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NZC - Olgyay Scaling
- 1. Scaling Deep Energy Retrofits Across Existing Building Portfolios Step 1: Collect portfolio data and choose type of building to focus on. E.g. Large Of ice, Small Of ice, Retail, Distribution Center, etc. Step 2: Analyze building metrics and choose a subset of buildings that have similar properties (archetype). Step 6: Use energy and LCCA, along with Step 5: Perform a building audit to capital planning and replacement cycles inform energy model and life cycle cost Victor Olgyay, AIA to develop a portfolio wide plan for deep analysis (LCCA) to determine the most th 2013 October 24 energy retro its. cost effective retro it. Step 3: U techniqu building all typica Step 4: U determin ef icienc metrics.
- 4. What we get Opportunities: • • • • Creates profit and jobs Environmental stewardship Strengthen national security Climate and health
- 5. A lot of cost effective energy efficiency is available Design is how it works
- 6. Deep Energy Retrofits…. Achieve 50% or more reduction in energy use – Large energy savings Capture all cost effective energy savings – improved project economics Provide value beyond energy cost savings (VBECS) Drive long-term improvement in the building stock to enable a modern, renewables-based electricity system
- 7. Trade Secrets for Cost Effective Deep Retrofits 1. 2. 3. 4. 5. Pursue the right steps in the right order Right-time the retrofit Define a business-as-usual baseline to account for avoided capital costs Bundle measures Quantify the value beyond energy cost savings
- 8. Pursue the Right Steps in the Right Order (1) Set Quantifiable Goals (2) Define End-User Needs (3) Understand Existing Conditions (4) Reduce Loads (5) Select Appropriate & Efficient Technology Most people start here! (6) Find Synergies (7) Optimize Controls (8) Incorporate Renewables (9) Realize the Intended Design
- 9. RESULTS FROM 50 DEEP RETROFITS http://newbuildings.org/meta-report-search-deep-energy-savings
- 10. Empire State Byron Rogers Predicted Post Retrofit Performance • 28-38 kBtu/ft2-yr • 60-70% reduction from 2009 use • Efficiency alone, no renewables • • • • Save 38% of energy use with a 3-year payback Remanufacturing 6,500 windows onsite into super windows Installing better lights and equipment Envelope improvements and reduced internal loads allowed for a smaller cooling system
- 11. Crafting a Building Portfolio Efficiency Strategy Strategic Energy Analysis • • GET THE DATA! Portfolio Types: • Similar Buildings • Unique Buildings • Collocated buildings Bundling • • • • Policies Energy Measures Building Projects Financing Parallel Paths • • • • • • Leave No Building Behind Vaccination Deep Retrofits / Disposition Innovation New Construction Renewable Energy “We can do some of the measures in all of the buildings, and we can do all of the measures in some of the buildings.” – Blake Herrschaft, RMI Engineer
- 12. PORTFOLIO ANALYSIS PROCESS Step 1: Collect portfolio data and choose Step Analyze building metrics and Step 3: Using comprehensive analysis Group on. E.g. Large into subsets2: a subset ofsize, etc. have • Divide by type, buildings that type of building to focus choose techniques, choose a representative Benchmark • Collect Of ice, Small Of ice, Retail, Distribution additional data, confirm general conditions, perform select similar properties (archetype). building to use as a baseline model for Center, etc. all typical buildings investigations, establish technical potential Triage • Perform high-level portfolio assessment Inform • Identify type and size of opportunity Step 6: Use energy and LCCA, along with Perform Step 4: Using an onsite workshop, Scale • Utilize low-costStep 5:energyanalysis tools;to cost workflow a building audit develop implementation options capital planning and replacement cycles inform model and life cycle determine technical potential for Plan • Create plan to implement options to meet economiciciency energy targets to develop a portfolio wide plan for deep analysis (LCCA) to determine the most ef and and set baseline inancial energy retro its. cost plan; retro it. metrics. Implement • Carry out strategiceffective verify, modify, communicate success
- 13. A VARIETY OF APPROACHES FOR DIFFERENT CIRCUMSTANCES • Leave No Building Behind What policies/processes help or hinder deep energy efficiency? • Vaccination Which primary EMs can I implement for broad replication and deepest savings? • Deep Retrofits / Disposition When should I schedule deep retrofits and how do portfolio transactions affect that? • Innovation • New Construction • Renewable Energy How will next generation technologies change my strategy over time? What goals should we set for new construction? Can we achieve net zero carbon through renewable energy? Why not do all renewable and call it done?
