When Susan Oh of Toronto was shopping for a condo, she had more on her mind than the real-estate mantra of “location, location, location.” For her, a big concern was “energy, energy, energy.” “I could see a lot of problems ahead with energy and water costs,” says Oh, a writer at Deep Sky Sound Marketing Ideas.
She wasn’t worried simply about her pocketbook but about the larger environmental costs. That’s why Oh was delighted to discover a development near the corner of Wellesley and Sherbourne in downtown Toronto. It’s called Verve, it’s being built by Tridel and it’s among a growing number of environmentally conscious condos that are appearing in cities across Canada.
The only thing green about many condos is the plant in the lobby — and even that’s often artificial. But amidst the landscape of concrete and steel high-rises in Toronto, Verve promises to be a symbol of environmentally friendly living. Consider some of its features: a central heat-recovery ventilator system that provides cleaner, fresher air; high-efficiency lighting; ENERGY STAR appliances; water-saving toilets, faucets and showers; recycling facilities; increased natural lighting to reduce electricity consumption; and materials such as carpets and paints that emit few volatile organic compounds (VOCs).
It’s a combination that many condo-buyers find hard to resist. Oh recently bought a unit in Verve, as did Larry Gauer, a retired restaurant manager who suffers from allergies and chemical sensitivities. The cleaner environment was a big reason he picked Verve over another condo: “It tilted the scale dramatically.”
Verve, with occupancy scheduled for 2008, is not the only green dot on the condo map. Others in the Toronto area include the Radiance at MintoGardens (Yonge and Sheppard) from Minto, St. Gabriel Village (Bayview and Sheppard) from Shane Baghai Homes and the Majestic Court (Highway 7 and Warden in Markham) from the Times Group. Other cities, including Ottawa, Calgary and Vancouver, have their own green condo developments.
Clearly, the trend isn’t being led by smaller, alternative builders but by some of Canada’s biggest condo-developers. “I’ve never seen an idea such as green buildings catch on so quickly,” says Thomas Mueller, President of the Canada Green Building Council (CaGBC). The CaGBC, formed in 2002 by leaders in the building industry, is committed to advancing green building in Canada. Any green construction efforts by condo-developers are welcome, given that buildings in general account for 36 percent of Canada’s energy use, 65 percent of electricity consumption, 30 percent of greenhouse-gas emissions and waste output, and 12 percent of potable water consumption.
One of the CaGBC’s major initiatives was adapting the international LEED standard (Leadership in Energy and Environmental Design) so Canadian buildings could become certified for their green qualities. (See sidebar.)
Verve is a LEED candidate, and Minto’s Radiance, Phase One of which was completed in early 2005, was the first Toronto condo to be LEED-certified. Radiance has an energy-efficient air-filtering and circulation system, heat-recovery ventilation units in every suite and individual utility meters, so residents can monitor their own consumption. There are clever touches everywhere to conserve energy, like motion-controlled stairwell lights, and an “all-off” switch by the front door of each suite, allowing residents to turn off every light when they leave. “Sustainable building really is about asking how we build successfully to provide long-term value for our customers,” says Andrew Pride, vice-president of energy management at MintoUrban Communities.
Green condos can cost slightly more (2 to 4 percent) to build than standard condos. But by being 30 to 50 percent more energy efficient, these dwellings reduce greenhouse emissions, conserve energy and have substantially lower utility bills — great news for owners like Susan Oh.
“The marketing approach here is to lead with things that have a tangible benefit to the purchaser, so we emphasize energy efficiency because there’s a direct benefit to them of lower operating costs,” says Jamie James, an environmental consultant for Tridel, and a principal of Toronto-based BuildGreen Consulting.
At St. Gabriel Village, Shane Baghai’s energy plan includes several discreetly located windmills, as well as solar panels and a hybrid generator. This will help to power the building’s common areas and offer a back-up energy source in case of a power failure. The technology will lower maintenance fees to about 27 cents a square foot. By contrast, other downtown buildings average 35 to 40 cents per square foot, says Baghai.
Cost savings aside, living in a green condo has a way of raising awareness — the kind that encourages individuals to become more environmentally responsible. For instance, to encourage recycling, the Radiance has a two-chute waste disposal system on every floor and a roughed-in chute for organic waste disposal. After one year, Radiance residents had achieved an astounding 72 percent diversion of waste by volume — six times more than a typical apartment building.
To take the green concept further, Radiance residents also participate in a car-share program arranged by Minto, with access to an on-site Toyota Prius.
But green developers aren’t simply throwing in a few green features to lure buyers, a practice known as “greenwashing.” Instead, they’re working towards fundamental changes to their industry that will help the environment as a whole. As Jamie James says, using recycled and regionally manufactured construction materials can start to create a ripple effect in the supply chain. “A 300,000-square-foot building has an enormous impact on purchasing power,” he points out. “If, just with Tridel projects, we can create a demand for recycled content, that could help drive the economy on that type of product.”
It’s a message that resonates with the Verve buyers. “You have to put your money where your beliefs are,” says Susan Oh. Adds Larry Gauer: “Here’s this building, with this mass of people, on such a small piece of land, and we’re doing something about the future of our environment. I wish there was more green building. It’s the only intelligent way to go.”
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