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Staff Report
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Report To: Planning and Development Committee
Date of Meeting: May 16, 2022 Report Number: PDS-025-22
Submitted By:
Reviewed By:
File Number:
Ryan Windle, Director of Planning and Development Services
Robert Maciver, Deputy CAO By-law Number:
Report Subject: Clarington District Energy System
Recommendation:
Resolution#: PD-064-22
1. That Report PDS-025-22, and any related delegations or communication items, be
received for information.
2. That all interested parties be notified of Council's decision.
Municipality of Clarington
Report PDS-025-22
Report Overview
Page 2
This report provides and update on the work underway to assess the feasibility of integrating
low carbon district energy (DE) into the development of ongoing Secondary Plans in South
Clarington, following action 1.24 of the Clarington Climate Action Plan. This report includes:
1) an overview of the causes of climate change impacting Clarington and beyond; 2) an
overview of low carbon DE; 3) the features that make South Clarington a desirable candidate
for low carbon DE; 4) the findings of the recently -completed study looking at the feasibility of
DE in South Clarington (Attachment 1) and; 5) the next steps that staff will take to enable
Council to make an informed decision about whether to proceed with integrating low carbon
DE into the ongoing development of Secondary Plans in South Clarington.
1. Background
1.1 Clarington's population is expected to grow to 123,900 people by 2026. Currently the
Municipality is engaged in the development of 12 secondary plans and 2 watershed
studies to assist in accommodating this new growth.
1.2 According to the Atmospheric Fund's Durham -wide Community GHG emissions
Inventory, buildings are responsible for 30% of greenhouse gas (GHG) emissions in
Durham Region.
1.3 According to the Intergovernmental Panel of Climate Change's (IPCC) Sixth
Assessment Report released in August 2021, human activities that release GHGs are
warming the atmosphere, ocean, and land. These changes are already contributing to
weather and climate extremes in every region across the globe, including the Great
Lakes Region.
1.4 According to the IPCC report Global Warming of 1.5 degrees Celsius, GHG emissions
need to be drastically reduced to avoid catastrophic climate change.
1.5 Climate science indicates that there is a narrow window to limit further warming to below
1.5°C above pre -industrial levels, a threshold that if exceeded would bring catastrophic
and irreversible climate change. Maintaining temperatures below this threshold will
require dramatic reduction in GHG emissions across all sectors of society and
coordinated action across all levels of government.
1.6 To avoid the worst impacts of climate change and protect the wellbeing of residents,
municipalities, including Clarington, must take actions to reduce GHG emissions from
buildings.
Municipality of Clarington
Report PDS-025-22
2. Context
Page 3
2.1 Clarington is responding to climate change. In early 2015, the Municipality established
the Priority Green Clarington initiative, which resulted in a framework for sustainable
residential developments (beyond code) and a household water and energy efficient
demonstration project. (PSD-060-15).
2.2 In late 2019, the Municipality released the Clarington Energy Conservation and Demand
Management Plan 2019-2024 (ECDM plan). The ECDM plan identifies actions that the
Municipality is taking to conserve energy, reduce GHG emissions and save money in
Municipal buildings.
2.3 In November 2019 Council Endorsed the Durham Community Energy Plan (DCEP),
which seeks to accelerate the transition to a clean energy economy in Durham, while
simultaneously achieving economic, environmental, and social benefits. The DCEP
prioritizes the implementation of low carbon energy solutions in Durham Region,
including district energy systems, which account for 16 per cent of total emissions
reductions within the Region's low carbon pathway.
2.4 In February 2020, Council passed a motion to prioritize the use of low emissions
vehicles in the municipal fleet, reducing corporate GHG emissions that contribute to
climate change. (Resolution: #C-066-20).
2.5 On February 18, 2020, the Municipality of Clarington declared a climate emergency
"framing and deepening our commitment to protecting our economy, ecosystems and
community from climate change".
2.6 In March 2021, Council endorsed the Clarington Corporate Climate Action Plan P( SD-
018-21). The CCCAP contains 116 actions to respond to limited risks posed by climate
change and establishes corporate GHG emissions reduction targets. The CCCAP sets
a target to reduce corporate GHG emissions to 35% below 2018 baseline levels by
2030 and to achieve net -zero emissions by 2050
3. District Energy
3.1 As per action 1.24 of Clarington's Corporate Climate Action Plan, Clarington staff have
partnered with the Region of Durham to investigate the feasibility of integrating low
carbon DE into Secondary Plans in South Clarington.
What is District Energy?
3.2 DE systems are centralized systems where thermal energy (i.e., heating and cooling) is
distributed from a central location or several locations via underground pipes to multiple
buildings in a neighbourhood, downtown district, or campus (Figure 1).
Municipality of Clarington
Report PDS-025-22
Off ices
To
Residential }
Energy Centre
Distribution
- piping
feoexchange under
stormwater pond
Image source: Blatchford Renewable Energy. https://blatchfordutility.ca/district-energy-sharing/
Figure 1. Example of a DE System
Page 4
3.3 Without individual boilers, furnaces or chillers, buildings connected to a DES benefit
from increased energy efficiency, fuel flexibility, brought on by economies of scale, and
additional productive space in buildings.
3.4 The improved efficiencies and potential for low -carbon fuel sources in DE systems
make them a key part of climate change and renewable energy strategies in urban
areas.
3.5 A DE system functions to distribute steam, hot and/or cold water into commercial,
residential, and industrial buildings where it can be used for heating and cooling, as well
as electricity production.
3.6 Buildings connected to the thermal grid do not need their own boiler or furnaces,
chillers, or air conditioners. Examples of buildings commonly connected to a thermal
grid can include commercial buildings, residences, condominiums, hotels, sports
facilities, university facilities, and government buildings.
3.7 DE networks transport heat and cooling efficiently up to 30 kilometers from any single
heat source. When multiple heat sources are combined, networks can be hundreds of
Municipality of Clarington
Report PDS-025-22
Page 5
kilometers long. This allows for heating and cooling services to be established across
neighborhoods, industrial areas, entire cities, and regions.
3.8 DE networks can balance the supply and generation of heat by time and location. As
the heat demands change throughout the day for residential, commercial, industrial,
institutional, and public buildings, the heat network matches and manages these
changing patterns, while ensuring the most efficient and lowest cost mix of heat sources
are used.
3.9 A DE network enables a wide range of heat sources to be combined, many of which
have lower costs, lower emissions, and greater reliability than current building heating
and cooling systems.
3.10 Heat can be captured and added to the network from any process that produces waste
heat including power generation, industrial processes, solar thermal panels, biomass
generation and geothermal processes. There are no requirements that energy sources
should be from a single source.
3.11 DE systems are typically run as a thermal utility by a company that operates the heating
and cooling network, ensures quality service, and manages metering and billing.
3.12 A DE network allows for reduced overall energy consumption and GHG emissions,
since generating heat in few larger plants and capturing and using waste heat from
industrial producers is more energy efficient than having hundreds of boilers, furnaces
and air conditioners heating and cooling individual buildings.
Benefits of District Energy
3.13 Lower Costs and Price Stability - District heating systems can source heat from a mix of
conventional, clean, and renewable waste sources. Sourcing energy locally and from a
variety of sources reduces price volatility and increases reliability.
3.14 District heating and cooling systems have none of the costs normally associated with in -
building heating and cooling systems, including boilers, storage tanks, air conditioning
units and other associated equipment. Also, cost -related insurance, equipment -
maintenance, upgrades, and replacement are eliminated.
3.15 Revenue Generation - DE can generate a significant amount of revenue through
heating/cooling sales, power sales, connection charges, ancillary services, and capacity
payments. As an investment, DE can provide stable investment returns to the
community for many decades. In addition, since most heat sources are local, more
energy dollars remain within the local economy.
3.16 Enhanced Comfort - A DE system allows building operators to manage and control their
own indoor environments. DE is available whenever a building needs heat. In addition,
DE reduces vibrations and noise problems that could annoy building occupants.
Municipality of Clarington
Report PDS-025-22
Page 6
3.17 Flexible Building Design - The elimination of the conventional or traditional HVAC
system requirement expands the number of possible building design options. A building
free of boilers and chillers provides architects with greater building design flexibility.
District Energy in South Clarington
3.18 Clarington is in an ideal position to explore implementing DE. Sources for low carbon
waste heat are in close proximity to several Secondary Plan areas, which could supply
affordable, low carbon heat to the Clarington Waterfront and Energy Business Park
(Figure 2), Courtice Transit -Oriented Community (TOC) and GO Station Area
Secondary Plan (Figure 3), and surrounding areas.
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Municipality of Clarington
Report PDS-025-22
Page 7
Figure 3 — Courtice Transit -Oriented Community (TOC) and GO Station Area Secondary Plan
3.19 The Clarington Waterfront and Energy Business Park is unique in the abundance of
thermal generation sources which could be captured and used in a low carbon DE
system. These sources include:
• Steam extraction from the Durham York Energy Centre
• Waste heat recovery from Darlington Nuclear Plant
• Combustion of excess digester gas from the Courtice Water Pollution Control Plant
• Sewer and Effluent Heat Recovery at the Courtice Water Pollution Control Plant
3.20 Additional sources of energy that could be incorporated into a low carbon DE system in
the future include:
• Geo-Exchange
• Biomass
• Solar Power / Solar Thermal
• Waste heat recovery from a small modular reactor (SMR)
Municipality of Clarington
Report PDS-025-22
Page 8
3.21 The establishment of district energy heating in these new developments has the
potential to significantly reduce greenhouse gas emissions, reduce community energy
expenses, increase community energy stability and resilience, and create a new
revenue stream for the Municipality (if a participant in development).
3.22 Currently, the Clarington Waterfront and Energy Business Park and Courtice TOC and
GO Station Area Secondary Plan areas and surrounds are relatively undeveloped. As
part of the development process, utilities and services will need to be installed, which is
the ideal time to install DE piping and infrastructure.
3.23 The densities for the Clarington Waterfront and Energy Business Park, and projected
density for the Courtice TOC and GO Station Area Secondary Plan areas and
surrounds are ideal for the installation of low carbon DE.
Policy Supporting District Energy
3.24 Action 1.24 of Clarington's Corporate Climate Action Plan of the plan is to "Investigate
the feasibility for a District Energy System in new and existing secondary plan areas."
3.25 Item 7.2.10 of the Clarington Energy Business Park Secondary Plan (2006) states "At
the appropriate time, but before the area of the Clarington Energy Business Park has
been 50% developed, the Municipality and the Regional Municipality of Durham shall
consider the feasibility of building a district heating and cooling facility to serve the
park."
3.26 Item 13.1.5 of the York Durham Energy Centre Host Community Agreement states that
Clarington and Durham will "strongly encourage and promote development within the
Clarington Energy Business Park and other areas of Clarington to utilize district heating
and cooling provided by the EFW Facility."
3.27 The Municipality of Clarington and the Region of Durham hold the legislative ability to
integrate low carbon solutions such as DE into community planning. Within the Ontario
Municipal Act 2017, Ontario Municipalities are empowered to take actions to respond to
climate change and lead community energy planning. Integrating low carbon energy
solutions from local fuel sources into community designs limits GHG emissions that
contribute to climate change and provide greater energy security to residents.
4. FVB Prefeasibility Study
4.1 In late 2021 the Municipality of Clarington and the Region of Durham partnered to
explore the high-level feasibility of incorporating DE into the Secondary Plans in South
Clarington (Attachment 1).
4.2 The Region procured FVB Energy to conduct the pre -feasibility study. The study
evaluated potential for an area -wide DE system serving development forecasted to
Municipality of Clarington
Report PDS-025-22
Page 9
2070, with a total capital cost of $236 million dollars, and over 23 km of distribution
piping.
4.3 Phase 1 of the Clarington District Energy Study (DES) proposed by FVB has an
estimated capital cost of $112 million, with over 10 km of distribution piping and an
Energy Centre in a new facility designed to house the equipment for all seven DES
phases.
4.4 The study concluded that there is great potential for a low -carbon DES in Clarington
supplied by low carbon heat from the waste heat sources outlined in sections 3.19 and
3.20 above, with significant revenue -generation potential.
4.5 However, the study is high-level in nature, exploring the maximum potential for DE in
Courtice over the next 48 years.
4.6 While the study's findings are favourable towards DE in South Clarington, additional
work is required to translate the long-term conceptual work into an implementation plan
for a potential Phase 1 of DE development.
5. Next Steps
5.1 While the pre -feasibility study demonstrated very promising high-level conditions for low
carbon DE, further analysis is needed to map out the short-term viability of integrating
DE into the Clarington Waterfront and Energy Business Park, Courtice TOC and GO
Station Area Secondary Plan areas and surrounds.
5.2 Regional Staff with the assistance of Clarington intend to prepare a Request for
Proposal (RFP) for additional research and a detailed plan to inform decision making
and next steps to integrate of DE into the Clarington Energy Business Park, Courtice
TOC and GO Station Area Secondary Plan, and surrounding areas. The RFP will be
issued by the Region of Durham.
5.3 Regional and local staff will seek funding and partnerships with various stakeholders to
undertake this research including: the Region of Durham, Local Distribution Companies,
Developers and Provincial and Federal Government.
5.4 Additional research will address several key areas including:
• Scoping and defining Phase 1 of DE for short term installation;
• Staging and integration into existing Secondary Plan processes;
• DE utility ownership, governance, and administration;
• Identifying and limiting risks associated with DE;and
• Clarifying the DE business case and value proposition for a phase 1 DE project.
Municipality of Clarington
Report PDS-025-22
Page 10
5.5 Once complete, the Region and Clarington would be positioned to make informed
decisions about whether to pursue DE, including:
Seeking utility partners to help deliver the system, through a request for expressions
of interest;
Engagement with development community to build understanding of DE and its
value proposition, and discuss options for incentivizing/requiring connection; and
Prepare funding applications to support design and construction (e.g., Canada
Infrastructure Bank).
6. Concurrence
6.1 Not Applicable
7. Conclusion
7.1 Clarington is in an ideal position to explore DE as a source of low carbon energy in
partnership with Durham Region for the South Clarington area. Sources of low carbon
waste heat are in close proximity to several Secondary Plan areas, which could supply
affordable, low carbon heat to the Clarington Waterfront and Energy Business Park,
Courtice TOC and GO Station Area Secondary Plan areas and surrounds. The
establishment of a DE in these new developments has the potential to significantly
reduce greenhouse gas emissions, reduce community energy expenses, increase
community energy stability, and create a new revenue stream for the Municipality.
Staff Contact: Doran Hoge, Energy and Climate Change Response Coordinator, 905-623-
3379 ext. 2429 or dhoge@clarington.net.
Attachments: Attachment 1 — Clarington DES Study
The following interested parties will be notified of Council's decision:
Durham Region Home Builders Association
The Region of Durham
District Energy in Clarington
Clarington District Energy Feasibility Studi,
March 14, 2022
Prepared by:
CV/A3
ENERGY INC
Durham Region / Municipality of Clarington — District Energy Study = N/3
E UERGYINC
Disclaimer
This report has been prepared by FVB Energy Inc. The information and data contained herein represent FVB's best professional
judgment in light of the knowledge and information available at the time of preparation. FVB denies any liability whatsoever to
other parties, who may obtain access to this report for any injury, loss or damage suffered by such parties arising from their use
of, or reliance upon, this report or any of its contents without the express written consent of FVB Energy Inc.
The cost estimates and any estimates of rates of productivity provided as part of the study are subject to change and are
contingent upon factors over which FVB Energy Inc. have no control. FVB Energy Inc. does not guarantee the accuracy of such
estimates and cannot be held liable for any differences between such estimate and ultimate results.
Page 2 of 70
Durham Region / Municipality of Clarington — District Energy Study = eaV3
ENERGYINC
Executive Summary
The Municipality of Clarington (MoC) and the Regional Municipality of Durham (DR) are considering a Low
Carbon District Energy System (DES) to serve the Clarington Energy Park Expansion and surrounding
secondary plan areas. DES are globally recognized as part of the solution to reducing greenhouse gas
emissions. DES are known to increase the energy efficiency of building heating and cooling, enable the
use of waste, renewable and other alternative energy sources and provide flexibility with respect to
thermal general technologies and fuel sources.
FVB performed a pre -feasibility study on developing a District Energy System to service the Clarington
Waterfront, Energy Park, and surrounding secondary plan areas in Clarington, ON. Based on planning data
made available to FVB, the area has the potential to see up to 1.2 million square meters of medium to
high -density new development, with the possibility of up to 700,000 square meters of development in the
Major Transit Station Area (MTSA) surrounding the future GO station.
The DES concept was based on a forecasted buildout of the area from 2025 to 2070. Two Cases were
investigated:
1. Conventional DES: Natural gas fired boilers and electric centrifugal chillers (considered as a
baseline for Comparison)
2. Low Carbon DES: Steam extraction from the Durham York Energy Centre (waste heat), combustion
of excess digester gas from the Courtice Water Pollution Control Plant, effluent heat recovery,
and peaking gas -fired boilers and electric centrifugal chillers.
In both Cases, it was assumed that the Energy Centre would be located north of the Courtice Water
Pollution Control (CWPC) Plant. A four -pipe thermal distribution network would be installed to serve the
buildings within each secondary plan area. It has been assumed that the system will serve only medium
and high -density developments.
A summary of the estimated DES capital costs are outlined in Table A.
Table A: Summary of Caaital Costs
Clarington DE Study
Class D Preliminary
Heating Plant
Case
Installed
57.0 MW
1
Totals
36,827
Case
Installed
60.0 MW
2
Totals
45,353
Cooling Plant
10,200 tons
47,257
11,300 tons
47,034
Energy Transfer Stations
121
29,783
121
29,783
Distribution Piping System
23,315 tm
113,659
23,315 tm
113,659
Total DES Capital Cost
227,526
238,828
The key financial results of this study are summarized in Table B.
