partnership Program with Seneca College, a program that includes a scholarship and co-op placement.

“With a portfolio of over 280 properties under management — not to mention the ones currently under development — we are well positioned to be a part of the solution by providing a hands-on learning environment to potential talent as a way of attracting the next generation of building operators to our company,” says Michele Walkau, Senior Vice President, Corporate Services

The right people. The right skills. The right opportunities. At GWL Realty Advisors, investing in talent development and retention simply makes sense.

IT STARTS WITH PEOPLE

A building operator that has been trained to achieve operational efficiency on a variety of systems, old and new, is able to take advantage of new opportunities at other buildings under our management.

Charles Stade, Vice President, National Commercial Property Management

GRADUATES OF THE CIET’S BUILDING OPERATOR CERTIFICATION PROGRAM

Leading the Sustainability Team is Robert Campanelli, National Director of Sustainability and Energy Management. Alongside Sustainability Managers, Krystian Imgrund and Benjamin Lemire, they focus on supporting the property operations through sustainability practices that drive value for tenants, clients, and the company.

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4 GWL Realty Advisors gwlra.com

BUILDING SUSTAINABILITY PROFILES

By developing its custom Building Sustainability Profiles Database, the sustainability team made it possible to easily manipulate data to produce specific sustainability reports; assist property teams in managing BOMA BESt certifications; set water, waste, and energy usage targets; and support asset management teams in business and capital planning.

Benchmarking is central to GWL Realty Advisors’ goal of driving asset performance and operational savings throughout its managed portfolio. “Benchmarking is the process of comparing our properties to industry best practices, regional averages and to one another for the purposes of identifying trends and opportunities for improvement at the property level,” says Krystian Imgrund, Manager, Sustainability & Energy Management.

The company’s proprietary sustainability database plays a key role in managing and disseminating data. This robust, relational database was developed internally to assist the sustainability team in managing data requests, fulfilling its reporting obligations, and meeting the ever-growing needs of its various stakeholders.

“Good data is the foundation of benchmarking; it’s where it all begins,” says Imgrund. “Our teams must be able to trust that they are getting high-quality data that will help them to make informed business planning and operational decisions.”

In 2014, GWL Realty Advisors evolved its sustainability practice to move from a relatively static form of reporting to one which is much more dynamic. Enhancements to its reporting capabilities improved its ability to respond to a growing number of increasingly sophisticated requests for property-level and portfolio-level sustainability information.

STOCK EXCHANGE TOWER (CALGARY, AB)


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BUILDING INTELLIGENCE THROUGH SUBMETERING

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EVOLVING PRACTICES

GWL Realty Advisors’ benchmarking activity has historically taken the form of a greenhouse gas emissions inventory of assets under its management. In recent years, the company has taken the next steps towards evolving its benchmarking activities through its Water Benchmarking and Conservation Program (WBCP).

Launched in 2014 with guidance from Loop Initiatives, the WBCP involves collecting water usage data from assets, comparing each property’s performance against portfolio and industry statistics, and setting five-year reduction targets based on those findings.

Building on the conservation results from prior years, the WBCP is poised to push the company’s managed office portfolio to reach its target of reducing water consumption by one third, compared to its 2007 baseline. While the program is only one year into its five-year run, it has already generated encouraging results by surpassing its initial water reduction target nearly twofold in its first year.

SUSTAINABILITY RESULTS AT-A-GLANCEDECREASE IN ABSOLUTE GHG EMISSIONS (2007-2014)

OVERALL PORTFOLIO

22%OFFICE

PORTFOLIO

23%MULTI-RESIDENTIAL

PORTFOLIO

20%

THE AMOUNT OF CARBON SEQUESTERED

BY 1,962,410 TREE SEEDLINGS GROWN OVER

10 YEARS

THE AMOUNT OF CARBON SEQUESTERED

BY 1,468,795 TREE SEEDLINGS GROWN OVER

10 YEARS

THE AMOUNT OF CARBON SEQUESTERED BY 520,282

TREE SEEDLINGS GROWN OVER 10 YEARS

TAKING 16,112 CARS OFF THE ROAD OFF FOR 1 YEAR




GWL Realty Advisors implements sustainability strategies to ensure the operational efficiency of buildings under its management. One way it does this is through the pursuit and maintenance of green certifications such as BOMA BESt and LEED®.

