By some estimates, the urban built environment contributes a staggering 75% to global greenhouse gas emissions each year, with buildings alone accounting for nearly 40%. As the regulator of the practice of architecture in Ontario, the OAA recognizes how those who design, construct, and operate buildings impact climate change.
In keeping with its mandate to protect the public interest, the Association decided to use its own headquarters in Toronto’s Don Mills neighbourhood to model how existing buildings can be successfully adapted to minimize environmental impacts and support a sustainable future.
Dubbed the “Renew + Refresh” project, the award-winning building at 111 Moatfield Drive underwent a significant transformation beginning in 2017. While respecting the original 1992 structure, designed by the open competition-winner, Architect Ruth Cawker, the renovation updated and upgraded a number of features to achieve net-zero carbon.
The OAA’s governing Council and its Building Committee spearheaded the project and considered both operating energy (the energy needed to run buildings) and embodied energy (the sum impact of all greenhouse gas emissions attributed to a material during its life cycle) to guide collaborative decision-making. The key focus was to ensure the building’s life cycle performance would be environmentally sustainable.
New photovoltaics and solar panels are among the numerous active and passive technology upgrades now offsetting the building’s energy use with energy creation, resulting in drastic reductions in utility costs. The products and systems chosen not only optimized the building’s performance, but they also improved the interior environment for OAA members and staff using the space. These include high-efficiency occupancy lighting, displacement ventilation, geothermal heating, enhanced insulation, flexible work spaces, and electrochromic glass that changes its tint level with the sun.
Proactive building maintenance and operations ensure the OAA HQ remains on target for zero net carbon.
Photo showing an example of the View dynamic glass
Renew Not Rebuild
When the OAA Headquarters passed its 25-year mark, OAA Council was faced with extensive building-maintenance needs and above-average energy-use costs as systems and materials reached end-of-life. This prompted serious questions about the value of retaining the building; OAA Council considered numerous possible options and outcomes, from selling to demolition to renovation.
After careful review, Council concluded that replacing outdated systems with current energy-efficient ones was a financially viable path that would likewise allow the OAA to achieve an impressive target of zero operating carbon use. This means the OAA Headquarters would be highly energy efficient and fully powered by renewable energy sources rather than those that create carbon dioxide emissions. The approach was attractive for many reasons, among them the opportunity to demonstrate that responsible sustainable design was not just a future possibility, but a present-day, achievable reality—even with existing buildings.
With new designs and technology, energy-efficient buildings are easier to achieve. Given the current climate crisis, buildings need to last more than a few decades, meaning older structures need to be modernized and adapted over time. With this in mind, OAA Council approved the project and directed the consultant team, led by Architect David Fujiwara, to get started.
Timelapse Video
A Leader in Energy-Efficient Design
The OAA prioritized sustainability throughout the life of its headquarters. In fact, Ruth Cawker’s original design anticipated today’s best practices in efficiency. Not only did it perform well on an initial airtightness test, its roof structure was purpose-built for the eventual addition of solar panels. Further spurred on by the 2030 Challenge, an initiative which aims to take the building sector to zero carbon emissions by 2030, the OAA set an ambitious target for itself—to reach zero emissions by 2020. The goal was to provide a strong proof of concept for OAA members, the broader industry, and the public.
OAA Rooftop Solar Panels; photo by Steven Evans
More Than One Kind of Efficiency
The renovation introduced more than just updated technologies. The interior design of the building also evolved to optimize the use of space for a growing staff complement, numerous member committees, as well as special events. Through the renovation, the capacity for employees and the number of meeting rooms doubled, effectively getting twice as much building for the same energy output. Users now enjoy an open-concept office arrangement with plenty of natural light and flexible interiors that can be transformed from a small meeting room into a large, fully equipped event space.
OAA HQ Offices; photo by Stephen Evans
Owning and Operating a Pioneering Building
When the OAA embarked on the Renew + Refresh project, there were very few examples to look to, and the building was a pioneer in many respects. Some things didn’t go to plan and some lessons were learned along the way.
Now more than five years in, the OAA has been refining its maintenance and operations protocols to ensure the building continues to run smoothly and efficiently. Like any building, the OAA Headquarters needs ongoing care, attention, and the occasional tune up to function properly. Unsurprisingly, special buildings require special knowledge, and a team of dedicated OAA staff, volunteers, and outside experts work collaboratively to successfully manage the various systems and technologies that power the building. While some trial-and-error has naturally been a part of the learning process, the team has built a strong foundation of knowledge and understanding to ensure the building continues to perform as intended.
Net zero carbon buildings require constant monitoring to ensure that energy outputs do not outpace energy inputs. The OAA carefully tracks its usage to ensure the energy gathered through solar and geothermal systems continues to meet the needs of those using the building each day (and that the users do not put unnecessary strain on the system). Doing so means the headquarters can, at times, be fully self-sustaining, generating the energy it needs from its on-site systems. From occupant-activated lighting, to highly efficient heating and cooling technology, to windows that darken with sunlight exposure – the OAA Headquarters is equipped with the right tools—and people—to ensure success.
OAA HQ kitchen and café; photo by Stephen Evans