Page 3 of 70
Durham Region / Municipality of Clarington — District Energy Study
Table e: Summary of Financial Results at Full System euildout
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ENERGY INC
Ut5 Pre-heaslplllty Highlights Financial (Unescalated) Financial (Fscalated) Reduced Annual
Expenses Revenue(k$) Projected 25-Year GHG vs. BAU @
Description IRR 25 NPV Full Build Out
(k$) 2021 2021 Years (%) 3.5% (k$) (tonnes)
Conventional
Case 2 — Low Carbon
The results of this study show that a Low Carbon DES based in the Clarington Energy Park to serve the
surrounding areas is economically feasible and has the potential to provide significant carbon emissions
reductions. Case 1 has been provided for comparison purposes only and FVB does not recommend further
work pursuing this option. Case 2 is an excellent example of state-of-the-art 4th Generation District Energy
systems through their use of locally available energy sources such as digester gas, waste heat, and effluent
heat recovery.
Case 2 is economically and technically feasible and provides similar results to a conventional district
energy system, while simultaneously offering significantly less carbon emissions as well as long-term
savings on expenses after the buildout of the system. FVB believes that DE in Clarington is a unique and
exciting opportunity, as well as a good business case, and recommends that a detailed feasibility study be
completed once more information is known about development timelines in the area.
Page 4 of 70
Durham Region / Municipality of Clarington — District Energy Study = ICV/3
ENERGY INC
Contents
ExecutiveSummary.......................................................................................................................................3
Tableof Tables..............................................................................................................................................6
Tableof Figures.............................................................................................................................................7
Acronyms......................................................................................................................................................
8
1 Introduction..........................................................................................................................................9
2 Secondary Plan Buildout and Phasing Assumptions...........................................................................10
3 Load and Energy..................................................................................................................................23
4 Technology Screening.........................................................................................................................24
5 Business -as -Usual Concept.................................................................................................................33
6 District Energy Concept.......................................................................................................................35
7 Capital Costing....................................................................................................................................46
8 Financial Analysis & Business Case.....................................................................................................51
9 Environmental Benefit........................................................................................................................58
10 Conclusions.........................................................................................................................................
59
11 Next Steps: DES Implementation Strategy..........................................................................................60
Appendix A Secondary Plan Area Load and Phasing Maps....................................................................66
AppendixB Concept Drawings...............................................................................................................70
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Table of Tables
Table 1: Secondary Plan Densities..............................................................................................................10
Table2: Population Targets........................................................................................................................10
Table 3: Unit Counts by Apartment Type....................................................................................................11
Table4: School Enrollment.........................................................................................................................15
Table 5: Average Unit Sizes and Occupants................................................................................................16
Table 6: School Sizes Based on Enrollment.................................................................................................16
Table7: Phasing Years.................................................................................................................................
20
Table 8: MTSA Non -Residential Building Phasing.......................................................................................22
Table 9: Building Performance Factors by Phase........................................................................................23
Table 10: Load and Energy by Phase...........................................................................................................23
Table 11: Available Waste Gas for Use in the District Energy Plant...........................................................26
Table 12: Estimated MSW, FSO, SSO and Total Organics for Digestion at Future Anaerobic Digestion
Facility.........................................................................................................................................................
27
Table 13: Solar Thermal Technologies........................................................................................................
31
Table 14: Greenhouse Gas Intensity Limits by TGS v3 Tier.........................................................................33
Table 15: Business -As -Usual Plant Buildouts..............................................................................................34
Table 16: Case 1 Energy Centre Buildout....................................................................................................41
Table 17: Case 2 Energy Centre Buildout - Heating....................................................................................42
Table 18: Case 2 Energy Centre Buildout - Cooling.....................................................................................45
Table 19: DES Capital Cost Summary — Case 1............................................................................................46
Table 20: DES Capital Cost Summary — Case 2............................................................................................46
Table 21: Case 1 Energy Centre Capital Cost..............................................................................................47
Table 22: Case 2 Energy Centre Capital Cost..............................................................................................47
Table23: DPS Capital Cost..........................................................................................................................48
Table24: ETS Capital Cost...........................................................................................................................48
Table 25: DES Annual Operating and Maintenance Cost Estimate At Full Buildout — Case 1 ....................49
Table 26: DES Annual Operating and Maintenance Cost Estimate At Full Buildout — Case 2 ....................50
Table 27: BAU Capital Cost Summary.........................................................................................................52
Table 28: BAU Annual Operating and Maintenance Cost Estimate............................................................53
Table 29: District Energy Rate Summary — Heating and Cooling Energy....................................................55
Table 30: Case 1 Financial Analysis Results.................................................................................................55
Table 31: Case 2 Financial Analysis Results.................................................................................................56
Table 32: Annual GHG Emissions Compared to BAU at Full Buildout.........................................................58
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Table of Figures
Figure 1: Clarington Secondary Plan Areas...................................................................................................9
Figure 2: High Density Residential Buildings Connected to DE...................................................................11
Figure3: Townhouse Types.......................................................................................................................12
Figure 4: Townhouses Connected to DE.....................................................................................................13
Figure 5: Typical low-rise office..................................................................................................................14
Figure 6: Low/Mid Rise Retail/Commercial Space in Downtown Toronto.................................................14
Figure7: Markham YMCA...........................................................................................................................15
Figure 8: Clarington MTSA Boundary (Red)................................................................................................17
Figure 9: MTSA Office Locations.................................................................................................................18
Figure 10: Percentage of Residential Development in each Secondary Plan Area.....................................21
Figure 11: Residential Units per Phase.......................................................................................................21
Figure 12: Residential Unit Type Proportion by Phase...............................................................................22
Figure 13: Cycle of Biogas Production........................................................................................................27
Figure 14: Open Loop Geoexchange System..............................................................................................28
Figure 15: Closed Loop Geoexchange System............................................................................................29
Figure16: Biomass Diagram........................................................................................................................30
Figure 17: District Energy 4tn Generation....................................................................................................
36
Figure 18: What is District Energy?.............................................................................................................37
Figure 19: DE DPS Phasing Map..................................................................................................................38
Figure 20: Thermal Generation Makeup for Each Phase............................................................................43
Figure 21: Chilled Water Generation Makeup............................................................................................45
Figure 22: Self -Generation Costs vs. DE Rate Structure.............................................................................54
Figure 23: Summary of Benefits to Key Stakeholders from a DES..............................................................65
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Acronyms
ASHP Air Source Heat Pump
BAU Business -As -Usual
CWPC Courtice Water Pollution Control
DE District Energy
DES District Energy System
DHW Domestic Hot Water
DPS Distribution Piping System
DR Regional Municipality of Durham
DYEC Durham York Energy Centre
EFW Energy From Waste
ETS Energy Transfer Station
FVB FVB Energy Inc.
GFA Gross Floor Area
GHG Greenhouse Gas
GHGI Greenhouse Gas Intensity — measured as kg CO2e/m2
GIS Geographic Information System
GSHP Ground Source Heat Pump
HOEP Hourly Ontario Energy Price
IRR Internal Rate of Return
kWt kilowatt (thermal) — a unit of energy, equivalent to 1 joule per second
kWht Kilowatt-hour (thermal) — the total energy of using 1 kWt over the course of an hour
MoC Municipality of Clarington
MOU Memorandum of Understanding
MTSA Major Transit Station Area
MWt Megawatt (thermal) — equivalent to 1,000 kWt
MWht Megawatt -hour (thermal) — equivalent to 1,000 kWht
NG Natural Gas
NPV Net Present Value
SEC Southeast Courtice
PPU Persons Per Occupied Dwelling
OPG Ontario Power Generation
SHR Sewer Heat Recovery
SWC Southwest Courtice
TESA Thermal Energy Services Agreement
WACC Weighted Average Cost of Capital
WSHP Water Source Heat Pump
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Durham Region / Municipality of Clarington — District Energy Study = eaV3
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1 Introduction
The Municipality of Clarington (MoC) and the Regional Municipality of Durham (DR) are looking to assess
viable options to provide a District Energy System (DES) to serve the Clarington Waterfront, Energy Park
and surrounding secondary plan areas. Considerable growth is expected in this area, particularly in the
Major Transit Station Area (MTSA) which is expected to be a high -density area centered around a future
Courtice GO Station north of the intersection of Courtice Road and Baseline Road West. This area also
provides the unique opportunity of having several sources of thermal energy near each other. As a result,
DR and MoC have a unique opportunity to integrate an efficient and sustainable DES into the development
plan, with the potential to utilize multiple zero or low carbon forms of thermal energy.
FVB developed estimated building phasing plans based on secondary plan data made available by MoC
and DR, alongside the Durham Region Housing Intensification Study Technical Report, Region -Wide
Growth Analysis Technical Report, and staff feedback. The building phasing plans could then be used to
generate load profiles.
This report includes the analysis of three different district energy scenarios. The first is a base case utilizing
natural gas -fired boilers and electric centrifugal chillers and has been used as a first check to the feasibility
of District Energy in the area. The second case employs available low or zero carbon technologies within
the Clarington Energy Park to reduce the system greenhouse gas emissions.
FVB has developed a geographic information system GIS database which shows the secondary plan areas
including density targets, as well as FVB estimated building locations with unit numbers, gross floor areas
(GFAs), and peak loads.
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Figure 1: Clorington Secondary Plan Areas
Page 9 of 70
Durham Region / Municipality of Clarington — District Energy Study = eaV3
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2 Secondary Plan Buildout and Phasing Assumptions
2.1 Secondary Plan Area Densities
Residential densities for each area have been defined based on available secondary plan data. These
values are summarized in Table 1. These densities have been used to establish the number of units on
each parcel of land as defined by the Southeast and Southwest Courtice secondary plansla.
Table 1: Secondary Plan Densities
Secondary
Southeast Courtice (SEC)3 13 — 25 units/hectare
60 units/hectare
120 units/hectare
Detached/Semi-Detached
3 — 6 storeys
7 — 12 storeys, mixed use
homes must be >80% of
acceptable
total units
Southwest Courtice (SWC)4
Min. 13 units/hectare
Min. 40 units/hectare
Min. 120 units/hectare
Maximum 20% Semi-
2 — 4 storeys
7 —12 storeys, mixed use
Detached/ Townhouse
acceptable
MTSAS
150 people/hectare
(Combined residential population target and employment target)
Courtice Waterfront and
None
Energy Park
Durham Region provided FVB with unit and population estimates for the Southwest and Southeast
Courtice areas as indicated in Table 2. MTSA population is based on assumed low and medium density
housing persons per occupied dwelling (PPU) values (per USI/Waston Intensification Report, October,
2021) and estimated unit breakdown provided by Durham Region in December 2021.
Table 2: Population Taraets
SecondaryPopulation
Southeast Clarington
12,000 5,000
Southwest Clarington
7,700
2,900
MTSA
12,500
4,900 + 1,500
To meet the population and unit targets provided by Durham staff for Southwest Clarington, the low
density residential required 19 units per hectare, medium density residential required 60 units per
hectare, and high density residential required 180 units per hectare.
Additionally, a significant portion of low -density development in the northwest half of SWC has already
been completed, and as such these areas have not been considered as potential candidates for connection
to the DES.
Currently, the only loads assumed to be present in the Energy Park area are the current OPG office building
(which would require conversion) and the future OPG office addition. The existing Courtice Water
Pollution Control (CWPC) offices and the offices at the Durham York Energy Centre (DYEC) have not been
1 Southeast Courtice Adopted Secondary Plan — Schedule A — Land Use Map — Adopted (December 7, 2020)
z Southwest Courtice Adopted Secondary Plan — Schedule A — Land Use — Adopted (May 17, 2021)
3 Southeast Courtice Secondary Plan —Adopted (December 7, 2020)
4 Southwest Courtice Secondary Plan — Adopted (May 17, 2021)
5 Courtice Employment Lands and Major Transit Station Area Secondary Plan — Summary Report, PIC #2
(September 29, 2020)
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included as future loads for the DES. A future East Penn Canada facility with a full buildout of—350,000 ft2
(32,515 mz) is expected to be constructed in the Energy Park directly north of the DYEC, however the
suitability of the facility for connection to the DES cannot be determined', and has therefore not been
included as a future load for the DES.
2.2 Defining Building Types and Locations
In the absence of detailed development information, FVB has developed reasonable estimates of
development types and locations to establish potential system loads. The building type in each location
has been determined by the following factors:
1. Required density as dictated by secondary plans or other available planning data
2. Population targets for each secondary plan area (when provided)
3. Land size and location (proximity to Energy Park)
2.2.1 High Density Residential
Areas defined as high density residential in secondary plans have been assumed to be comprised of
high, medium, or low-rise apartment buildings. These may range from 3 to 15+ storeys as dictated by
each secondary plan. Maximum, minimum, and typical assumed unit counts for each type of apartment
building are listed in Table 3. Selection of high-, medium- or low-rise apartment buildings for a given
parcel of land was based on the overall parcel area as well as location of the parcel in relation to major
intersections and regional roads.
Table 3: Unit Counts by Apartment Tvne
Apartment Type
Minimum Units
Maximum Units
Typical Units
' Proposed Rezoning to permit East Penn development of 1840 Energy Drive, Courtice (PSD-050-19, November 12,
2019)
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2.2.2 Medium Density Residential
Medium density development has been based on low-rise apartment buildings or townhouses.
Townhouses may take several different forms including side -by -side, stacked, or back-to-back. These
forms allow for varying densities and can be selected to best suit a neighbourhood. FVB has assumed that
areas where townhouses are located will be generally comprised of a mix of the different types pictured
in below.
Townhouses have been arranged in complexes ranging from 40 to 200 units in size, as dictated by the size
of the available parcel of land. Each complex is assumed to be served by a single connection to the future
DES (as opposed to connections to each individual townhouse). Connection to freehold townhomes is
challenging due to the large number of small customers. These numerous connections points increase
system costs, as well as maintenance and management of billing of the system. A single connection greatly
simplifies DE connection cost and management cost of the DES. Based on the density requirements for
medium density residential, townhomes have been assumed to be arranged in a condo townhome
configuration. Further work could be completed to assess the feasibility of connecting freehold townhome
customers.
Low-rise apartment buildings have been assumed to be 100% residential buildings, with no or limited
mixed -use space. Low-rise apartments have generally been located on smaller parcels of land and closer
to major roads.
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Zl'.-I Y 1
_ a 5�
�T *W ��g— .0
Figure 4: Townhouses Connected to DE
(Left) 30 Regent Townhomes located in Toronto, Ontario (Right) Remington Townhomes located in Markham, Ontario
2.2.3 Low Density Residential
Low density development is assumed to be detached or semi-detached houses, similar to the majority of
the existing residential areas in Clarington. Parcels of land indicated as low -density in secondary plans
were grouped together, however they have not been analyzed in detail as options for connection to a
future district energy system. The maps found in Appendix A do not show future low -density residential
developments.
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2.2.4 Office Buildings
Office buildings have been included in the MTSA, as well as the Energy Park. The office buildings in the
Energy Park are existing (OPG) or currently under design/construction (OPG Expansion and East Penn
office). Refer to Section 2.4.2 for details on how office space was placed within the MTSA. Where data
was not available for the type of office building expected, FVB has assumed that the buildings will be low
rise (2 to 4 storeys), such as the building pictured in Figure S.
Figure 5: Typical low-rise office
2.2.5 Retail / Commercial Space (Non -Residential)
Retail and commercial space have been included in the MTSA area. This space may be used for shopping
centers, grocery, retail, or commercial applications such as medical offices or other small businesses. The
area allocated under this category of building may also be used for other non-residential or non -office
uses such as public library, hotels, institutional, or arts and cultural spaces. Loads have been estimated
based on a combination of retail and commercial space.
Figure 6: Low/Mid Rise Retail/Commercial Space in Downtown Toronto (Source: Turner Fleischer Architects Inc.)
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2.2.6 Community Centres
FVB has included one community centre within the MTSA area. Community centres with recreational
facilities tend to have very high energy consumption. Community centre type buildings have been based
on the YMCA facility located in downtown Markham which contains athletic courts, fitness area, indoor
track, a pool, and changing facilities.
Figure 7: Markham YMCA (Source: YMCA GTA)
2.2.7 Schools
Schools have been placed in areas as indicated on secondary plan land use maps. The size of each school
has been estimated based on the area population and Clarington percentage of school aged children.
School aged children (ages 5 to 17) made up a total of —16.6% of Clarington's population per the 2016
Census'.
Based on this, the total estimated school enrollment for each area is shown in Table 4.
Table 4: School Enrollment
' 2016 Census Profile: Clarington, Municipality
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2.3 Building Sizes
2.3.1 Residential Unit Sizes and Number Occupants
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FVB has used data from Statistics Canada on dwelling size and the number of occupants from the Housing
Intensification Study Report by USI/Watson to define the size of each building type and the overall
population of each plan area.
Table S: Average Unit Sizes and Occupants
Dwelling Type Average unit Size8
Apartment (High Density) 862 ft2 (80 m2)
Average Occupants9
1.71
Townhouse (Medium Density)
1,350 ft2 (125 m2)
2.79
Detached/Semi-Detached (Low Density)
1,520 ft2 (141 m2)
3.53
The total building gross floor area (GFA) is determined by the average unit size multiplied by the number
of units. Building GFAs may be slightly larger depending on whether each building is mixed use.
2.3.2 School Sizes
FVB has determined the approximate GFA for each future school using estimated enrollment numbers
and the report "Building Our Schools - A Report from the Expert Panel on Capital Standards - 2010-06",
which defines the required school GFA for a given student enrollment.