ACHIEVING VALUE THROUGH GREEN CERTIFICATION

269 LAURIER AVENUE WEST, OTTAWA, ON

IN 2014 PURDY’S WHARF OFFICE COMPLEX BECAME THE FIRST COMMERCIAL PROPERTY IN ATLANTIC CANADA TO RECEIVE LEED® GOLD EB:O&M CERTIFICATION255 ALBERT STREET, OTTAWA, ON

LEED®

Managed by the Canada Green Building Council (CaGBC), LEED provides a framework for identifying and implementing practical and measurable green building design, construction, operations, and maintenance solutions.

BOMA BEStLaunched by BOMA Canada in 2005, the BOMA BESt (Building Environment Standards) certification identifies properties that uphold the highest industry standards and practices. The company is pleased to pursue this certification on behalf of its clients for eligible properties.

CERTIFICATIONS AT-A-GLANCEQ1 2015

2014 CERTIFICATIONS AT-A-GLANCE

% OF PORTFOLIO CERTIFIED

85% OF PORTFOLIO IN

THE PIPELINE

9GOLD

CERTIFICATIONS

18CERTIFICATIONS IN

THE PIPELINE

8


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SUSTAINABLE DEVELOPMENTGWL Realty Advisors helps its clients achieve positive returns by developing premium properties to add to their portfolios. Since 1998, the company has completed over 70 development projects across Canada on behalf of its clients, including a major urban mixed-use project in Toronto of over one million square feet in scale.

In spring 2011, GWL Realty Advisors won the opportunity to design, finance and construct the new James Michael Flaherty Building on a high profile site at 90 Elgin Street. The task: to demolish the existing building, excavate the site, and

build a modern LEED® Gold Certified office building for Public Works and Government Services Canada (PWGSC) facing Ottawa’s iconic Confederation Boulevard. The building houses the main offices of the Ministry of Finance and Treasury Board.

Central to the James Michael Flaherty Building is its T-Tower configuration. It was designed using extensive energy modelling and built in accordance with downtown Ottawa’s height restrictions, set by the height of the city’s Peace Tower. As a result, the building is 34% more energy efficient than the Model National Energy Code for Buildings and will use 36% less water than other buildings in its class.

“Given the height restrictions and sustainability targets, we could have easily built a regular rectangular building and achieved these objectives. However, our team saw an opportunity to create something unique that would give the building an elevated presence and employees access to glass and natural light within every 12 metres,” explains Andrew Hollins, Vice President of Development with GWL Realty Advisors.

Sustainable design features include green roofs at all lower levels, living walls, electric vehicle charging stations, and the installation of a six-storey exterior green wall – the first of its kind in the city. Furthermore, the building promotes health and wellness amongst its occupants with enclosed bike storage areas, access to daylight through a sky-lit atrium at the Albert Street entrance, and office layouts that encourage worker interaction and engagement.

In many ways, the James Michael Flaherty Building has also become a popular and welcoming fixture in Ottawa’s downtown.

REDEVELOPING OTTAWA’S CONFEDERATION BOULEVARD

PROJECT PROFILE

OWNER: THE GREAT-WEST LIFE ASSURANCE COMPANY

DEVELOPMENT MANAGER: GWL REALTY ADVISORS

ARCHITECT: DIALOG MCROBIE ARCHITECTS

DESIGNER / BUILDER: RON ENGINEERING AND CONSTRUCTION (EASTERN)


SUSTAINABLE DEVELOPMENTIn 2011, the completion of PwC Tower at 18 York Street concluded the first phase of Southcore Financial Centre, a mixed-use complex in downtown Toronto that offers 1.4 million square feet of office space in two towers, as well as a four-star, 45-storey Delta Toronto hotel.

Headquarters to PricewaterhouseCoopers LP, this 677,000 square foot, 26-storey LEED® Gold Certified office tower was built on behalf of bcIMC. It features a unique, single converged infrastructure based on Cisco® Smart + Connected Real Estate solutions, making it one of the first commercial buildings in Canada with an end-to-end building information network.

“Smart + Connected Real Estate solutions are developed by Cisco in response to the accelerating trend that buildings are increasingly becoming connected, networked, and internet-enabled,” explains Rick Huijbregts, Cisco’s Vice President of Industry Transformation. “At PwC Tower, almost all the building’s systems connect to a single intelligent infrastructure which provides multiple services across one IP network.”