- 14. USE TIME WHEN MAPPING A BUILDING PORTFOLIO STRATEGY Building Inventory All Bldgs Building 1 Building 2 Building 3 Building 4 Building 5 Calendar Years “LNBB” – EMS + Continuous Cx & Ongoing Corporate/Institutional Policies Vaccination – Broadcast Targeted Energy Measures and Upgrades Across Many Buildings Deep Energy Retrofits – Go Deep at the Right Time (dashed red line is a virtual deep energy retrofit) Innovation – Pilot Projects New Construction – Super-Efficient Construction Standards and IPD Approach Clean Energy – On-Site Renewable Energy Installations
- 15. An integrated approach to energy upgrades Typical US Office Building Base Load Retrocommissioning 70% 5–15% Load Reductions 5–30% HVAC Upgrade 10-25%
- 16. TIME TO ACT ! 1. Planned capital improvement 2. Major system replacement 3. Major envelope project 4. Code upgrades 5. New owner / refinancing 6. New use / occupancy type 7. Building greening 8. Large utility incentives 9. Mitigating an “energy hog”
- 17. EnergyStar Adjusted metric Utility bills FirstView Regression Utility bills, temp data LEAN Regression Utility bills, temp data Retroficiency No/lowtouch, inhouse algorithms Utility bills, basic site info simuwatt Med-touch, EnergyPlus simulation model Utility bills, site walk through, floor plans M&V Custom Simulation Calibration Costing Data Measures Approach Opportunities Tool Bench-mark Align analysis with detail required
- 18. PORTFOLIOS WORK AS SYSTEMS Bundle Internal Policies Institutional Change: What motivates? Bundle Measures Optimize, don’t itemize Bundle Buildings Spread costs, reduce risk, plan ahead Bundle Financing Incentives, loans, and purchase agreements
- 19. BUNDLE BUILDINGS FOR BROAD SAVINGS COST SAVINGS SIMPLE PAYBACK Building A $180,000 $30,000 6 yrs. Spread costs, Building B $110,000 $9,2000 12 yrs. reduce risk, plan Building C $95,000 $8,8000 11 yrs. Building D $220,000 $11,000 20 yrs. $209,00 0 $59,000 10 yrs. Building Projects ahead with right timing. PROJECT
- 20. BUNDLE MEASURES FOR DEEPER SAVINGS WITH MORE BENEFITS • downsizing or eliminating mechanical and other systems - and therefore avoiding capital costs Lighting Controls HVAC CAPITALIZE ON SYNERGIES Envelope Plug Loads / Occupant Behavior • allowing for more costeffective measures to “finance” measures that that provide value beyond energy cost savings (VBECS)
- 21. DRIVING DEEP ENERGY SAVINGS ACROSS COMMERCIAL REAL ESTATE AT&T Administrative Buildings: • Currently use the same amount of energy as 10 Empire State Buildings • Emit 0.15% of the total US office buildings carbon emissions. • Can save $6.2 million annually for a 16% IRR over 5 years. • Can achieve 38% energy cost savings from 2008 levels. • Portfolio wide these strategies would produce $25 million annual ecs
- 22. U.S. AIR FORCE BASE RETAIL CENTERS Example Area (sf) Retail 83,000 Stock floor 25,000 Back of house 5,000 Food court 5,000 Dining area 6,500 Corridors 9,000 83 retail centers, 23 in subset (mixed-climate, 100,000+ ft2) • 83 triaged • 2 detailed assessments to inform strategic plan for 23
- 23. ARIZONA STATE UNIVERSITY CAN ROADMAP (CURRENT 2012 - 2025) Electricity How do we design a connected system that allows a community or campus to find balance? Facility Management How can facility managers radically reduce energy and water consumption for the long term within the bounds of a limited budget? Transportation How do we get people excited about not driving cars? Pedagogy What does an integrative curriculum look like across campus? How can a university foster innovation from within? Institutional Policy What stands in the way of achievement, and how can barriers be overcome to enable transformational progress?
- 24. ONE PATH TO CLIMATE NEUTRALITY Projected GHG emissions 450000 400000 Baseline Savings GHG emissions 350000 Energy Efficiency 300000 250000 200000 Transportation Efficiency 150000 100000 Renewable Energy 50000 0 2012 2015 2020 2025 2030 2035
- 25. PORTFOLIO APPROACH - SMALL RETAIL
- 26. BUILD THE INVESTMENT CASE BY INTEGRATING WITH CORE BUSINESS VALUES.. Values beyond energy cost savings - (VBECS)
- 27. VALUES BEYOND ENERGY COST SAVINGS Graphic from “The Economics of Biophilia,” Terrapin Bright Green LLC, 2012
- 28. VBECS: HOW DEEP RETROFITS CREATE VALUE DEEP RETROFITS RESULT IN: 2. New equipment with longer lifetimes & less maintenance 3. A more attractive and comfortable (thermally, visually, etc) working space with better indoor air quality and connection to the outdoors 4. Sustainability/green building ratings or certifications 5. Higher occupant awareness of building performance This value is created through… Reduction in Costs 1. Reduced energy operating costs and carbon emissions Value Lower Lower Lower Lower Revenue Growth Higher occupancy rates Higher rents Increased employee productivity Improved marketing & sales Improved Reputation and Leadership Recruiting best employees or tenants Employee/tenant satisfaction and retention Public relations/brand management Retain “social license” to operate Compliance with Internal & External Policies & Initiatives Meeting the needs of Corporate Social Responsibility, Carbon Disclosure Project, etc Meeting responsible investment fund requirements Meeting Securities & Exchange Commission needs Reduced Risk to Future Earnings Reduced risk to reputation Limit exposure to energy/water price volatility Overall reduced potential loss of value due to functional obsolescence Reduced legal risks – sick building syndrome, mold claims, etc utility costs costs to maintain & replace equip. health cost (absenteeism, health care) employee recruiting and churn costs
- 29. RMI Building Energy RetroFit Guides Building the Business Case http://info.aia.org/a ia/deep-energyretrofits.cfm Advanced Energy Retrofit Guides www1.eere.energy.gov/buildings/com mercial/aerg.html
Notes de l'éditeur
- Hi, I’m Coreeeeeeeena.