Table 6: School Sizes Based on Enrollment10
SchoolEnrollment Elementary ..School
300 37,700 ft2 (3,500 m2) 51,400 ft2 (4,775 m2)
400
46,000 ft2 (4,275 m2)
64,200 ft2 (5,965 m2)
600
65,500 ft2 (6,085 m2)
85,600 ft2 (7,950 m2)
800
85,500 ft2 (7,945 m2)
112,000 ft2 (10,405 m2)
1,000
N/A
135,800 ft2 (12,615 m2)
1,200
N/A
160,600 ft2 (14,920 m2)
2.3.3 Office Sizes and Occupants
FVB has assumed that occupancy of the office space will be 1 occupant per 204 ft2 (19 m2) as per the
Housing Intensification Study Technical Report (August 24, 2021). Office buildings are expected to range
from 30,000 ft2 (2,790 m2) to 50,000 ft2 (4,650 m2).
2.3.4 Community Centre Size
FVB has estimated that a typical multi -use community centre will have a GFA of approximately 60,000 ft2
(5,574 m2), based on similar existing facilities in Markham, Ontario.
s Canadian Housing Statistics Program (The Daily, 2019-05-03) — Single -detached houses generally larger in Ontario
9 Per "Housing Intensification Study Report" by USI / Watson dated October 2021
11 Building Our Schools - A Report from the Expert Panel on Capital Standards - 2010-06
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2.4 MTSA Building Type and Location Methodology
A secondary plan land use map was not available for the
MTSA, so FVB selected a mix of buildings to achieve the
unit number targets and office space areas defined in
the MTSA Summary Report." FVB has assumed that
there will be no low -density development within the
MTSA.
Higher density land uses such as high- and mid -rise
residential and mixed -use buildings as well as office
space have been clustered closest to the future GO
Station.
No future development has been assumed in the area
south of the railroad tracks that is currently in use by
several existing businesses (Bounded by Trulls Road,
railroad tracks, Courtice Road, and Baseline Road West).
Figure 8: Clarington MTSA Boundary (Red)
2.4.1 MTSA Residential
Based on the MTSA Summary Report it is estimated that the MTSA area will have a total of 4,900 units at
full buildout. These units have been broken into high-, mid- and low-rise apartment building per Durham
Region comments:
• 25% high-rise (11-15+ storeys)
• 25% mid -rise (6 -10 storeys)
• 50% low -Rise (3-5 Storeys)
FVB has made the following assumptions on numbers of units for each type of apartment building based
on similar developments in the GTA (see Table 3):
• High-rise: 300 units per building
• Mid -rise: 200 units per building
• Low-rise: 100 units per building
This results in the following unit breakdown:
• 1,200 high-rise units (4 buildings @ 300 units per building)
• 1,200 mid -rise units (6 buildings @ 200 units per building)
• 2,500 low-rise units (25 buildings @ 100 units per building)
The MTSA Summary report indicates that the MTSA area will have a total of 1,500 townhouse units at full
buildout. Townhouses have been assumed to be constructed in blocks of 100 units and are located outside
of a 500m radius from the future GO Station. Each 100-unit complex will occupy a space of approximately
1.7 hectares, based on similar townhouse developments in Toronto and Markham. Townhouses in the
11 Courtice Employment Lands and Major Transit Station Area Secondary Plan — Summary Report, PIC #2
(September 29, 2020)
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MTSA will represent medium density, with —60 units per hectare. This is denser than existing townhouses
in the Clarington area.
The total residential population of the MTSA at full buildout (2070) is estimated to be—12,560.
2.4.2 MTSA Office
A total of 300,000 ft2 of office space has been included in the MTSA based on Durham Region feedback.
This results in employment of approximately 1,500 based on office space occupancy of 204 ft2 (19 m2) per
person, as per the Housing Intensification Study Technical Report (August 24, 2021). Office buildings are
expected to range from 30,000 ft2 (2,790 m2) to 100,000 ft2 (9,290 m2), however for simplicity, all office
buildings in the MTSA have been assumed to be 50,000 ft2 (4,645 m2) capable of housing 250 employees.
A total of 6 office buildings have been included in the MTSA and have been generally located in the south
area of the MTSA, close to the GO Station and existing employment areas.
Figure 9: MTSA Office Locations
2.4.3 MTSA Schools
No secondary plan data was available regarding schools in the MTSA, therefore FVB estimated the size
and number of schools required based on the population of the MTSA. Refer to sections 2.2.7 and 2.3.2
for details on the methodology for determining the required amount of school space based on overall
residential population.
For an MTSA resident population 12,560, it is estimated that there would be 1,420 elementary school -
aged students and 670 secondary school -aged students. Four (4) elementary and one (1) secondary school
have been included within the MTSA area based on building occupancy and phasing. The secondary school
would serve the MTSA area along with a portion of SEC.
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2.4.4 MTSA Retail / Commercial
Detailed information on non-residential space within the MTSA was not available, however it was
assumed that a total of 400,000 ft2 of space would be dedicated to retail / commercial space. As discussed
Section 2.2.5, the area allocated under this category of building may also be used for other non-residential
or non -office uses such as public library, hotels, institutional, or arts and cultural spaces. These types of
buildings have been assumed to be dispersed throughout the MTSA in 100,000 ft2 blocks.
2.4.5 MTSA Community Centre
It has been assumed that three community centres will be added to the MTSA from 2021 — 2070 (YMCA
type or similar). Community centers have been based on the Markham YMCA with a total GFA of 60,000
ft2 and contain athletic courts, a pool, fitness areas, indoor track and changing facilities. The three
community centres have been located throughout the MTSA, with the first centre located close to the
future GO station and office buildings.
2.5 Potential Areas for Future Expansion
Durham Region has noted that the Courtice Employment area west of Trulls Road is the subject of an
Employment Area conversion request encompassing approximately 85 hectares of land, with the
possibility for this area to be used for residential purposes. Furthermore, a section of the Courtice
Waterfront is also being proposed for residential development west of Courtice Road, however the
feasibility of this land use is predicated on land use compatibility assessments due to proximity to regional
facilities (CWPC, DYEC, future Anaerobic Digester, etc.). If these areas are developed with suitable building
typologies (mid to high density development), they would be ideal candidates for future connection to an
established DES. At this time, they have not been included in this study as minimal information was
available.
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2.6 Phasing
FVB has developed an estimated phasing plan for development within Clarington. This phasing plan is
based on historical population growth in the area, unit counts from Secondary Plan information and
feedback from Durham Region and Municipality of Clarington staff. Development has been broken into
seven (7) phases, with the first phase beginning in 2025, and the last phase beginning in 2060.
Table 7: Phasing Years
Phase
Start Year
End Year
2.6.1 Population Growth in Clarington
FVB has assumed that residential units will not be added at a constant rate throughout the phases. The
initial phases have the highest number of connected units, however these units are generally medium
density building types such as townhomes and low-rise residential. Development in SEC and SWC
generally ramps down over the first 4 — 5 phases, while the MTSA generally ramps up. In general the
greater the number of buildings with significant load which can be connected to the DES in early phases,
the better the financial case will be.
2.6.2 Projected Units in MTSA, Southeast Courtice and Southwest Courtice
Based on available secondary plan information, it is estimated that at full buildout of the MTSA, Southeast
Courtice and Southwest Courtice will have a total residential unit count of approximately 12,800.
FVB has assumed that the phasing will prioritize buildings in Southwest Courtice, followed by Southeast
Courtice and lastly, the MTSA. MTSA buildout will begin in 2025, however the majority of high -density
development will begin after the anticipated construction of the GO station in "2028 (per feedback from
Durham Region). MTSA unit phasing has been based on values provided by Durham Region from the NLBC
report "Analysis of the Proposed Lakeshore East GO Rail Extension Alignment Options and Business Case
Analysis" dated October 2019.
2.6.3 Phasing Plan
The phasing plan generally results in connection of smaller, lower density buildings relatively far from the
Energy Park within the Southwest and Southeast Courtice areas and medium density buildings
(townhomes) in the MTSA. Overall development of the areas tends to ramp down, with SWC reaching full
buildout in Phase 4 and SEC reaching full buildout in Phase 6. The MTSA has a relatively constant rate of
development for the first 5 phases, and increases considerably in Phases 6 and 7. Refer to Figure 10 for a
breakdown of residential development by phase. There is no development outside of the MTSA after
Phase 6.
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100 %
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
Percentage of Residential Development in Each
Secondary Plan Area
Phase 1 Phase 2 Phase 3 Phase 4 Phase 5 Phase 6 Phase 7
■ MTSA ■SEC ■SWC
Figure 10: Percentage of Residential Development in each Secondary Plan Area
2,500
2,000
500
0
Residential Units per Phase
Phase 1 Phase 2 Phase 3 Phase 4 Phase 5 Phase 6 Phase 7
■ MTSA ■ SEC ■ SWC
Figure 11: Residential Units per Phase
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,aVB
ENERGY INC
Within each secondary plan area, development generally prioritizes lower density residential in early
phases. This is especially true in southwest Courtice where a significant portion of the low density
residential has already been constructed in the north half of the secondary plan area.
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100%
90Y.
80%
70Y.
60%
50%
40%
30%
20Y.
l0Y%
0%
100.0%
90.0%
80.0%
70.0%
60.0%
50.0%
40.0%
30.0%
20.0%
10.0%
0.0%
MTSA Unit Type Proportion by Phase
Phase 1 Phase 2 Phase 3 Phase 4 Phase 5 Phase 6 Phase 7
■ Hi -rise ■ Mid -rise ■ Low-rise ■ Townhouse
SWC Unit Type Proportion by Phase
Phase 1 Phase 2 Phase Phase 4 Phase 5 Phase 6
■ Mid -rise ■ Low-rise ■Townhouse ■ Detached
SEC Unit Type Proportion by Phase
FV/3
ENERGY INC
loon
9O%
8O%
7OY.
60%
SOY.
40%
3OY.
20%
1OY.
0%
Phase 1 Phase 2 Phase 3 Phase 4 Phase 5 Phase 6
■ Mid -rise ■ Law -rise ■ Townhouse ■ Detached
Figure 12: Residential Unit Type Proportion by Phase
(Top Left) MTSA (Top Right) Southeast Courtice (Bottom Left) Southwest Courtice.
Schools have been phased to provide adequate capacity following the construction and occupancy of
residential units in the area.
It has been assumed that the OPG office buildings (existing and new) would be added in Phase 1(-565,000
ft2). MTSA office buildings are added in Phases 2 through 7. Addition of non-residential GFA has been
generally aligned with values provided by Durham Region from the NLBC report "Analysis of the Proposed
Lakeshore East GO Rail Extension Alignment Options and Business Case Analysis" dated October 2019.
Table 8: MTSA Non -Residential Building Phasing
Phase
1
Office
-
Elementary
Schools..
1 x 46,000 ft2
Secondary
1 x 100,000 ft2
2
1 x 50,000 ft2
-
-
-
1 x 60,000 ft2
3
-
1 x 46,000 ft2
-
1 x 100,000 ft2
-
4
1 x 50,000 ft2
-
1 x 97,000 ft2
-
1 x 60,000 ft2
5
-
-
-
-
-
6
2 x 50,000 ft2
1 x 46,000 ft2
-
1 x 100,000 ft2
-
7
2 x 50,000 ft2
1 x 46,000 ft2
-
1 x 100,000 ft2
1 x 60,000 ft2
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3 Load and Energy
3.1 Building Performance
Utilizing the estimated building phasing developed in previous sections, FVB has generated load profiles
for typical building types. These load profiles were developed based on FVB's extensive database of
metered data from similar buildings located throughout the GTA.
To capture the expected improvements in building performance in future phases, adjustment factors have
been utilized. These factors have been based on several different sources including the Toronto Green
Standards, Whitby Green Standards, and proposed 2020 NECB energy tiers. The values utilized are
conservative estimates of the energy reductions compared to the baseline and represent changes to
building construction which will improve thermal performance.
Table 9: Buildina Performance Factors by Phase
Phase 1
(spaceHeating Cooling
Baseline Baseline
Phase 2
-5%
+1.25%
Phase 3
-10%
+2.50%
Phase 4
-15%
+3.75%
Phase 5
-20%
+5.00%
Phase 6
-25%
+6.25%
Phase 7
-25%
+6.25%
3.2 Load and Energy All Areas (Energy Park, MTSA, Southeast Courtice and Southwest
Courtice)
Table 10 shows the total combined system loads and annual energy consumption at each phase (e.g.
Phase 3 values includes load and energy consumption of all buildings from Phases 3, 2 and 1).
Table 10: Load and Enerav by Phase
qPhase1
Heating
Demand
10.9
Annual Heating
32,400
Peak
CoolingPeak
2,100
..
14,500
Phase 2
18.9
56,800
3,470
22,800
Phase 3
26.0
77,300
4,880
31,300
Phase 4
32.6
96,200
6,170
38,400
Phase 5
36.0
104,900
6,950
42,200
Phase 6
41.1
117,700
8,250
49,300
Phase 7
46.9
133,400
9,700
56,700
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4 Technology Screening
4.1 Available Energy Sources
To optimize the GHG reduction potential of the DES, renewable thermal generation technologies must be
selected. These technologies must be chosen to best leverage the local resources, which differ from site
to site. The Clarington Energy Park is unique in the abundance of different thermal generation sources in
close proximity to the proposed DES. These sources include:
1. Waste heat recovery from Darlington Nuclear Plant
2. Steam extraction from the Durham York Energy Center
3. Combustion of excess digester gas from the Courtice Water Pollution Control Center
4. Sewer and Effluent Heat Recovery at the Courtice Water Pollution Control Centre
5. Digester gas from the future Anaerobic Digester Plant
Additional technologies which are less location specific include:
1. Geo-Exchange
2. Biomass
3. Solar Power / Solar Thermal
4.1.1 Darlington Nuclear Generating Station and Small Modular Reactors
The Darlington Nuclear Generating Station (DNGS) produces large amounts of waste heat as a by-product
of nuclear power generation, which could be valuable for cogeneration. Nuclear district heating has been
implemented in Russia, several Eastern European Countries, Switzerland, Sweden, and most recently
China.
Due to the large amount of heat available, it is often economical to transport the energy hundreds of
kilometers. Despite the large potential of utilizing nuclear district heating, there are many hurdles in
implementation, especially in the context of retrofitting to an existing nuclear generating facility and as
such, extraction of waste heat from DNGS was not considered in detail due to the presence of many more
readily available sources of thermal energy in the area.
Ontario Power Generation recently announced the development of a small modular reactor (SMR) in the
vicinity of DNGS, expected to come into service by 2028. SMR have been identified as a way for Ontario
to manage increased electricity demand expected because of the decommissioning of the Pickering
Nuclear Generating Station and electrification transportation and other energy intensive sectors.
Canadian Nuclear Laboratories (CNL) have identified SMRs as having the potential to be a part of a diverse
energy system including district heating, cogeneration, and energy storage12.
As this was recently announced, insufficient information was available to include this energy generation
technology as part of the feasibility study. However, an SMR that is being newly constructed allows an
extremely interesting opportunity for District Energy, as the system could be designed to capture the vast
amount of waste heat generated from the system for immediate use in the District Energy System without
a significant increase in capital cost. Heat recovery from an SMR would have a very positive impact on the
business case for a District Energy System as it is carbon -neutral (there is no increase in emissions by
12Canadian Nuclear Laboratories: Small Modular Reactor Technology Small Modular Reactors - Canadian Nuclear
Laboratories (cnl.ca)
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capturing the heat produced from electricity generation), high -temperature, and consistent year-round
with low operation and maintenance costs.
4.1.2 Durham York Energy Center
The Durham York Energy Center is an energy from waste (EFW) facility that was designed to provide a
guaranteed district heating energy output. Extraction steam connections are available at the DYEC, with
a total capacity of 11,000 kg/hr of steam @ 13.3 Bar, 260°C. Based on review of available data, it is
expected that approximately 7 MW of thermal energy would be available from the DYEC for use in the
DES.
Drawbacks of steam extraction from DYEC include the limited capacity, as well as the scheduled downtime
of the system. Further, steam extraction would have a minor impact on the electrical output of the DYEC.
The estimated value of steam, based on the facility lost revenue at a power sale price of $0.08/kWh, is
$2.09/MMBtusteam or 1.98 $/GJ13. However, compared to natural gas at $5.50 to $8.00/GJ, this energy is
very affordable.
Steam to hot water converters (heat exchangers) would be used to transfer heat from the steam to the
DES hot water system. The converters would ideally be located at the DYEC to minimize steam
transmission losses, and buried, low temperature hot water piping would run from the converters to the
distribution system.
4.1.3 Courtice Water Pollution Control - Digester Gas
Biogas is also naturally generated during the treatment of wastewater at wastewater treatment plants
(WWTP). Currently the CWPC utilizes digester gas to fuel the wastewater management process. During
warmer periods, excess digester gas is produced and cannot be used as part of the process. As a result,
the excess gas is flared.
The CWPC already has digester gas boilers capable of burning the full digester gas production to produce
hot water, and as a result it would be relatively simple to tie-in the future district heating system to the
existing CWPC digester gas boiler system and extract heat at times when it is not needed by the water
pollution control process. It is assumed that this would effectively be free energy and would minimize
flaring.
Table 11 shows the amount of waste gas assumed for use by the District Energy System. Monthly values
for the amount of gas currently used in the boilers and the amount of flared gas was provided by the
Courtice CWPC. The amount of Waste Gas was divided into a daily average that was used in the hourly
model. The Waste Gas amount does not include that which is currently being used by the plant boilers. It
is assumed that as the Clarington area is expanded, the amount of available waste gas would increase by
1.0 ft3/day/person14 according to the population data outlined previously.
13 It is estimated that using -7 MW of steam for thermal energy would reduce the electrical output of the system
by 776 kW, which translates into 62.06 $/hr of lost revenue. The lost revenue is divided by the amount of thermal
energy provided by the steam in that hour to get a cost of 2.09 $/MMBtusteam.
14SOurce: Opportunities for and Benefits of Combined Heat and Power at Wastewater Treatment Facilities, U.S.
Environmental Protection Agency, April 2007
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Table 11: Available Waste Gas for Use in the District Enerav Plant
1
•.