The IP network allows for advanced building automation and customization. Its window shades, for example, automatically raise and lower using data from a roof-top sensor that tracks the sun; while a central management system provides access to third-party applications that ensure the optimal performance of all building systems, including heating, ventilation, cooling, and lighting. What’s more, the system is designed to give occupants control over their individual environments through inputs over IP-enabled phones, a feature that is currently used by PwC’s employees.

In addition to showcasing the latest in building automation, the PwC Tower offers many green features which include a rainwater collection system, green roof and podium urban forest, and deep lake water cooling system all of which contribute to the building’s environmental performance.

The building was designed to be 30% more energy efficient than the baseline building provided by the Model National Energy Code for Buildings – a design that was realised through diligent building operations and demonstrated by achieving a 2013 Race to Reduce Performance Award for the lowest energy use in its size category.

Combined, these technologies and green features optimize the building’s performance, improve its operation, reduce energy consumption, and provide an enhanced occupant experience.

ADVANCING BUILDING PERFORMANCE AND THE TENANT EXPERIENCE AT PwC TOWER

PROJECT PROFILE

OWNER / DEVELOPER: bcIMC

DEVELOPMENT / LEASING MANAGER: GWL REALTY ADVISORS

ARCHITECT: KUWABARA PAYNE MCKENNA BLUMBERG

CONSTRUCTION: ELLISDON


THE CHALLENGE: Vancouver is home to affordable electricity but also some of the most expensive fuel prices in North America. This has increased the demand for electric vehicles and for locations where tenants can “plug in”.

THE SOLUTION: With a number of electronic vehicle (EV) charging stations already installed in buildings across Canada, GWL Realty Advisors understood the need to accommodate tenants who were switching to electric vehicles.

The project to upgrade the parking garages at Park Place and Commerce Place with EV charging stations was sponsored by the BOMA BC Clean Connect Program, which aims to increase the number of EV charging stations across BC by providing financial incentives.

“Upgrades like these are not only consistent with GWL Realty Advisors’

sustainability philosophy, but they reflect our commitment to providing best-in-class customer service to our tenants,” says Frank Vecchio, Senior Property Manager, GWL Realty Advisors.

THE RESULTS: The EV charging stations have become popular at Park Place and Commerce Place, generating positive feedback from tenants and local commuters alike. The charging stations are also consistent with the amenities expected in properties that are BOMA BESt Level 3 certified.

Judging by the success of these upgrades, Vecchio believes the demand for EV charging stations will continue to increase, predicting, “This is definitely a sign of things to come. It’s getting expensive to rely on fuel, and in a city with cheap electricity and high fuel costs, projects like this simply make sense.”

EMBRACING ELECTRIC VEHICLESCASE

STUDY

PARK PLACE, VANCOUVER, BC

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THE TERSANO ADVANTAGE

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The introduction of Tersano’s Lotus PRO cleaning system is just one example of Vertica’s sustainable commitment in action. The first water technology to earn BOMA BESt recognition in Canada, the system replaces the need to use chemicals by taking ordinary water and converting it into a natural oxidized cleaner, deodorizer, sanitizer, and disinfectant.

“What Lotus PRO does is takes the oxygen we breathe, splits those atoms, and recombines them so there’s an extra oxygen atom in the water that makes it an oxidizer,” explains Adriana Cornea, Technical and Sales Manager with Tersano. “The result is an all natural cleaner that’s more powerful than bleach, stronger than hydrogen peroxide, yet safer than anything on the market from a cleaning standpoint.”

The Lotus PRO system was put to work in a pilot program at Galleria apartment complex in Toronto, Ontario following rigorous third-party testing and research. As it does when any new technology is

introduced, Vertica worked with Tersano to educate residents and building staff on the system and provide support throughout the testing phase.

Today, the Lotus PRO system is a permanent and welcome part of

Galleria’s operations, where it will save nearly 794,935 litres of chemicals from being poured down the drains each year.

The success of Vertica’s pilot project also led to the system’s adoption across its entire multi-residential portfolio.

GREENING THE MULTI-RESIDENTIAL PORTFOLIOGWL Realty Advisors’ dedication to sustainability touches every asset class including multi-residential buildings under its management. Through Vertica Resident Services, the company’s multi-residential property management subsidiary, it fosters environmental programs and embraces green technologies aimed at improving resident comfort.

PROMOTING A CHEMICAL-FREE ENVIRONMENTCASE

STUDY

TORONTO’S GALLERIA APARTMENT COMPLEX, SITE OF THE LOTUS PRO PILOT PROJECT


THE CHALLENGE: Implement an effective waste management program for multi-residential buildings that address industry-wide challenges.