:.ROM
771,338 376,266 12,138 14,277 15,742 16,978 18,019
18,522 19,270 19,949
2
700,713
298,616
10,297
12,436
13,902
15,137
16,178
16,682
17,429
18,108
3
747,805
377,260
12,170
14,309
15,774
17,010
18,051
18,554
19,302
19,981
4
697,051
334,555
11,152
13,291
14,757
15,992
17,033
17,537
18,284
18,963
5
576,852
438,523
14,146
16,285
17,751
18,986
20,027
20,531
21,278
21,957
6
442,062
483,415
16,114
18,253
19,719
20,954
21,995
22,499
23,246
23,925
7
369,092
520,474
16,789
18,929
20,394
21,630
22,671
23,174
23,921
24,601
8
195,393
609,368
19,657
21,796
23,262
24,497
25,538
26,042
26,789
27,468
9
322,210
566,527
18,884
21,023
22,489
23,724
24,765
25,269
26,016
26,695
10
486,625
522,492
16,855
18,994
20,459
21,695
22,736
23,239
23,987
24,666
11
575,991
397,949
13,265
15,404
16,870
18,105
19,146
19,650
20,397
21,076
12
358,954
565,350
18,237
20,376
21,842
23,077
24,118
24,622
25,369
26,048
4.1.4 Courtice Water Pollution Control - Wastewater Heat Recovery
There is significant potential for sewer/effluent heat recovery for this District Energy System. Wastewater
heat recovery involves leveraging the heat trapped in municipal wastewater. There are two main types of
wastewater heat recovery:
1. Sewer heat recovery
2. Effluent heat recovery
Sewer heat recovery (SHR) involves tying into a sewer or force main upstream of a wastewater treatment
facility. The raw sewage must be pumped through a specialized filter, and the filtered water can then pass
through a heat exchanger to act as a source/sink for a heat pump. In the context of the potential
Clarington DES, it is likely that the Energy Centre will be located close to the CWPC. As a result, a sewer
heat recovery system could tie -into the upstream side of the wastewater treatment plant. One drawback
of this would be the impact of the heat recovery system on the sewage temperatures entering the
wastewater treatment facility; in the winter, the heat pumps would extract heat from the sewage, cooling
it down before entering the CWPC, and in the summer, the heat pumps would reject heat into the sewage,
heating it up before entering the CWPC. This may have negative effects on the operation of the CWPC.
Effluent heat recovery ties into the sewer line downstream of the water treatment facility and therefore,
the water no longer has large solids to contend with. This allows a simpler filtration system to be utilized
before sending the water through a heat exchanger to act as a source/sink for a heat pump. Additionally,
connection to the effluent side of the wastewater treatment facility ensures that the water treatment
process is unaffected. The proposed district energy centre is located very close to the effluent line from
the CWPC and would therefore be preferable as compared to a sewer heat recovery system.
The effluent water passes through heat exchangers connected to heat pumps, which boost the
temperature such that the water can be used in the District Energy System. The effluent wastewater can
also be used for cooling as a heat sink.
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The capital cost of a sewer heat recovery system is comparable to a geo-exchange system of the same
capacity. An effluent heat recovery system will have slightly lower capital cost than a sewer heat recovery
system due to the simpler filtration requirements and connection to the sewer line. The fuel cost is directly
tied to the price of electricity, with the $/MWh value being less than standard electricity prices due to the
efficiencies of the heat pumps.
Public perception of sewer heat recovery projects tends to be positive, though care must be undertaken
to make sure the sewer intercept portion of the system is fully isolated and contained. Utilizing an effluent
system, this risk is minimized.
4.1.5 Future Anaerobic Digestion Facility
The future anaerobic digestion (2025 to 2026) facility located within the Energy Park will process source
sorted organic material (SSO) and facility sorted organics (FSO). FSO will be extracted from municipal solid
waste (MSW) delivered to the facility. MSW is comprised of up to 40% organic material. The following
table outlines the expected SSO, MSW and FSO at the facility in 2025 and 2045, as provided by Durham
Region staff.
Table 12: Estimated MSW, FSO, SSO and Total Organics for Digestion at Future Anaerobic Digestion Facility
Year MSW • • Total Organics
2025 95,000 tonnes 38,000 tonnes 35,000 tonnes 73,000 tonnes
2045 110,000 tonnes 44,000 tonnes 46,000 tonnes 90,000 tonnes
The combined FSO and SSO materials will be used to produce digester gas which will be converted to
renewable natural gas (RNG).
11 Source: Canadian Biogas Association
Figure 13: Cycle of Biogas Production's
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Anaerobic digestion produces a gas that is primarily composed of methane gas (50%-80%) and carbon
dioxide (20%-50%), with trace amounts of nitrogen, hydrogen, and carbon monoxide. In the digestion
process, bacteria degrade biological material in the absence of oxygen and release methane. Methane gas
is one of the main products released during anaerobic digestion and is also one of the most potent
greenhouse gases. By transforming the by-products of anaerobic digestion into RNG, then using RNG in
efficient combustion, the methane content of the RNG is transformed into carbon dioxide. Methane is
almost 21 times more effective at trapping atmospheric heat than carbon dioxide, so biogas combustion
is considered to result in a net reduction in greenhouse gases.
Anaerobic digesters usually consist of an organic material holder, a digestion tank, a biogas recovery unit,
and heaters to maintain the constant temperature of around 35 °C that is required for optimal
decomposition. Solids from an anaerobic digester are typically exported for use as fertilizer or compost
material.
Based on the availability of alternate energy sources in the area, it is recommended that the renewable
natural gas (valued at 20-30 $/GJ) be primarily sold to market or self -consumed by the Region to retain
the carbon credits and not used as a fuel source in the DES unless surplus quantities of RNG are produced
above market demand or local system offtake capacity.
4.1.6 Geoexchange
A ground source, or geo-exchange, system is an electrically powered heating and cooling system that
utilizes the earth for both a heat source and a heat sink. It uses the relatively constant temperature of the
earth as a heat source in the winter and a heat sink in the summer. Components of the system include
heat pumps, hydronic pumps, a ground heat exchanger (typically u-bended pipes in boreholes), and a
distribution sub -system.
Geo-exchange systems are categorized into two types: open loop and closed loop. Open -loop systems
pump groundwater from the ground to the surface. The groundwater is passed through a heat transfer
system before being returned by injection back into the ground, at a different temperature than before;
warmer when the system is used for cooling, or colder when the system is being used for heating.
open loop system
vveNs w8ter body
Figure 14: Open Loop Geoexchange System
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Closed loop systems do not transfer anything other than heat with the surrounding environment. They
circulate a fluid through a loop of borehole heat exchange pipes buried in the ground. The circulating fluid,
typically glycol to prevent against freezing, passes through a heat transfer system at the surface before
being recirculated back through the buried ground loop to exchange heat with the surrounding soil or
rock. The length of the ground loop is determined by the capacity required for heating and cooling. The
borehole field can be vertical or horizontal depending on the available area; vertical holes require much
less land area but require the expense of drilling boreholes.
closed loop system
vertical horizontal goof ermal piles
Figure 15: Closed Loop Geoexchonge System
Borehole spacing is critical to the efficient operation and cost-effective construction of the geo-exchange
system. As boreholes are placed closer together there will be an increase in thermal interference,
decreasing the energy load capacity of the geo-exchange system, and requiring more geo-exchange to be
installed to overcome the penalty. Minimum recommended borehole spacing for a closed loop application
is 6m (-20ft).
Closed loop boreholes are typically drilled to depths of 120-260 m (400-850 ft).
Heat pump performance COPS are usually provided assuming a constant entering water temperature
(EWT) of 10 'C. In reality, the EWT will vary throughout the year depending on the weather conditions,
and the extent and duration of the geo-exchange system usage, among other variables.
When designing a geo-exchange system, the designer will set minimum and maximum EWTs. The loop
will then be sized to meet these limits. These EWTs are commonly set to be 4 °C (40 °F) minimum for
winter heating and 32 °C (90 °F) maximum for summer cooling. In some cases, these values can be altered
to meet annual efficiency targets, however most commonly it is assumed that the actual run-times at
these EWT values are minimal.
The benefit of ground -source geo-exchange is that the temperature of the earth remains consistent year-
round, making it a source for heating in the winter and cooling in the summer. However, these systems
work best in regions that have a balanced heating and cooling load. If only used for heating or cooling,
boreholes must be some distance apart to prevent freezing or overheating of the underground exchange
system and have backup systems to provide heating or cooling to regulate the temperature.
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Geo-exchange is a green technology and offers substantial GHG reductions compared to a conventional
heating and cooling plant. There are minimal environmental impacts imposed by the construction, and
the borehole field in a closed -loop system should not adversely impact the ground above it. Some
considerations must be made to ensure that the borehole field does not become overheated when
providing cooling or frozen when providing cooling, as this would negatively impact the environment as
well as severely limiting the efficiency of the geo-exchange system.
In the Clarington Energy Park, there is a significant amount of undeveloped area which could be used for
geoexchange fields, however, based on the opportunity to utilize effluent heat recovery at the CWPC, it
is preferable to save the land area and utilize only effluent heat recovery. If future buildout of the
development resulted in higher system demand exceeding the capacity available from the effluent
system, it would be possible to incorporate geoexchange into the system as required. Further review of
available land area would be required while considering all other future uses including regional facilities
expansions.
Biomass has the advantage of providing reliable, high -temperature heating year-round to the system at a
very low carbon cost and a comparatively low capital cost. Biomass plants are easily scalable and do not
require the same space requirements as a geo-exchange system, nor the specificity in plant location of a
sewer heat recovery system.
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Figure 16: Biomass Diagram16
However, a biomass plant also comes with significant drawbacks, particularly for an urban area. Biomass
plants require fuel storage on site, as well as ash removal after the fuel is burnt, which requires large
trucks to have constant access to the site. Due to the location of the proposed Energy Centre site within
the Energy Park, these are unlikely to be a major issue given that trucks already frequent the DYEC. The
energy potential of the biomass system is directly tied to the installed boiler capacity, though this sizing
should take into consideration the amount of fuel that is required per day and the associated storage
requirements.
The capital cost of a biomass system is less than that of a heat pump system such as sewer heat recovery
or geo-exchange. However, the fuel cost can be considerably more. Ideally, a biomass system would be
16 Source: The Renewable Energy Hub (www.renewableenergvhub.co.uk)
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able to leverage waste wood chips from nearby forestry operations. As there are no major forestry
operations close to Clarington, it is more likely that the system would have to purchase biofuel in the form
of wood chips or pellets, which can be quite expensive. If MoC and DR are interested in pursuing biomass
further, the first course of action would be creating an arrangement with a low-cost wood chip supplier.
Public perception of biomass plants varies. There are differing arguments on the GHG emission factors for
burning biofuels. While the existing DYEC already has stacks, the additional biomass system plume stacks
could be unsightly in a new, urban development, and may have negative effects on public perception of
the project.
4.1.8 Solar Photovoltaic (PV)
Solar Photovoltaic (PV) panels use radiation from the sun to generate electricity. This electricity can be
used to reduce the demand the Energy Centre has on the electrical grid. Because these panels do not
generate thermal energy directly, they are typically used to complement the installed thermal generation
equipment and are therefore not considered a full solution but rather an add -on that can improve the
business case. Solar PV panels are generally paired with a battery storage system for smoothing and
strategic deployment.
Solar PV panels can improve a DES by both reducing the price of electricity and reducing the GHG
emissions due to using electricity from the grid. As the Energy Centre would use the Class A rate,
particularly in the later phases, the price of electricity the DES provider would pay is tied to the Energy
Centre's electricity consumption on the day that the province of Ontario as a whole requires the most
electricity. This often happens in the summer months when cooling demand is the highest, which
coincidentally is when Solar PV panels are at their most effective. The electricity generated by these panels
behind -the -meter reduces the Energy Center's peak grid demand and consequently lowers the electricity
price seen by the DES for the entire year. As well, these summer peak days are when the most peaking
equipment, such as natural gas generators, are being deployed for the grid. By reducing the grid electricity
consumption on those days, the emissions associated with electricity consumption are reduced.
4.1.9 Solar Thermal
Solar thermal utilizes solar thermal collectors to heat water from the sun's energy. While this is a very
low-cost solution in terms of fuel consumption, the availability of solar energy is generally not aligned
with the thermal load profile. For example, in the winter, when the space heating load is high, there is less
solar energy available, and in the summer, there is more solar energy available but little space heating
load required. To balance the solar availability and demand, energy storage would be required on both a
short-term (hourly) and long-term (seasonal) basis. Because of this, solarthermal installations are typically
used as a complement to geo-exchange systems with supplemental insulation.
There are several different types of solar thermal collectors available:
Table 13: Solar Thermal Technologies
Technology
Unglazed Collector
Cost
Low
on Air Temperature
Performance Warm Mild .d
Excellent Poor Poor
Flat Plate Collector
Low — Medium
Excellent
Excellent
Poor
Vacuum Tube Collector
Medium — High
Excellent
Excellent
Good
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To provide a beneficial amount of annual solar thermal energy production for the DES, a large installed
capacity would be required, requiring a large amount of space for installation. Because of these large
capacity and space requirements, along with the lower predictability and reliability of the energy source,
solar thermal was not considered. Solar thermal however can be well suited at smaller sizes as a secondary
alternative energy source, for example, small arrays could be installed on the rooftops of customer
buildings.
4.2 Conclusion
It is recommended that the DES should leverage its proximity to the DYEC and CWPC as potential energy
sources. Connection to the DYEC will provide reliable, year-round heating energy, and the system can use
excess digester gas from the CWPC to avoid flaring. Finally, effluent heat recovery from the CWPC will be
used to provide baseload heating and cooling. This production mix will provide a robust sustainable
system baseload. Should additional renewable baseload capacity be required, geoexchange can be used
to complement the effluent heat recovery installation.
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5 Business -as -Usual Concept
In order to determine the feasibility of a District Energy System, it is important to consider what the
buildings would do if they were to operate "business -as -usual", or without a connection to a District
Energy System. Each building would have a small heating and cooling plant that would serve that building
only. The business -as -usual (BAU) costs are used to set the DES rates, or charges, that would be charged
to a customer's building for their thermal energy services by the district energy utility. The DES rates set
the revenue for the DES business case. They are generally equal to or competitive with the costs a building
would pay for a stand-alone system.
Because of this relationship between the BAU and the DES revenue, it is important to match the desired
goals for energy use and greenhouse gas emission reductions between the two scenarios. As Clarington
does not have strict targets at this time, it was assumed that targets from the Toronto Green Standards
version 3 (TGS v3) for Greenhouse Gas Intensity (GHGI) Targets would suffice in the interim. The timelines
for the implementation of these standards has been relaxed to better reflect the actual timeline for
Clarington. The GHGI limits by TGS v3 tier are outlined in Table 14.
Table 14: Greenhouse Gas Intensity Limits by TGS v3 Tier
Residential
Greenhouse
Tier 1 GHGI Tier
20
Gas Intensity Limits
2 GHGI (kg/m')
15
Tier 3 GHGI (kg/m')
10
I (kg/ml)
5
Retail
20
10
5
3
Office
20
15
8
4
Community
20
15
10
5
Effective for Phase'
20
15
8.3
4.7
Minus Plug LoadS2
18.4
13.4
1 6.7
1 3.1
Note 1: Effective for Phase is a weighted average of the GHGI for the phase based on the GFA of each building type in that
phase.
Note 2: Plug Loads include lighting, elevators, secondary -side building pumps, and other electrical loads that are not associated
with the DES. These factor in to the total GHGI limit for a building so must be taken into account when calculating the GHGI limit
for the DES. It is estimated that the plug loads create 1.6 kg/m2 of CO2 for each phase based on standard electricity use factors
and the Ontario electrical grid emission factor.
Various options for the BAU scenario are presented to meet the energy and emission targets for each
phase. These range from high -efficiency natural gas boilers, electric DHW heaters, and centrifugal chillers
for Phase 1 to base loading renewable technologies, such as air source heat pumps (ASHPs). The size of
the ASHPs installed determines how much of the annual heating and cooling energy they can supplement
—the larger the capacity, the more they contribute to GHG emission reductions, but the more expensive
they are to operate. In Tier 4, the GHGI requirements are strict enough that natural gas boilers can no
longer be used, and all heating must be done electrically. An overview of the assumed BAU equipment by
phase is shown in Table 15.
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Table 15: Business -As -Usual Plant Buildouts
1
Tier 2
Proposed
Natural Gas Fired, High Efficiency Condensing Boilers
Electric DHW Heaters
Water Cooled Chillers + Cooling Towers
2
Tier 3
Air Source Heat Pumps (sized for 30% of peak)
Natural Gas Fired, High Efficiency Condensing + Electric Boilers
Water Cooled Chillers + Cooling Towers
3
4
Tier 4
Air Source Heat Pumps (sized for 75% of peak)
Electric Boilers
Water Cooled Chillers + Cooling Towers
5
6
7
5.1 Phase 1
In Phase 1, in accordance with the Tier 2 targets, high efficiency condensing boilers, electric DHW heaters,
and electric chillers would be sufficient to meet the GHGI requirements. Each building would have a
penthouse plant comprised of 3 natural gas boilers sized at 50% of peak load and 2 chillers sized at 60%
of peak load.
5.2 Phases 2 and 3
With the slightly more aggressive GHGI targets, Phases 2 and 3 would require an air source heat pump
installed in each building to offset some of the emissions from the natural gas boilers. Chillers, cooling
towers, and natural gas boilers would still be used to meet peak demands.
Air Source Heat Pumps (ASHPs) are common in moderate climates where they can operate year-round
without the risk of freezing, such as in Vancouver, BC. In Southern Ontario, ASHPs would operate during
the shoulder seasons, providing heating or cooling as required. They have a higher coefficient of
performance (COP)17 than electric boilers, lowering fuel costs and associated emissions, but have a higher
capital cost and carry the risk that they will not be able to contribute enough to meet targets due to
operational limitations based on the outdoor air temperature.
5.3 Later Phases
In Tier 4, high efficiency condensing boilers are no longer sufficient to meet the GHGI targets even with
peaking loads, which means that electric boilers would take their place. ASHPs would continue to be used
as they have a higher COP than electric boilers and therefore reduce the electricity consumption and the
GHG emissions of the building. In Tier 4 phases, these would be sized for 75% of the building's peak to
take an even larger share of the thermal energy generation. Chillers and cooling towers would continue
to be used to provide cooling at peak times.
17 The coefficient of performance (COP) of a piece of equipment is the ratio of the units of thermal energy
produced for each unit of electrical energy consumed. An electric boiler with an efficiency of 99% has a COP of
0.99, and a heat pump with a COP of 3.0 has an efficiency of 300%.
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6 District Energy Concept
6.1 What is District Energy?
The concept behind district energy systems is simple yet powerful. District Energy Systems (DES) connect
multiple thermal energy users (buildings) through a piping distribution network to a centralized heating
and cooling source.
In District Energy systems, rather than having a boiler and chiller in each building, a central energy facility
provides heating and cooling, and in some cases domestic hot water, to the connected buildings. Due to
economies of scale and onsite operating engineers, centralized energy systems can implement innovative
low carbon alternatives and operate more efficiently resulting in a reduction of GHG and reliance on fossil
fuels. DES is recognized by the UN Environment Programme (UNEP) as playing an instrumental role in
reducing GHG emissions and uptake of renewable energy sources in communities.
The concept of district energy is not new; history points to the Romans as the earliest users. These piped
heating systems were used to heat dwellings as well as baths. In Canada, the first district energy system
was established in 1880 in London, Ontario, to serve the university, hospital and government building. In
1911 the University of Toronto launched its own district heating initiative, followed in 1924 by the first
commercial system established in the City of Winnipeg.
Traditionally, in North America, the most common application of district heating and cooling is in
university, military, government and large industrial campuses; since 1990, there has been a significant
growth in commercially utility operated systems, including Toronto, Montreal, Ottawa, Markham and
Vancouver.
Therefore, the system is mature and well developed — currently we are in the 4th generation of district
heating in Canada:
• 1st Generation: Steam Based Systems (1880 —1930)
• 2nd Generation: Pressurized Super Heated Water above 100 °C (1930 —1980)
• 3rd Generation: Pressurized Water at temperature typically below 100 °C (1980 — 2020)
• 4th Generation: Pressurized Water at temperatures typically between 50 — 70 °C (2020+)
Page 35 of 70
Durham Region / Municipality of Clarington — District Energy Study
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District energy systems have three main components:
1. Energy Centre(s) (EC) - is the thermal energy source. They typically include:
a. Baseload capacity (i.e. cogeneration, heat pumps, biomass boilers, condensing boilers)
that offer key advantages and utilize a secure, low(er) cost fuel source. Generally highest
efficiency and higher capital cost equipment.
b. Peaking boilers that typically utilize a more conventional fuel source.
c. Standby boilers are typically identical to the peaking boilers but are included to provide a
level of redundancy and increased thermal energy reliability.
2. Distribution Distribution Piping (DPS)(DPS) - is the insulated piping network that transfers heating and
cooling medium from the energy source to the customers.
3. Energy Stations (ETS)Transfer Stations (ETS) - include heat exchanger interfaces between the district energy
system and customer building's heating and cooling systems. Having community -shared heating
and cooling sources eliminates the need for individual boilers, chillers and cooling towers at each
building.
Figure 18 illustrates the concept of district energy; a thermal energy grid that connects energy producers
and users.
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Durham Region / Municipality of Clarington — District Energy Study
CONNECTING
RENEWABLE
ELECTRICITY
GENERATION
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INDUSTRIAL DEMAND
CAPTURING WASTE HEAT FR
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Each building will be connected to the distribution system indirectly through an Energy Transfer Station
(ETS). The purpose of the ETS is to transfer the energy transported from the Energy Centre through the
distribution piping network to the end customer via heat exchangers to satisfy the building's heating
needs.
An energy transfer station (ETS) typically consists of a space heating, domestic hot water and space cooling
heat exchanger, isolation valves, strainers, a control package - including controller, control valve(s),
temperature sensors, and energy metering package.
The ETS is physically located in each building and replaces the use of thermal energy generating equipment
in the building such as boilers, chillers, and heat pumps. The ETS will be designed, installed, and owned
by the DES. It will utilize brazed plate heat exchanger technology as well as gasket plate and frame units
for DHW and cooling (double walled units). All costs to connect the building will be borne by the DES; no
capital costs are incurred by the building owner. A DES connection to existing buildings may require
additional capital to retrofit the building's systems; this could include the construction of risers to connect
to the existing penthouse mechanical rooms.
6.3 Distribution Piping System
The distribution piping system is the physical link between energy sinks (customers) and sources (plants).
The concept is based on a below ground direct buried hot water and chilled water distribution network
with supply and return piping in a closed circuit (4-pipe system). Both the heating and cooling piping would
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generally be installed in the same trench in a parallel configuration. Stacked configuration (e.g., hot water
pipes on the top of the cooling pipes) would be considered where street space is too congested for a
parallel configuration — this option is not preferred as it is cost and time intensive and as well as more
challenging to access and maintain.
A preliminary distribution piping concept was developed, including routing and sizing to provide district
heating and cooling services to the targeted building developments. The layout of the distribution piping
network is based on the Central Energy Centre location in the Energy Park. The proposed DPS route, CEC,
and customer locations are shown in the attached GIS model.
Figure 19: DE DPS Phasing Map.
The DPS construction is generally implemented in open trench construction and it is advantageous if the
installation can be completed in parallel with other buried municipal or utility service upgrades or roadway
improvements. Because of the expected intensification in the area, it is assumed that DE piping could be
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designed and installed in conjunction with upgrades/installation of other infrastructure in the area. Design
of distribution piping must be coordinated with other utilities to ensure adequate space and separations
are maintained and as result, it is essential to engage with the municipality/region early in the design
process to ensure that the process is as streamlined as possible.
It is possible to utilize trenchless and or boring technologies for areas that are sensitive to open trench
construction such as highways, railways, and transit lines etc. Trenchless construction is very expensive,
upwards of double the open trench construction costs, and therefore is generally limited to "crossings"
perpendicular to roadways and not considered for parallel road construction.
The proposed pipe routing has been selected to minimize the length of distribution piping and minimize
crossings of railroads and highways. The chosen route crosses railroads in three locations. Two locations
within the Energy Park will likely require the use of trenchless construction, while the crossing at the
bridge on Courtice Road above the railroad tracks will likely require the pipes be run alongside or under
the bridge. Because distribution piping is planned to be installed in many areas (particularly within the
MTSA) where existing roads and utilities do not exist, distribution piping system design and installation is
simplified thanks to the ability to coordinate with the civil designers. When designing DPS alongside other
utilities, it is possible to establish mutually beneficial routing and incorporate things such as "utility
crossing zones" — clear vertical sections below grade which can be used for all utilities to cross at
intersections and other and for branches off mains.
DES planning requires extensive cooperation with local utilities, municipal works, and road construction.
The groups need to be aware that there is planning around DE infrastructure in the next 1-5 years. Due to
the significant growth anticipated in the area, extensive work will be required to service the future
developments. This is an ideal time to install DPS piping to align with customer phasing and avoid
unnecessary road rework.
The district heating piping system assumes the use of pre -insulated steel installed in accordance with ANSI
B31.1 and CSA B51 designed for 1,100 kPa (160 psig) at maximum 95°C (203°F) design temperature. The
district cooling piping assumes welded steel with epoxy coating. Because the system being proposed is a
4t" generation district energy system with low temperature hot water, plastic piping such as pre -insulated
PE-RT or pre -insulated PEX could also be used. These types of piping eliminate the risk of corrosion
damage and can be installed more efficiently.
The pipe sizing for the selected route will be governed by the following four key factors:
• Supply and return temperature differentials, referred to as AT (delta T);
• Maximum allowable fluid velocity;
• Distribution network pressure at the design load conditions; and
• Differential pressure requirements to service the most remote customer.
Distribution pipe sizes are based on a differential temperature of 25 °C for heating and 8 °C for cooling
with a maximum flow velocity of 2.0 m/s. The temperature of the district system is dictated by the
customer buildings and the thermal generation technologies being employed. The design of each
customer building's internal heating system will need to be coordinated to achieve the district side return
temperatures.
It is assumed that the system will be a 41" generation low temperature hot water system, with a maximum
district supply temperature of 70°C and an associated district return temperature of 45°C. A district
heating supply temperature reset schedule would be employed. Low temperature systems reduce
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thermal distribution losses and allow the use of lower grade energy sources (such as wastewater heat
recovery).
It is assumed that the district side chilled water supplied to each building would be 4°C minimum in the
summer, with an associated district return temperature of 12°C. A district cooling supply temperature
reset schedule would also be employed.
The main pipes are estimated to be 400 mm for heating, capable of delivering 50 MW of heating, and 550
mm for cooling, capable of delivering 10,000 tons of cooling. For main lines of this size, the trench width
would be "3,500 mm wide. Branch sizes range according to assumed building connection load from 65
mm to 150 mm on the heating piping and 100 mm to 400 mm on the cooling piping. Trench widths for
branches are narrower, generally closer to 2,000 — 2,500 mm.
6.4 Energy Centres
Two energy centre scenarios were reviewed:
1. Conventional DES with gas fired boilers and electrical centrifugal chillers. Boiler and chiller
installation would be phased as required based on the system demand. The energy centre would
serve all loads identified in the Energy Park, MTSA, Southwest Courtice, and Southeast Courtice.
2. Low -Carbon DES serving all loads in the Energy Park, MTSA, Southwest Courtice, and Southeast
Courtice. Thermal generation would be provided by excess digester gas from the CWPC, steam
extraction from the DYEC, wastewater heat recovery at the CWPC, and peaking gas fired boilers
and electric centrifugal chillers.
In both scenarios, FVB has assumed that a single energy centre would serve the entire DES and has been
sized to allow for a maximum installed equipment capacity as required. If the DES were to expand beyond
what has been assumed in this report and require greater peak thermal demand, it is possible to add
satellite peaking energy centres throughout the system. These facilities would generally have less
expensive, less efficient equipment and would only operate to provide supplemental heating and cooling
capacity to the expanded system on the coldest and hottest days of the year, which would represent a
very small percentage of the overall annual energy. The location and required capacity of the peaking
facilities could be determined based on available land area and hydraulic analysis of the distribution
system.
6.4.1 Central Energy Centre: Location & Space Requirements
The Central Energy Centre (CEC), to serve the Clarington Energy Park DES will house the thermal
generation equipment. The thermal energy generated will be supplied to customer buildings connected
to the system for space heating, space cooling and domestic hot water heating.
In both energy centre scenarios, the plant has been located as a standalone building just north of the
CWPC. It is estimated that the following plant footprints would be required for each of the two cases:
1. Case 1: 1,693 m2
2. Case 2: 2,070 mz
6.4.2 Technical Concepts and Phasing
6.4.2.1 Energy Centre Phasing
The phased approached attempts to defer the outlay of capital until there is the load and corresponding
revenue stream to support that capital. The challenge with the phasing approach is to find the right
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balance between the economies of scale, design and construction effort, and the initial capital required
to provide the plant infrastructure to support the future phases.
The DES CEC plant infrastructure required for the full build -out would be installed during the first phase
with only the heating and cooling equipment required for the first phase demand installed within the
plant. Although it requires more capital to be expended at the beginning of the project, this is the most
practical method that avoids removing and upsizing equipment from phase to phase. Overall, the plant
has been phased so there is N+118 heating capacity and N chiller capacity at full build -out. The following
sections will provide a breakdown of the proposed equipment capacity at each phase. In Case 2 where
less conventional energy sources are provided, N+1 redundancy has been provided by including additional
gas -fired boiler capacity equal to or greater than the largest thermal source. In this case, this is the EFW
facility at 7.0 MW.
6.4.2.2 Case 1: Conventional DES
FVB has completed a baseline scenario utilizing gas fired boilers and electric, centrifugal chillers. While
this scenario does not optimally use the energy sources available in the Clarington Energy Park, it is
important to develop this case as it proves the viability of the DE system.
Because of the duration of the system buildout, the boilers and chillers installed in the first phase will
reach their end -of -life at the beginning of Phase 7. To minimize plant space and future maintenance costs,
it is proposed that when these units are replaced it is with larger units to meet the full buildout capacity.
Table 16: Case 1 Enerav Centre Buildout
Diversified Installed
Diversified Installed
Phase
Peak Heating Boiler Cumulative
Demand Capacity Installed
(MW) (MW) Boilers
Peak Cooling Chiller
Demand Capacity
(tons) (tons)
Cumulative
Installed
Chillers
•0 TR
18 N+ 1 Capacity represents the total installed capacity minus the largest boiler. This is the maximum load the
system can meet with any one boiler non -operational.
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6.4.2.3 Case 2: Low -Carbon DES — Serving the Energy Park, the Major Transit Station Area, Southwest
Courtice, and Southeast Courtice
While Case 1 is the most straightforward concept for an Energy Centre, it does not mean it is the better
solution long-term. With many municipalities declaring a climate emergency and carbon taxes being
raised at a federal level, there are many incentives to prioritise a system that reduces GHG emissions while
using a diversity of fuel sources. Clarington has several unique opportunities to leverage renewable
technologies for thermal generation right from the beginning of the system development through to the
full system buildout.
The proposed Low -Carbon DES would meet the same GHGI targets required of the building BAU buildouts,
previously outlined in Section 5, while leveraging easily accessible, low capital technologies right from the
inception of the system. An overview of the Energy Centre buildout is shown in Table 17.
Table 17: Case 2 Enerav Centre Buildout - Heatina
Heating Energy Centre — Case 2
Diversified Peak Heating Available
PhaseT D• ..city (MW) Source Breakdown
DYEC-7 MW, Steam Extraction to STM-HW HX
1 10.9 20 CWPC —1 MW, Excess Digester Gas
2 x 6 MW Natural Gas Boiler
2
18.9
27
Add 7 MW Natural Gas Boiler
3
26.0
39
Add 2 x 6 MW Natural Gas Boiler
4
32.6
44
Add 5 MW Effluent Heat Pump
5
36.0
49
Add 5 MW Effluent Heat Pump
6
41.1
54
Add 5 MW Effluent Heat Pump
Replace 2 x 6MW Natural Gas Boilers (Phase 1) with
7
46.9
60
2 x 9 MW Natural Gas Boilers
DYEC-7 MW, Steam Extraction to STM-HW HX
CWPC —1 MW, Excess Digester Gas
Full
46.9
60
2 x 6 MW Natural Gas Boiler
2 x 9 MW Natural Gas Boiler
3 x 5 MW Effluent Heat Pump
The first renewable technology that would be leveraged right from the beginning of the system build -out
is digester gas from the CWPC facility that is currently flared. The digester gas is a product of the anaerobic
digestion that is essential to the wastewater treatment operation, and its use is considered carbon
neutral. The 1 MW capacity shown is the nominal heating capacity available from the waste gas that is
currently being flared. However, it should be noted in the hourly model developed for the lifecycle costs
and GHG emissions the flared gas varies by season as shown in Section 4.1.3.
The second renewable technology, also implemented at the conception of the Energy Centre, is the use
of steam from the Energy -from -Waste (EFW) facility. This facility burns municipal waste to create
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12
10
8
� 6
0
4
2
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25
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electricity 24/7 year-round. It currently has a connection available for use by a district energy system of
around 7 MW that could be leveraged with minimal capital cost.
By Phase 4, the energy requirements of the DES are such that additional renewable technologies are
required to meet the Tier 4 GHGI target to match the BAU. Another unique opportunity exists to leverage
the heat trapped in the wastewater effluent being discharged by the CWPC facility. By using heat pumps,
heat can be extracted or rejected to the effluent water for heating or cooling respectively, depending on
the demand of the system. 5 MW of heating capacity is installed in each of Phases 4, 5, and 6 to continue
to meet the GHGI targets with increasing system demand.
A visual comparison of the make-up of the thermal generation in each phase is shown in Error! Reference s
ource not found.. Note that the capacity at full load of the technologies are shown - the actual
composition hour -by -hour may change based on maintenance requirements and variable fuel supply,
such as the effluent or digester gas.
P1 Heating Load Duration Curve P2 Heating Load Duration Curve
20
18
16
14
12
-- 10
0 B
6
4
2
0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 9,000 9,000
Hours
� NG Boilers � Heat Pump � EFW � Dig. Gas -Cumulative LDC
P3 Heating Load Duration Curve
35
30
25
20
a
0 15
10
5
0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 9,000
Hours
NG Boilers � Heat Pump � EFW � Digester Gas -Cumulative LDC
0 1,000 2,00o 3,000 4,000 5,000 6,000 7,000 8,000 9,000
Hours
� NG Boilers � Heat Pump � EFW � Digester Gas -Cumulative LDC
P4 Heating Load Duration Curve
0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 9,000
Hours
� NG Bailers � Heat Pumps � EFW � Digester Gas -Cumulative LDC
Figure 20: Thermal Generation Makeup for Each Phase
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40 1
35
30
_ 25
� 20
0
J 15
10
5
so
45
40
35
30
v 25
20
15
10
5
Durham Region / Municipality of Clarington — District Energy Study
P5 Heating Load Duration Curve
0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,0W 9,000
Hours
LNG Boilers � Heat Pumps � EFW Digester Gas -Cumulative LDC
P7 Heating Load Duration Curve
4s
40
35
30
25
0 20
15
10
5
FV/3
ENERGY MC
P6 Heating Load Duration Curve
0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 9,000
Hours
LNG Boilers � Heat Pumps EFW � Digester Gas -Cumulative LDC
0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 9,000
Hours
NG Boilers � Heat Pumps � EFW � Digester Gas -Cumulative LDC
Figure 20: Continued
On the cooling side, there is less of a requirement for leveraging renewable technologies as centrifugal
chillers operate from electricity at a high efficiency. However, the effluent heat pumps have capacity to
supplement the cooling load. In particular, when there is both a heating and cooling demand on the
system, the heat pumps can operate in a simultaneous capacity providing both heating and cooling to the
system for the same electricity consumption, for even greater GHG emission reductions.