THE SOLUTION: In 2014, GWL Realty Advisors partnered with Spinnaker Recycling to introduce a waste management program at 40 High Park Avenue and 77 Quebec Avenue (Grenadier Square Complex).

The program was developed to address the “The four C’s” of waste management that Spinnaker Recycling Corp. focuses upon: capacity, convenience, communications, and consistency. Several waste diversion initiatives were implemented, including clothing drop-offs, battery pick-up and organics (green bin) program, an e-waste collection system, a detailed waste management tracking system, and a receptacle plan that ensured tenants had convenient access to all types of disposal receptacles.

Moreover, a communications and training plan was launched alongside the program to educate residents and staff on

how to get the best use from the on-site waste management equipment.

THE RESULTS: Both buildings reduced their monthly waste cost per unit by 40%

from 2013 to 2014, and achieved similar reductions for the monthly volumes of waste per unit. Over that same time, the overall complex increased its annual waste diversion rate from 30% to 50%.

REDUCING WASTE AT GRENADIER SQUARE

CASESTUDY

Grenadier Square is an excellent example where property management excellence and operational

buy-in have resulted in an effectively informed, invested, and engaged resident population.

Nancy Moran, Director, Business Development Spinnaker Recycling

www.REMInetwork.com

&

CONGR ATUL ATESon their continued success!

“”

40 HIGH PARK AVENUE AND 77 QUEBEC AVENUE IS LOCATED WITHIN THE HIGH PARK MULTI-RESIDENTIAL COMPLEX IN THE HEART OF ONE OF TORONTO’S MOST DESIRABLE RESIDENTIAL COMMUNITIES.


REDUCING ENERGY CONSUMPTION AT TORONTO COLLEGE PARK

CASESTUDY

THE CHALLENGE: In 2014, GWL Realty Advisors identified an opportunity to improve operations and reduce energy consumption at Toronto College Park, a mixed-use building.

THE SOLUTION: Building on its ongoing energy-saving initiatives, the team focused its efforts on improving the efficiency of several motors and circulation systems.

First, variable frequency drives (VFD) were installed on two 15-horsepower pump motors used to circulate domestic water on site. Similarly, the team replaced three 50 horsepower condenser pumps, three 40 horsepower chilled water pumps, and six additional pumps with more efficient motors and added VFDs, where appropriate.

A VFD saves energy by automatically adjusting a motor’s speed based on usage, limiting the amount of energy it consumes. These retrofits can substantially reduce electricity use, result in quick paybacks, and improve the operations of building systems.

To complete the projects, Toronto College Park partnered with its energy consultant, Energy@Work, Toronto Hydro, and the Ontario Power Authority, through the saveONenergy incentive program. By applying to saveONenergy the project secured $118,165 in provincial incentives.

THE RESULTS: Overall, the projects were successful in improving energy efficiency, building system operations, and generating utility savings for tenants.

ANNUAL SAVINGS

EQUIVALENT TO

____________________________________________________________________________________________________________________________________________________________________________

1 Assuming an electricity rate of 10¢/kWh 2 Source: EPA Greenhouse Gas Equivalencies Calculator (epa.gov) 3 Source: EPA Greenhouse Gas Equivalencies Calculator (epa.gov)

TORONTO COLLEGE PARK IN DOWNTOWN TORONTO INCLUDES COMMERCIAL OFFICE SPACE, RENTAL APARTMENTS, RETAIL SHOPPING AND ENTERTAINMENT VENUE THE CARLU.

534,518KILOWATT-HOURS OF ELECTRICITY

148KILOWATTS IN DEMAND

$53,000KILOWATT-HOURS OF ELECTRICITY

REDUCING GREENHOUSE GAS EMISSIONS BY 51.3 TONNES CO

2e

THE AMOUNT OF CARBON SEQUESTERED BY 1,316 TREE

SEEDLINGS GROWN OVER 10 YEARS2

TAKING 11 CARS OFF THE ROAD FOR A YEAR3


STRATEGIC ENERGY MANAGEMENT AND SUSTAINABILITY SOLUTIONS

Let’s Talk Energy

www.energy-efficiency.com

Let us help you improve operational efficiency, maximize savings and support corporate sustainability objectives with our forward

thinking approach.

Proud energy advisor of GWL Realty Advisors

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