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Table 18: Case 2 Enerav Centre Buildout - Coolina
Cooling
CoolingDiversified Peak .Capacity
Demand • •Breakdown
1
2,100 3,400 2 x 1,700 TR Chillers + Cooling Towers
2
3,470
5,100
Add 1 x 1,700 TR Chiller + Cooling Tower
3
4,880
5,100
4
6,170
7,740
Add 1 x 1,700 TR Chiller + Cooling Tower
Add 1 x 940 TR Effluent Heat Pump'
5
6,950
8,680
Add 1 x 940 TR Effluent Heat Pump'
6
8,250
9,620
Add 1 x 940 TR Effluent Heat Pump'
Replace 2 x 1,700 TR Chillers + Cooling Towers
7
9,700
11,320
(Phase 1) with 2 x 2,550 TR Chillers + Cooling
Towers
2 x 1,700TR Chillers + Cooling Towers
Full
9,700
11,320
2 x 2,550TR Chillers + Cooling Towers
3 x 940 TR Effluent Heat Pumps'
Note 1: Effluent Heat Pump capacity is based on 5 MW heating capacity and assumed COP of 3.0 heating/2.5 cooling. However,
limitations on the effluent discharge temperature (30°C max.) mean that there are times during the peak cooling season that the
actual capacity is less than the nominal tonnage. The cooling plant buildout has taken this into account when sizing the chillers
and cooling towers.
The makeup of the chilled water generation at full buildout is shown in Figure 21. The actual hourly output
of the heat pump may vary based on the availability of the effluent and the simultaneous heating load.
40
35
30
_25
0
0
J15
10
5
P7 Cooling Load Duration Curve
0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 9,000
Hours
Chillers Heat Pumps -Cumulative L0C
Figure 21: Chilled Water Generation Makeup
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7 Capital Costing
7.1 Capital Cost Estimate (Class D Estimate-25%/+50%)
The preliminary capital cost estimates for each phase of the proposed district energy system development
have been estimated based on FVB's costing templates and established unit costs, vendor and contractor
estimates. Class estimates are considered Class D, indicative-25%/+50%. Owner's contingency, soft costs,
and legal and easement fees are not included.
A summary of the capital costs for each element of the proposed DES can be found in Table 19 and Table
20.
7.1.1 Energy Centre
The Energy Centre is assumed to be fully constructed in the first year of the project, with major equipment
being added meet growth in system demand.
The plant concept assumes a new, purpose-built single storey (-10m) high building that houses the energy
centre with cooling towers situated on the roof.
7.1.1.1 Case 1: Conventional DES
The Energy Centre for Case 1 is estimated to require 1,690 mz of floor area. A summary of the capital
cost per phase is presented in Table 21.
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Table 21: Case 1 Energy Centre Capital Cost
Case 1 Energy Centre Capital Cost (2021$)'
Heating
Capacity (MW)
Heating
Plant
Cooling
Capacity (tons)
Cooling
Plant
Total
Phase
Phase 1
18.0
$ 16,394,000
3,400
$ 21,943,000
$ 38,337,000
Phase 2
12.0
$ 2,660,000
1,700
$ 3,510,000
$ 6,170,000
Phase 3
6.0
$ 1,344,000
0
$ -
$ 1,344,000
Phase 4
6.0
$ 8,911,000
1,700
$ 8,576,000
$ 17,487,000
Phase 5
0.0
$ -
1,700
$ 3,552,000
$ 3,552,000
Phase 6
6.0
$ 1,344,000
0
$ -
Phase 7
9.0
$ 6,174,000
1,700
$ 9,676,000
$ 15,850,000
Total
57.0
$ 36,827,000
10,200
$ 47,257,000
$ 82,740,000
Note 1: Includes Contractor OH&P, Construction Management Engineering (8%), and Contingency (20%). Does not include taxes.
7.1.1.2 Case 2: Low -Carbon DES
The Energy Centre for Case 2 is estimated to require 2,050 m2 of floor area. The additional space compared
to Case 1 is primarily for housing the heat pumps which have a large footprint. The cost per phase is
presented in Table 22.
Table 22: Case 2 Energy Centre Capital Cost
Case 2 Energy Centre Capital Cost (2021$)'
Heating
Capacity (MW)
Heating
Plant
Cooling
Capacity (tons)
Cooling
Plant
Total
Phase
Phase 1
20.0
$ 18,158,500
3,400
$ 24,810,500
$ 42,969,000
Phase 2
7.0
$ 1,876,000
1,700
$ 3,418,000
$ 5,294,000
Phase 3
12.0
$ 3,094,000
0
$ -
$ 3,094,000
Phase 4
5.0
$ 10,503,000
2,600
$ 9,333,000
$ 19,836,000
Phase 5
5.0
$ 3,899,000
900
$ 488,000
$ 4,387,000
Phase 6
5.0
$ 3,899,000
900
$ 488,000
$ 4,387,000
Phase 7
6.0
$ 3,923,000
1,700
$ 8,496,000
$ 12,419,000
Total
60.0
$ 45,352,500
11,200
$ 47,033,500
$ 92,386,000
Note 1: Includes Contractor OH&P, Construction Management, Engineering (8%), and Contingency (20%). Does not include taxes.
7.1.2 Distribution Piping System
The DPS capital cost assumes an open trench construction with a 1x4, 4-pipe configuration, a supply and
return pipe each for heating and cooling. It is assumed that the DES piping network would be installed as
part of the municipal service work in order to synergize with excavation, backfill, and final roadway
restoration work to keep capital costs down.
A stacked configuration, 2x2 configuration, for the distribution piping infrastructure may be investigated
if utility congestion in the roadway is a concern. This type of installation tends to increase capital cost and
installation time.
Table 23 shows the capital costing for the distribution piping system for both Case 1 and Case 2, serving
the entirety of the study area.
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Table 23: DPS Capital Cost
DPS Capital Cost (2021$)'
Trench
Length (m)2
Main Pipe
Branch Pipe
Total
$/tm
Phase
Phase 1
10,385
$ 60,549,000
$ 2,592,000
$ 63,141,000
$
6,080
Phase 2
4,310
$ 15,011,000
$ 2,528,000
$ 17,539,000
$
4,069
Phase 3
3,445
$ 11,559,000
$ 2,831,000
$ 14,390,000
$
4,177
Phase 4
2,070
$ 5,632,000
$ 1,982,000
$ 7,614,000
$
3,678
Phase 5
650
$ 1,178,000
$ 753,000
$ 1,931,000
$
2,971
Phase 6
1,185
$ 2,700,000
$ 1,371,000
$ 4,071,000
$
3,435
Phase 7
1,270
$ 3,572,000
$ 1,401,000
$ 4,973,000
$
3,916
Total
23,3151
$100,201,000
$ 13,458,000
$ 113,659,000
1 $
4,900
Note 1: Includes Contractor OH&P, Construction Management, Engineering (91%), and Contingency (15%). Does not include taxes.
Note 2: Includes length for main line and branch connections.
7.1.2.1 Exclusions
- Primary electrical service upgrades and electrical costs if required.
- Duties and taxes
- Cost of land acquisition, easements, and rights of way
7.1.3 Energy Transfer Stations
The capital cost for the Energy Transfer Stations includes the construction and installation of the ETSs
within each of the buildings. The ETS capital cost for both Case 1 and Case 2 is shown in Table 24.
Table 24: ETS Capital Cost
ETS Capital Cost (2021$)'
# of ETS's
(kW)
ETS Capital
Cost
Total
$/ETS
Phase
Phase 1
24
$ 5,978,000
$ 5,978,000
$
249,083
Phase 2
20
$ 4,983,000
$ 4,983,000
$
249,150
Phase 3
17
$ 4,269,000
$ 4,269,000
$
251,118
Phase 4
17
$ 4,417,000
$ 4,417,000
$
259,824
Phase 5
9
$ 2,194,000
$ 2,194,000
$
243,778
Phase 6
17
$ 3,884,000
$ 3,884,000
$
228,471
Phase 7
17
$ 4,058,000
$ 4,058,000
$
238,706
Total
121
$ 29,783,000
$ 29,783,000
$
246,140
Note 1: Includes Contractor OH&P, Construction Management Engineering (9%), and Contingency (15%). Does not include
taxes.
7.1.4 Assumptions
7.1.4.1 Owner's Soft Costs
Owner's Soft Costs were estimated as 2% and include legal, accounting, and development, as well as a
contingency cost.
7.1.4.2 Engineering Costs
Engineering Costs were estimated at 8% for the plant design and 9% for DPS and ETS design and includes
all engineering work during the design and construction process, including specialty consultants if
required.
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7.1.4.3 Construction and Design Contingency
A design and construction contingency has been included for at 20% for the plant capital estimate and
15% for the DIPS and ETS capital estimates due to the conceptual level of the project and uncertainty in
construction costs due to material and labour shortages and effects of the current pandemic climate.
7.2 Annual Operating & Maintenance Cost Estimate
The following section gives an overview of the fixed (labour, maintenance, etc.) and variable (gas,
electricity, water, etc.) operation and maintenance costs for each Case.
7.2.1 Case 1: Conventional DES
The operation and maintenance costs for the Case 1 DES are shown in Table 25 below.
Table 25: DES Annual Operating and Maintenance Cost Estimate At Full euildout — Case 1
DES O&M Component..
Heating Variable O&M19 $ 3,204,500
Heating Fixed O&M20 $ 765,700
Cooling Variable O&M21 $ 3,188,917
Cooling Fixed O&M22 $ 692,700
DIPS and ETS Maintenance $ 205,700
Carbon Tax $ 4,085,600
It was assumed that the price of natural gas for the plant is $5.50 / GJ based on Enbridge's Rate 6 structure.
This is based on actual cost data from a similar DE plant, and includes all supply, delivery, and carbon
costs.
For the conventional system, electricity cost was estimated based on the Class B rate structure. With
conventional equipment, the electrical peak of the plant coincides with the peaks used to assess Class A
Global Adjustment charges and therefore it does not present any cost savings. Based on the Class B rate
structure, the effective electricity price is $0.18/kWh and includes average monthly HOEP prices from
2020 and delivery & connection charges according to Hydro One.
Peak shaving using natural gas generators or solar PV with a battery storage system could reduce the
cooling variable O&M cost by reducing the effective cost of electricity; this would be investigated in
further stages of the DES design.
The natural gas boilers are assumed to have a seasonal efficiency of 85% and the electric boilers are
assumed to have an efficiency of 99%. The chillers are assumed to have a COP of 4.5.
Carbon tax is estimated using Canada's currently forecasted model of $50/tonne in 2022, increasing by
$15/tonne yearly until 2030 ($170/tonne). After 2030, it was estimated for this study that the carbon tax
19 Heating Variable 0&M costs include natural gas, electricity, makeup water, chemical treatment, and sewer costs
for the condensing boiler, electric boilers, and heat pumps for their contribution to heating.
20 Heating Fixed O&M costs includes major equipment maintenance, insurance, and operator and administration
costs.
21 Cooling Variable 0&M costs include electricity, makeup water, chemical treatment, and sewer costs for the
chillers, cooling towers, and heat pumps for their contribution to cooling.
22 Cooling Fixed O&M costs includes major equipment maintenance, insurance, and operator and administration
costs.
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increases at a rate of 2% each year. As there is a significant amount of natural gas used in the conventional
system this value becomes significantly detrimental to the success of the system in the long term.
7.2.2 Case 2: Low -Carbon DES
Case 2 is benefitted by the efficiencies of the effluent heat pump and the competitive cost of steam from
the EFW facility and waste digester gas. The operations and maintenance costs for this case are presented
in Table 26.
Table 26: DES Annual Operating and Maintenance Cost Estimate At Full Buildout — Case 2
DES O&M Component.. i
Heating Variable O&M $ 2,848,000
Heating Fixed O&M
Cooling Variable O&M
Cooling Fixed O&M
DPS and ETS Maintenance
Carbon Tax
$ 684,100
$ 2,092,900
$ 691,700
$ 205,700
$ 649,200
The stated assumptions for Case 1 continue to apply. The heat pumps are assumed to have a heating COP
of 3.0, a cooling COP of 4.0 (both varying with the effluent temperature), and a simultaneous COP of 5.0.
With the addition of the heat pumps, the electricity cost is estimated based on a Class A rate structure to
achieve some cost savings. The effective electricity price becomes $0.13/kWh without peak shaving and
includes average monthly HOEP prices from 2020 and delivery & connection charges according to Hydro
One. It is estimated that the Peak Demand Factor (PDF) of the plant at full buildout is 1.30x10-4 based on
the 2020 Ontario peaks.
Currently, Ontario's peaks occur in the summer and the electricity cost is mainly driven by the chiller
requirements. However, if the peaks begin to occur in the winter due to the increased electrification of
heating equipment, plant operations could be conducted such that heat pump use is reduced during these
peaks and natural gas boilers are favoured. Peak shaving using natural gas generators or solar PV with a
battery storage system could also reduce the heating and cooling variable O&M cost; this would be
investigated in further stages of the DES design.
The EFW plant is assumed to have an opportunity cost associated with the steam use by the DES as this
steam can no longer be used for generating electricity, and this cost would have to be covered by the DES
operator. Based on the current cost of electricity, the amount of steam used by the DES, and the efficiency
of the engine, the variable cost associated with energy use from the EFW is 2.09 $/GJ.
At this stage of the study, it is assumed that the Region of Durham would not charge the DES operator for
the use of the effluent. However, this is subject to change.
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8 Financial Analysis & Business Case
8.1 Glossary
Key Financial Terms:
• NPV (Net Present Value) is the different between the present value of the benefits of a project
and its costs.
• IRR (Internal Rate of Return) is defined as the interest rate that sets the NPV of the cash flows
of a project to zero.
• WACC (Weighted Average Cost of Capital) is the average cost of capital an entity must pay to all
its investors, both debt and equity holders.
• The discount rate is the interest rate used to determine the present value of future cash flows.
8.2 Cost of Capital and Capital Expenditure Escalation
This study does not assume the use of debt financing. However, recent market activity is indicative of a
low interest environment as investors seek safe yields. There is strong reason to believe that the cost of
capital will continue to be low for the foreseeable future.23 Based on FVB experience, the DE cost of
capital and discount rate is assumed to be 3.5%. DR/MoC may have an alternative discount rate they
would like to use, and future development of the DES business concept including the Owner/Operator
model can further address use of the most appropriate discount rate.
While the cost of capital will likely be low, the cost of construction and capital expenditures is likely to
rise substantially over the coming years. A lack of skilled construction laborers and materials shortages
will lead to higher future capital expenditure costs.24 Based on current industry trends, the capital
expenditure escalation rate is assumed to be 4.0%. In other words, the capital cost of new construction
is expected to rise more quickly than the standard CPI inflation rate of 2% annually.
8.3 Revenue: Business -As -Usual - Self -Generation
The Business -As -Usual cost and assumptions determine the target pricing for the DES service and the
potential revenue. To examine the feasibility of a District Energy System, it is important to consider what
the buildings would do if they were to operate "business -as -usual", or without a connection to a District
Energy System. Each building would have a small heating and cooling plant that would serve that
building only.
Various options for the business -as -usual (BAU) scenario are presented to meet the energy and emission
targets for each phase. The estimated BAU solution that buildings would choose in each phase was
outlined in Section5.
The estimated building energy tiers are consistent between the DES and BAU scenarios. The district
energy service is priced to be competitive with what the building would pay if a standalone self -
generation heating and cooling plant is installed. Therefore, the self -generation costs for the buildings
are estimated for the financial model.
2s https://www.bankofcanada.ca/rates/indicators/capacity-and-inflation-pressures/expectations/
24 https://www.theglobeandmail.com/business/industry-news/property-report/article-construction-industry-fears-
a-skilled-trades-shortage/
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8.4 Business As Usual Annual Self -Generation Costs
Customer buildings' BAU costs, otherwise referred to as standalone or self -generation costs, include the
total costs of owning, operating and maintaining heating and/or cooling in -building systems if it were
not connected to the DES.
The self -generation cost can be conceptualized as being comprised of two components:
1. Annual Operating and Maintenance (O&M) Costs. This includes fuel, electricity, other
consumables, onsite staff time and maintenance.
2. Capital Costs. For new buildings there are two components:
• The upfront capital cost avoided in having to build the space and initial cost to install the
heating and cooling equipment; and
• The avoided future replacement/sinking fund for equipment replacement.
The BAU costs were estimated for the potential customer buildings. Market -based district energy rates
are developed to be cost -competitive with the modelled self -generation costs.
8.4.1 Self Generation: Capital Cost
Due to the level of detail known about the buildings, as well as the high-level nature of the pre -
feasibility study, standard $/kW installed metrics for heating and cooling self -generation plants
developed by FVB through years of experience and completed projects were used to estimate the BAU
capital costs. These metrics were tailored based on the size of the individual buildings, the expected
installed capacity of each building for adequate redundancy, and the TGS v3 Tier (Table 15) they are
anticipated to meet based on the phase in which they are constructed. These capital costs are shown in
Table 27.
Table 27: BAU Capital Cost Summary
BAU Capital Cost Summary (2021$)
Pi
P2
P3
P4
PS
P6
P7
Year
2025
2030
2035
2040
2045
2050
2060
Number of Heat Pumps
Average Unit Capacity
0
0.0
19
3,904.1
17
3,302.3
17
3,700.5
11
1,819.2
14
2,307.4
18
2,379.1
Heat Pump Heating Capacity
NG Boiler Heating Capacity
Elec Boiler Heating Capacity
0
16,344
806
6,135
12,270
S75
4,687
10,188
570
5,011
0
9,784
2,419
0
4,838
3,899
0
7,799
4,804
0
9,607
Total Heating Capacity
17,150
18,980
15,445
14,795
7,257
11,698
14,411
Heat Pump Cooling Capacity
Chiller Cooling Capacity
0
8,877
7,199
6,079
5,500
5,680
5,879
5,451
2,838
3,074
4,575
5,509
5,636
6,236
Total Cooling Capacity
8,877
13,277
11,180
11,330
5,912
10,084
11,872
Heat Pump Heating Capital Cost
NG Boiler Capital Cost
Elec Boiler Capital Cost
0
13,937,000
5,013,800
3,564,000
12,356,300
4,153,600
2,723,050
9,919,800
4,148,100
2,910,600
0
15,561,700
1,404,700
0
8,286,300
2,263,800
0
11,667,700
2,789,600
0
14,194,400
Total BAU Heating Capital Cost
18,950,800
20,073,900
16,790,950
18,472,300
9,691,000
13,931,500
16,994,000
Heat Pump Cooling Capital Cost
Chiller Capital Cost
0
13,910,000
3,240,000
9,947,000
2,475,500
9,256,000
2,646,000
9,138,000
1,277,000
5,194,000
2,058,000
8,337,000
2,536,000
9,450,000
Total BAU Cooling Capital Cost
13,910,000
13,187,000
11,731,500
11,784,000
6,471,000
10,395,000
11,986,000
Total BAU Capital Cost
Total Cumulative BAU Capital Cost
32,860,800
32,860,800
33,260,900
66,121,700
28,522,450
94,644,150
30,256,300
124,900,450
16,162,000
141,062,450
24,326,500
165,388,950
28,970,000
194,358,950
Heating FTEOperator Staff
Cooling FTEOperator Staff
2
2
3
3
3
3
3
3
3
3
3
3
3
3
Number of Buildings
25
19
17
17
11
14
18
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8.4.2 Self Generation: Operating and Maintenance Cost Estimate
Table 28 shows the estimated fixed and variable heating and cooling costs for the full buildout of the
Clarington development if each building had a standalone solution rather than being connected to a
centralized DES.
Table 28: BA Annual
Heating Variable O&M`
Heating Fixed O&M21
Cooling Variable O&M21
Cooling Fixed O&M21
DPS and ETS Maintenance
Carbon Tax
and Maintenance Cost Estimate
$ 12,289,300
$ 1,515,300
$ 3,411,800
$ 1,355,800
N/A
$ 1,220,900
It was assumed that the price of natural gas for the plant is $7.00 / GJ based on Enbridge's Rate 1
structure.
The electricity rate for this pre -feasibility study was assumed to be Class B with an effective cost of
$0.18/kWh.
The natural gas boilers are assumed to have a seasonal efficiency of 75% and the electric boilers are
assumed to have an efficiency of 99%. The chillers are assumed to have a COP of 3.5. The ASHPs are
assumed to have a COP that varies with the outside air temperature according to data from the
manufacturer.
Carbon tax is estimated using Canada's currently forecasted model of $50/tonne in 2022, increasing by
$15/tonne yearly until 2030. After 2030, it was estimated for this study that the carbon tax increases at
a rate of 2% each year.
8.5 Financial Model
8.5.1 General
The key inputs to the financial model are:
1. Project phasing, load and capital estimates, which vary from project to project and for different
phases within projects, i.e. contracted capacity (in kWt or tons) and capital (in $ millions).
2. Capacity charges that have been determined through a BAU cost analysis to be competitive for
the subject scenario (i.e. $ per contract ton per month or $ per contract kWt per month).
3. Operating assumptions using typical default values and ratios for operating costs per unit of
energy or unit of installed capacity, which are largely the same between all projects, being
21 Heating Variable C&M costs include natural gas, electricity, makeup water, chemical treatment, and sewer costs
for the condensing boiler, electric boilers, and heat pumps for their contribution to heating.
26 Heating Fixed O&M costs includes major equipment maintenance, insurance, and operator and administration
costs.
2' Cooling Variable 0&M costs include electricity, makeup water, chemical treatment, and sewer costs for the
chillers, cooling towers, and heat pumps for their contribution to cooling.
28 Cooling Fixed O&M costs includes major equipment maintenance, insurance, and operator and administration
costs.
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adjusted from time to time as energy prices change or experience leads to the recommendation
of different ratios.
8.5.2 Thermal Revenue
8.5.2.1 District Energy Rates
District energy rates are the charges the customer building's pay for the DES service. They are developed
based on a virtual plant model as if the building were not connected to the district energy system (refer
to Section 8.3 and Section 8.4 above).
It analyses the capital costs and operation and maintenance cost for a stand-alone building system to
generate the building's space heating, space cooling and/or domestic hot water (DHW) needs.
The self -generation costs determine the district energy rates which are generally comprised of two
components:
1. The Energy Charge - The annual energy charges are based on the annual energy consumption,
current utility rates and the equipment efficiency expected to be achieved in the self -generation
scenario.
2. The Capacity Charge - The Capacity Charges are based on the standard rates applicable to
the load for heating and cooling.
The following figure shows the relationship between the Self -Generation and district energy rate
structures. District Energy Rate Structure 1 involves an energy charge and capacity charge. District
Energy Rate Structure 2 involves a one-time connection fee to cover capital costs, reducing ongoing
rates.
Self -Generation
District Energy Rate
District Energy
Structure 1
Rate Structure 2
Capital
Fixed Capacity
Connection Fee
Fixed Capacity
O&M
Variable Energy
Variable Energy
Variable Energy
Figure 22: Self -Generation Costs vs. DE Rate Structure
The rate structure is assumed to utilize a fixed capacity charge and a variable energy charge structure
(Rate Structure 1 shown in Figure 22 above). The fixed capacity charge assumed in calculating the
revenue in the financial model is set equal to the BAU fixed costs and the sum of the BAU capital costs
discounted at the DE discount rate. In other words, the capacity charge is determined to be the heating
or cooling capacity multiplied by the calculated capacity charge such that the sum of heating or cooling
capacity charges over the course of the —25 year modeling period equal the NPV of the BAU capital costs
using the DE discount rate. It is important to consider that capacity charges are representative of fair
and competitive pricing, but are not an edict or mandate in any way — in reality, an Energy Service
Agreement (ESA) will be negotiated for each customer to address their specific needs and
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circumstances. An indicative rate for the first year of connection for Case 1 and Case 2 is presented in
Table 29.
Table 29: District Energy Rate Summary — Heating and Cooling Energy29
CoolingDES Charges Heating
Energy 72.01 $/MWht 70.82 $/MWhc
Capacity 181.53 $/kW 192.86 $/kW
The capacity charge rates are set to be competitive against the annualized fixed cost of conventional
heating and/or cooling. A capacity charge of $182 kW/year for heating and $193 kW/year for cooling is
based on the calculated avoided fixed operation and maintenance cost and avoided capital of the
business -as -usual case, and represents the estimated average of the rates charged to each building.
These will be refined as the design process for the Clarington DES continues, further feasibility studies
are completed, and conversations with developers in the area to be served by the DES are carried out.
These serve as a starting point to highlight the baseline cost savings of the DES over the business -as -
usual scenario and are used in this pre -feasibility study. The actual rate charged to each building will
depend on many more factors, including the actual BAU design and anticipated equipment composition
of the building.
8.5.2.2 Thermal Revenue Assumptions
To calculate the thermal revenue in the financial model, the calculated Capacity Charge is multiplied by
the peak heating and cooling demand in each year, and the Energy Charge is multiplied by the total
heating and cooling energy for that year. The peak demand and annual energy are calculated in the
technical model and only increase when a new phase comes online.
The Capacity Charge and Energy Charge are assumed to increase by the standard CPI inflation rate of 2%
annually.
8.5.3 Financial Results
8.5.3.1 Case 1: Conventional DES Business Case
The results of the financial model for Case 1 are shown in Table 30. The Case 1 DES presents a return on
investment of 7.2%.
This is considered a good business case. The business case would be aided by higher density
development and a faster buildout.
The biggest detriment to the Case 1 business case is the assumed carbon tax. While the capital cost for
the energy centre is less than if renewable technologies were implemented like in Case 2, the fact that
29 Year 1 of occupancy.
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the BAU has significantly less GHG emissions coupled with an aggressive carbon tax is a detriment to the
business case.
8.5.3.2 Case 2: Low Carbon DES Business Case
Case 2 presents a similar business case than the conventional system and falls within the 6-8% range
that is considered a good business case for District Energy. The operating costs are significantly better
long-term due to the carbon reduction. It is hindered by the increase in capital required to implement
the renewable technologies, but it also presents lower fuel costs, operational and maintenance costs,
and associated carbon costs than the BAU scenario.
8.5.4 Improving the Business Case
The results of the financial analysis show there is a decent opportunity for District Energy in Clarington,
aided by the abundant energy resources but challenged by the relatively low density and distance
between development nodes. The business case could be improved by the following elements.
8.5.4.1 Heat Recovery from on SMR
OPG has recently announced development of an SMR in the DNGS vicinity. As mentioned in Section
4.1.1, this consistent, high -temperature heat source would have a positive impact on the business case
while significantly lowering the GHG emissions of the DES. Not enough information was available at the
time of this report to include this as an energy generation source, but if MoC and DR are considering
moving forward with District Energy, it is highly recommended that there is coordination with OPG to
incorporate heat recovery capabilities as part of the construction of the SMR.
8.5.4.2 Decreasing Development Timeline
A longer buildout timeline negatively affects the business case as returns on capital, particularly for the
DPS infrastructure and the Energy Centre building costs, are delayed until buildings come online and
begin generating revenue for the system. The business case would improve if the number of phases
were reduced, or if the time between phases is reduced.
8.5.4.3 Increased Density
Several parts of the Clarington development, particularly outside the MTSA, are planned for a much
lower density than typically seen in Canadian District Energy Systems. Townhouses, detached homes,
and low-rise residential blocks are less benefited by a DES than high-rise residential buildings or high -
density office towers, as they have lower demand and energy for the installed DPS and Energy Centre
infrastructure. Higher density throughout the area would allow for a better return on capital through
revenue generated from the connected buildings.
8.5.4.4 Solar PV Power
The land around the EFW and wastewater treatment plant is largely undeveloped and relatively flat.
There is potential for the installation of a large array of solar PV panels for generating electricity that
could be used to power the Energy Centre. While this wouldn't be enough to fully power the system,
particularly in the winter, it would allow for peak shaving under Class A, which would reduce the
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average electricity price, and would also allow for clean energy use when the grid is at its peak emission
levels.
8.5.4.5 Peak Shaving Generators
Another option for peak shaving is the installation of natural gas generators. While the use of these
would increase emissions somewhat, effective peak shaving typically only requires the generators are
deployed for thirty hours over the course of a year to ensure the peaks are properly captured. The
generators would also be able to provide emergency backup in the case of an electrical back-up, which
could be necessary when the heating system relies on the effluent heat pumps. There is increasing
availability of shared savings agreements with generator manufacturers, where rather than paying a
capital cost or a lease payment, the savings shared due to peak shaving are split between the plant
owner and the generator vendor.
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9 Environmental Benefit
9.1 Greenhouse Gas Emissions Savings
To calculate the greenhouse gas emissions of both the District Energy and the BAU cases, the following
emission factors were used.
- Grid Electricity: Hourly Average Emissions Factor (AEF) for Ontario published by the Toronto
Atmospheric Fund (TAF).30 Yearly average is 31 kg CO2e/MWh,.
- Natural Gas: 176 kg CO2e/MWhg31
Combustion of digester gas has been assumed to have green house gas emissions of 0 kg CO2e/MWh
because this gas is typically flared by the facility. The DES concept assumes that only the gas that would
traditionally be flared is used for generating thermal energy, and as a result, there is no net increase in
the GHG emissions as compared to flaring.
The greenhouse gas emissions for thermal energy recovered from the EFW facility have been assumed to
be 0 kg CO2e/MWh since there would be no net change to the amount of waste that is combusted by the
facility (which is capped at 140,000 tonnes per year and proposed increase to 160,000 tonnes per year)
and therefore no increase in the facility's emissions. Heat extraction for DE would have a minimal impact
on the facility's electrical output, which has been captured in the opportunity cost as described in Section
4.1.2.
Table 32: Annual GHG Emissions Compared to BAU at Full Buildout
Business as Usual 11,054 9.02' -
Case 1: Conventional DES 28,721 23.44-17,667
Case 2: Low Carbon DES 4,564 3.73 6,490
Note 1: GHGI in this table represents the total at full buildout. It will not necessarily match the TGS Tier 4 standard as it
incorporates buildings constructed to meet less stringent standards.
9.2 Other Environmental Benefits, Synergies, and Considerations
1. Opportunities and heat available for snowmelt operations: sidewalks, parking lots, bus depot and
transportation hubs can benefit from reduction in salting and snow clearing efforts, improved
accessibility and public safety.
2. Roof space for most buildings would be more congenial without stacks and cooling towers. The
roof might thereby be used as common areas for the enjoyment of building occupants, green roof,
implementation, solar PV/solar thermal, rainwater harvesting.
3. Provide opportunities to utilize waste heat producers.
4. Increase energy literacy starting with demand -side reductions and improving supply side
efficiency.
5. Supports small local power generation/cogeneration and micro -grid strategies for backup power.
31 Source: "A Clearer View on Ontario's Emissions", June 2019
31 Source: "National Inventory Report — 2021 Edition — Part 2"
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10 Conclusions
Durham Region and the Municipality of Clarington have an excellent opportunity to develop a low carbon
district energy system to serve the Clarington Energy Park and surrounding secondary plan areas. This
study investigated two possible district energy concepts — one conventional system with gas fired boilers
and chillers (for comparison) and a low carbon DES. The Low Carbon District Energy case is an excellent
example of a 4tn Generation District Energy System, particularly due to its low distribution temperatures
which allows it to efficiently tap into the numerous local thermal energy sources. Both cases present good
business cases, indicating that District Energy should be pursued as part of this development.
Availability of the many viable alternative thermal energy sources (energy from waste, effluent heat
recovery, excess digester gas) within such a small area is unique to Clarington and allows the Low Carbon
DE scenario investigated to present similar business case to the conventional district energy scenario,
while simultaneously offering significant overall carbon emissions reductions.
FVB recommends completing further work developing the Case 2 Low Carbon DE scenario once more
detailed information on projected developments and development timelines are known.
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11 Next Steps: DES Implementation Strategy
11.1 Task 1 - Develop DES Business Concept
The first task is to confirm the Owner/Operator model and establish suitable governance for a
commercial DES system or utility (e.g. relationship with shareholders and funders). Key questions to
consider include:
• Who will own the plant and distribution system?
• Who will operate the system most effectively to benefit the community?
• Who has access to potential sources of private financing or government grants?
• Can capital costs and financing responsibilities to be shared?
From FVB's experience, it is understood that building owners/developers want a clear understanding of:
• What the DES service being provided is.
• Who are they dealing with?
• That the service is fair and the process transparent.
• That the DES service will meet their project timeline.
• That the service is cost competitive.
• What are the benefits and where do goal align?
Identify DES engagement strategy:
City/Regional Role - Effective DES implementation requires a proactive role by the City/Region. Staff will
need to articulate the rationale and role of the City/Region and requirements of these roles to all
departments, the City Chief Administrative Officer (CAO) and ultimately City/Regional Council. The
City/Regional staff at every level must understand that they are instrumental to the ultimate success of
the DES implementation.
A senior staff person should be assigned to play the lead role in the establishment of the DES business
structure, as well as negotiating the terms of a hybrid model if that is the Town's preferred option. This
individual would also be required to make the case to internal approval authorities for any specific
monetary or in -kind contribution.
Authority to execute the City/Regional roles should be sought from Council. Having established a
responsible entity to take carriage of the project, the assigned representatives would be duly authorized
to execute the balance of the implementation plan as outlined below.
Prior to the commencement of marketing, an initial business plan should be developed with a project
schedule, costs/revenue projection, and draft sample Memoranda of Understanding (MOU's) and
Thermal Energy Service Agreements (TESA's) for customers.
Key Stakeholders — Identify and involve key stakeholders who may benefit from the establishment of a
DES in Clarington. Tours of successful district energy systems, workshops, and shared experiences with
other building owners and operators are an effective way to involve community stakeholders and
familiarize them with district energy.
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• City Councillors Regional/Provincial Government Officials
• Developers/Landowners
• Local Residents and Residential Organizations
• Business Groups
• Energy Managers, Organizations and Environmental Groups
• General Public
• DES Developers
• Internal City / Regional Groups such as Water, Municipal Infrastructure, Roads, Building
Operators, Planning/Policy
• Others: Enbridge, IESO, Elexicon, Metrolinx
• Key Community Members
Benefits to the Communitv - It is important to communicate a concise clear message based on:
1. Adding Value to the City/Region
2. Strengthening the local economy
3. Improving energy efficiency and energy security
4. Offering a cleaner means of meeting (thermal) energy demands
5. Providing energy flexibility and resilience.
Understand Barriers to DES Implementation:
• Low energy prices.
• Lack of capital: community energy systems are capital intensive.
• Economics: requirement for short term paybacks on energy investments.
• Lack of technical and DES business knowledge by companies, policy makers.
• Need for effective policy incentives to stimulate investment in energy.
• Lack of buy in from "all" stake holders including multiple levels of government, developers, local
utilities, building owners.
• Understanding of the true cost of energy production — capital & operating and maintenance.
• Little benchmarking and measurement in the HVAC industry to understand efficiencies and
performance.
Funding
Funding opportunities can start to be investigated for further development of the DE concept and re-
assess the feasibility of the system as additional planning information becomes available, particularly in
regards to the current uncertainty regarding development timelines within the MTSA. Funding
opportunities may have a factor in the owner/operator model chosen. FVB has had success with the
following funding sources for grants and low -interest loans for low carbon district energy projects:
• The Federal Confederation of Municipalities' (FCM) Green Municipal Fund (GMF)
o Funding for GHG reduction pathway feasibility study. Provides a grant for a portfolio of
buildings to a maximum of $200,000 to cover up to 80% of eligible costs.
• Low Carbon Economy Fund (LCEF)
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o $2 billion fund leverages investments in projects that will generate clean growth and
reduce greenhouse gas emissions.
• Canada Infrastructure Bank (CIB)
o Provide accessible debt financing for projects leading to greenhouse gas reductions over
the projected life of equipment financed and create employment.
11.2 Task 2 — DES Marketing
DES Marketing is the process of teaching consumers why they should choose a connection to a district
energy provider over continuing with a standalone heating/cooling system for their building. Marketing
is a form of persuasive communication which includes creating the product or service concept,
identifying who will be DES customer buildings, promoting it, and moving it through to a connection
agreement. The DES marketing phase involves increasing awareness and demonstrating viability.
The most important building owners/developers to approach would be the City, Region, and Province.
Staff and decision makers responsible for heating and cooling of all publicly owned buildings identified
as potential connections should be engaged in preliminary discussions aimed at introducing the
possibility connection to DES.
The potential value to the City/Region should be stressed and the planned process for establishing the
DES business explained, including the expected schedule. An important outcome of this activity would
be to gain the cooperation and participation of each building owner/operator in the establishment of
the DES along with commitments to coordinate their planning activities with the DES activity.
DES marketing, learning, and increasing know how will continue to be an on -going effort.
11.3 Task 3 - Refine the Technical Concept Further
The DES technical concept should be detailed further based on the results of discussions with the
building owners/developers. This effort would include investigation into the following:
• Commitment of the site identified for the energy centre, coordinate with architectural and
development team if energy centre will be embedded in a building.
• Technical planning and coordination will occur with the overall site planning.
• Identify coordination required and potential synergies with other ongoing infrastructure
development work in the targeted development areas.
• Analysis of wastewater treatment effluent to confirm suitability and capacity of effluent stream.
• Review building energy models and identify simultaneous heating and cooling opportunities to
increase effectiveness of effluent heat recovery.
• Investigate utility servicing required for energy centre including natural gas service, electrical
connection, water, etc.
• Preliminary review of Environmental Compliance Approval requirements related to air emissions,
noise assessment, and use of cooling towers.
• Refine technical concept design and improve cost estimate class.
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11.4 Task 4 - Project Review
Stock would be taken of the prospects and suggested character of the DES as informed by ongoing and
previous efforts. An especially important step would be to solicit comments on the current effort from
buildings owners/developers, as these will form the basis of MOU's that they will be asked to sign. The
list of prospective customer peak loads and energy use, and consequently the cost/revenue may be
revised as a result of this work.
11.5 Task 5 - Develop Project Technical Definition
Based on a primary review of likely customers, the Project Technical Definition (PTD) should be
developed. (This is sometimes contained in a Design Basis Document). The PTD will include initial sizing
of equipment, schematics and layouts, including pipe route and sample pipe details. More refined
capital cost estimates would be developed from the PTD.
Based on the projected customers' avoidable costs and discussions with the landowners/developers, a
pricing structure will be developed. The pricing structure and capital cost estimates will be used to
develop the project business case and review of risks.
11.6 Task 6 - Obtain Customer Commitment
With a solid business plan (including pricing) in hand, presentations will be made to
landowners/developers aimed at securing sign -off of MOU's. Explanations will be given describing what
it means for a building to be connected to district energy from both a technical and business
perspective. The key pricing message will be the concept that district energy will cost no more than the
business as usual alternative but will provide better value for money through risk mitigation and service
reliability. In a standalone situation, the building owner/operator assumes all risk of faulty equipment
and operator error. By connecting to a DES, building owners transfer this risk to the CES owner.
The landowners/developers will be asked to sign -off on MOU's, in acknowledgement of draft TESA's that
will also be presented to them.
In FVB's experience, the execution of TESA's can be a time-consuming process. MOU's provide the DES
developer with some assurance of customer commitment to support application for capital approvals
and construction financing, even while final customer review and execution of TESA's are in process.
11.7 Task 7 - Finalize Project Definition
The Project Technical Definition and business plan will be reconfigured as necessary in accordance with
the MOU's. This may include some refinement to the pricing and consequently revenue projections.
The final business plan should include confirmation of business and financing structure, governance,
pricing, cost/revenue projection, project schedule, risk management plan, environmental and social
performance and samples of MOU and TESA.
At this stage a go or no-go decision for development of a DES may be made, and if positive would move
into a detailed design and implementation phase.
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Durham Region / Municipality of Clarington — District Energy Study
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11.8 Task 8 - District Energy Ready Infrastructure
One of the most common concerns of prospective DE investors is the extent to which enough customers
are committed to subscribe to the service. Therefore, the best thing the City could do to facilitate
realization of the benefits of DES is to encourage buildings to connect to the DES.
The City is well positioned to be effective in this role through its relationship with real estate developers.
Representatives of the City can engage developers in discussion about the mutual benefits of DES. In
areas where DE service is, or may, become available, the development approval process might be used
to require or incentivise large, new buildings to be constructed in a way that are at least "DE -ready".
New developments and sub -division plans can include space reserved in right of ways for DE
infrastructure or it can be installed as part of the municipal servicing. These initiatives can be developed
through planning and policy.
11.9 What's in it for Developers? What's in it for the City/Region?
11.9.1 Resiliency and Reliability
Central energy systems are very reliable, and the buried infrastructure reduces susceptibility to extreme
weather events such as tornadoes and ice storms. The use of local and diverse energy sources increases
energy security and resilience.
11.9.2 Environmental and Energy Efficiency
The economies of scale and centralized nature of DES enables a highly flexible and adaptable fuel and
technology mix to be used which increases the opportunity to use local waste energy streams and
implement low -carbon energy sources. In addition, purpose built and operated central energy facilities
together with combined thermal loads allows primary fuel sources to be used more efficiently thereby
reducing GHG emissions. Buildings connecting to district energy systems demonstrate environmental
and energy leadership and a commitment to combatting climate change.
11.9.3 Flexible Building Design
Reduces mechanical and electrical service and rooftop space that would have housed boiler and chillers,
cooling tower and boiler stacks / chimneys. Space can be used for amenity and community space, green
roofs, rainwater harvesting, solar PV/thermal initiatives. Reduction in noise, vibration, and on -site
building emissions.
11.9.4 Reduced Costs
Building owners can defer capital dollars and upfront/replacements costs for purchasing boilers and
chillers. Also lowers risk due to capital and operating costs from boilers, chillers, heat pumps, radiators
and cooling towers. Eliminates onsite fuel and reduces building electrical load.
11.9.5 Local Economy Boost
District Energy Systems are infrastructure projects that can create and enhance a local energy market
and industry, creating jobs during construction and requiring operators and services.
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11.9.6 Consumer and Public Safety
District Energy Systems significantly reduce the risk of Legionella bacteria by eliminating the need for
cooling towers. It also eliminates the risk of carbon monoxide poisoning from boilers. Furthermore,
connecting to a DES allows for public spaces such as community centres, schools, and libraries to have
the capability of being utilized as emergency centres in the case of environmental disasters and other
incidents of local crisis.
Figure 23: Summary of Benefits to Key Stakeholders from a DES
Business Sense • Cost savings, deferred capital costs
& Economic • Energy savings, stabilized energy costs
Development • Alternative income stream, waste fuel
sources
Energy • Energy reliability and flexibility
Security • Increased efficiency and conservation
• Reduce impact from loss of heating and
cooling that can affect productivity
Environmental • Green image/marketing, environmental
and Other stewardship/leadership
• Architectural opportunities: roof free for
amenity space, green roof,
• Renewable opportunities: roof free for
solar thermal/PV
• Increase comfort from hydronic heating
and possibly radiant floor heating
• Improved air quality + health benefits
• Potential to provide green roof space
Page 65 of 70
• ROI, local economic development
• Job creation, risk mitigation
• Infrastructure asset
• Increase urban densification and planning
• Increases potential for uptake of waste
heat and renewable energy sources
• Increased energy security and resilience
with local energy production and future
proofing
• Fuel flexibility
• Potential to develop local fuel sources
• Lower demand on existing gas/electricity
infrastructure
• Reduced electrical peak demand
• Environmental benefit from efficiency,
CO2e GHG reduction
• Helps to meet GHG reduction targets and
fuel conservation methods
• Can reduce water usage in cooling systems
• Promote energy awareness
• Synergy with potential storm water
reduction strategy
Durham Region / Municipality of Clarington — District Energy Study
Appendix A Secondary Plan Area Load and Phasing Maps
Document List:
• A.1 — Major Transit Station Area (MTSA)
• A.2 — Southeast Courtice Secondary Plan Area
• A.3 — Southwest Courtice Secondary Plan Area
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Durham Region / Municipality of Clarington — District Energy Study
A.1 Major Transit Station Area
FVB Density and Building Make -Up Assumptions
Clarington Major Transit Station Area
Page 67 of 70
LEGEND
MId�H gh-Rlse
0 owlMd-Rise
pTownhouse
• OH'ce
■ Schml
• Community Cernre
OGO Station
ONorvResidernial
F 3
ENERGYINC
Durham Region / Municipality of Clarington — District Energy Study
A.2 Southeast Courtice Secondary Plan Area
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Durham Region / Municipality of Clarington — District Energy Study = ,aVB
ENERGY INC
A.3 Southwest Courtice Secondary Plan Area
1=VB Density and Building Make -Up Assumptions
MC.21 Phase 2 - - — --- _ MC-23 - Phase 4
200 Units .� 100 Units
MC.22 -Phase 3 \'-
100 Units ->
DOWN CRESCENT ( , I '� �
Medium Density Residential
EXISTING �.
GOWN CNESCENT --
TH.413 - Phase 2
76 Units
ccArvoviEw oaivE
Phase 3
Low Density Residential �! 40 Units
1 I
CP
ES -Phan
400 S
3 40O Students
SOUTHGATE 01INE
1- Phase 2�
Students
0
FFNAING UNIVE ENTENS1ON
\. MC.20 - Phase 1
200 Units
LC.44 -Phase 4 !xs� — - U
100 Units f O O
� LC.41 - Phase 1
LC.43 - Phase 3 100 Units
100 Units cv way
LC.42 - Phase 2
1 DO Units
LEGEND
cP Community Park
® Neighbourhood Park
Q Parkette
0 Stormwater Management Facilities
Q Cemetery
Q Other Green Spaces
100 Units
Q utility
Q Low Density Residential
Q Medium Density Residential
Q High Density Residential
C) Neighbourhood Commercial
p Environmental Protection Area
Schedule A - Land Use
Bayview (Southwest Courtice) Secondary Plan
Page 69 of 70
® Special Study Area
I Preferred School Site
•> Key View Corridors
_} Prominent Intersections
Q Former Employment Lands
(Area designated PSEZ and proposed for
conversion to permit residential uses)
0 500m
® 1 1 1 1 1 1
Area Scale May Za77
0.1267in2lha
Durham Region / Municipality of Clarington — District Energy Study
Appendix B Concept Drawings
Document List:
• SK-1238-001: Heating / Cooling Concept Schematic (1 pg.)
• SK-1238-100: District Energy Piping Overview (1 pg.)
• SK-1238-101: Plant Concept Layout (1 pg.)
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18000
OUTFALL
PIPE
I
I
I
I
I
I
I
I
TO LAKE
HEAT PUMPS
PH4 - 1 X 5,000
PH5 - 1 X 5,000
PH6 - 1 X 5,000
WATER-COOLED
COOLING TOWERS
CENTRIFUGAL CHILLERS
PHI - 2 X 6,000 kW
PH7 - REPLACE WITH
2 X 9,000 kW
I
I I
I
I I
L-------- ---- ------------------------------------------------ DHR
NOTES:
1. DRAWING IS A CONCEPT ONLY AND DOES
NOT CONSTITUTE ALL
MECHANICAL/ELECTRICAL EQUIPMENT
REQUIRED.
LEGEND
®
PUMP
FLOW DIRECTION
VARIABLE
VFD
FREQUENCY
DRIVE
STAMP:
m '
REVISIONS
JAN 24/22 REVISED STUDY CONCEPT B
NOV 5/21 STUDY CONCEPT
ONCEPT A
REMARKS NO, INIT.
This document the property of FVB Enerogy Inc. nd
the information hereon is not to be used cop, d
cepl for the pecific prof' t it was ued, without
the written-thorimtion of eFVB Enerayslnc.
CLIENT:
Clad"a
CONSULTANT:
FV/3
E11ERGYNC
3901 HIGHWAY #7; SUITE 300
VAUGHAN, ONTARIO L4L 81_5
TEL: (905) 265-9777
PROJECT TITLE:
CLARINGTON DISTRICT ENERGY
SHEET TITLE:
HEATING/COOLING CONCEPT
SCHEMATIC
OWN: E.CAI I JOB NO.: 221238
APPR: DATE: NOV 2021
DWO
SK-1238-001
DE
PLANT
TUN'R
DISTRICT ENERGY PIPING OVERVIEW
R " ■� • I� •.n 7r�t
VP
O
ED
ENERGY DR IfO
z
m
i EFW
(7MW)
0
r
F
e�OcFRcy
DARLINGTON ENERGY
COMPLEX (EXISTING) �, �.w , ■
i AND
FUTURE OPG EXPANSION rr•�
r
far
per vr;� r�, •� ...,
--�
` 9l
M DHS LPS FROM STEAM TURBINE
EXTRACTION PLANT
•
DHR CND TO ATMOSPHERIC
DRAIN TANK
EFW STEAM-TO-HW HEAT EXCHANGER
1
DHS HWS
FROM BOILERS
DHR HWR
TO BOILERS
COURTICE WPCP DIGESTER GAS BOILERS
HEATEXCHANGER
0 10 40 80 200
SCALE 1:2000
LEGEND
❑
EXISTING BUILDING
❑
NEW BUILDING
DISTRICT ENERGY HEATING PIPE
DISTRICT ENERGY COOLING PIPE
STAMP:
CONCEIDTIJ
DESIGN
REVISIONS
1AN 26/22 REVISED STUDY CONCEPT B
VOV 22/21 STUDY CONCEPT A
DATE REMARKS N0. INIT.
This tlo<ument 1. the property f NB Enerogy Inc. nd
the formation hereon is of to be urd pee
c pt for the pecific pro- t it was ued. without
the ritten authorization of PVB Energy Inc.
CLIENT:
ClaboOP
CONSULTANTALMW
-V�/3
G�V ■
3901 HIGHWAY #7; SUITE 300
VAUGHAN, ONTARIO 141 815
TEL: 905 265-9777
FAX: 905 265-1756
PROJECT TITLE:
CLARINGTON DISTRICT ENERGY
STUDY
SHEET TITLE:
DISTRICT ENERGY PIPING OVERVIEW
DGN: A.HENDERSON SCALE: N.T.S.
OWN: E.CAI JOB NO.: 221238
APPR: DATE: NOV 2021
SK-1238-100
WATER
F E
D C B
A N
6
OVERHEAD DOOR
0 g
DISTRICT PIPES
5500 CLG/4000 HTG
CHANGE/
LOCKER ROOM WASHROOM
\ /
WATER TREATMENT
o
o
STORAGE/OTHER
AND UTILITIES
x
LUNCH/MEETING
ROOM CONTROL ROOM
/ \
® C
O O
HYDRO
DU CT BANK
LILER 9,000 1 0
kW
HIGH VOLTAGE
MID/LOW VOLTAGE
ELECTRICAL ROOM
DISTRIBUTION
ELECTRICAL ROOM
PUMPS
MR3
®
BOILER #1 PHASE 1 O O
PHASE 2
9,000 kW BUILDING
UILDING
o
o
q
CHILLER #2 0
9,000 kW
HEAT PUMP #1
5.000 kW
HEAT PRECOVERY UMPS
BOILER #2
9,000 kW
CONCEPTUAL
DESIGN
0 o
BOILER #3
REVISIONS
N
o
7,000 kW
�
o
CHILLER #3
JAN 26/22
REVISED STUDY CONCEPT
B
o
6,000 kW
NOV 22/21
STUDY CONCEPT
A
® ®
DATE
REMARKS
N0.
IN IT.
This document the property to beB End - Inc. odand
the formation hereon is o uI p
ceWt for the tit was ued, without
eFVB
2
O O
pacific prof'
the ritten authorization of Energyslnc.
CLIENT:
HA
_
HEAT PUMP #3 HEAT PUMP #2
5,000 kw UILDING S,D00 kW
Clarington
BOILER #4
6,000 kW
®
CHILLER #4
6,D00 kW
CONSULTANT:
w FVi3
BOILER #5
Era9mymvc
6,000 kW
3901 HIGHWAY #7; SUITE 300
OVERHEAD DOOR
VAUGHAN, ONTARIO L4L 8L5
TEL: 905 265-9777
FAX: 905 265-1756
—
GAS METERING STATION I
PROJECT TITLE:
CLARINGTON DISTRICT ENERGY
SEWER
n
STUDY
SHEET TITLE:
22000
23500
PLANT CONCEPT LAYOUT
45500
AT FULL BUILDOUT
DGN: A.H ENDERSON
SCALE: AS SHOWN
OWN E.CAI
JOB NO.: 221238
PLANT CONCEPT
LAYOUT
0 0.5 2 4 10
APPR:
DATE: NOV 2021
- scn�e iaoo
NO S K —12 3 8 —101
SCALE 1 100