- NBI identified these four takeaways from the study. Integrative design and bundles are more critical than any one technology. These projects were not made from one technology – it took multiple ones, often integrated together. As I mentioned before most of these projects had renovations going on already. A few of them were investor properties that were re-positioned. These are perfect instances for deep energy retrofitsReadily avallable technologies, nothing special. Performance feed back is a less used measure but not very complicated. It could be as simple as a website showing metered energy use. Ratings and labels are working as we expected them to when they were created. The market values these ratings, and efficiency is a strategy to get the rating.
- Here’s an example of a building we worked on towards60%+ reductions.Byron Rogers is on track to become one of the most energy efficient office buildings in the U.S., targeting a 70% energy use reduction. Key energy saving features include the use of LED lighting throughout the building, active chilled beams, an insulated building envelope, high performance glazing, heat recovery, and solar thermal. The full energy reduction potential will not be realized for several years, until tenant education has resulted in plug load and behavior savings.
- Talk to ProcessHowRMI is approaching creating this database of measures for two portfolio challenge projects. AT&T and Exchange.
- VaccinationEMs Across Multiple BuildingsSystemic ImplementationStreamlined ContractingBulk PurchasesPre-engineeringDeep RetroFitsRight TimingCoincides w Capital ProjectsDeeper Analysis = Deeper SavingsWhole SystemsPortfolio ManagementInnovationNext Generation TechnologiesPilot ProjectsResearch GrantsGame ChangersBFAINew constructionDesign GuidelinesTarget SettingIntegrative DesignContractingRenewable energyGap AnalysisSite CapacityUtility IntegrationMicrogrid
- Strategic planning assures we don’t do something today that prevents deep savings a few years from now. Sometimes you can achieve a virtual deep energy retrofit over time, but you have to acknowledge the total investment and total savings over time as if it were a deep energy retrofit – can’t count individual measures as freestanding in those cases.“Portfolio EUI continues to fall throughout long-term strategy until reaching net zero”
- Now let’s talk about how to meet those target. What are the options?Let’s consider a typical U.S. office building, using a little less than 100 kbtus of energy per square feet. Shown here is what we see as an “integrated approach to energy upgrades”. The first step is to do (*) retrocomissioning. Retrocomissioning, or existing building commissioning, improves building operations and restructures maintenance procedures. This process is low risk and requires minimal capital outlay. It is generally recommended even when deeper retrofits are being considered. A nationwide study of commissioning projects by Lawrence Berkeley National Laboratory found that office buildings typically realized 22% energy savings through existing building commissioning, with an average simple payback period of 1.1 years (AERG for Office)Our recommended next step after commissioning is (*) to reduce loads, such as lighting upgrades and replacing PCs with more energy efficiency laptops. It may also include windows replacement and roof insulation. We’ve seen savings from load reductions between 5 and 30%. The third step is an HVAC upgrade, which will save even more energy. All told, it is possible to bring energy use down by 70% or moreThe final step is to begin the process all over again – except this time you’ll be doing continuous commissioning to maintain the savings you’ve already achieved.
- Here is our ten-point checklist which you can apply to each building in your portfolio. The whole idea here is to piggyback off the money you’d have to spend anyway, or the hassle you are already going to have to create for occupants. The last one on Portfolio management, means that as part of your portfolio management approach, you may want to retrofit a single building as part of a pilot project
- In our day and age, does it seem a bit outdated to have to physically walk through a building and identify energy opportunities? It seems like everything else we do is remote: remote control for TV, remote garage door opener, remote car ignition, even remote control drone warfare. Turns out that new tools are emerging to analyze buildings remotely for energy saving opportunities. These tools support and in some cases take the place of traditional energy audits.
- A bundle is a combination of individual energy efficiency measures. The purpose of bundling is to evaluate the synergistic benefits of measures. This practice supports integrative design and allows for more cost-effective measures to absorb the cost of measures that do not “pay for themselves,” leading to a more efficient design with more non-quantitative benefits. Bundling measures also often leads to downsizing mechanical systems because a specific collection of measures can greatly reduce heating and cooling loads. Fortunately, these benefits can be achieved through a relatively straightforward bundling process.
- 2012 Utility Costs:~$6,000,000 in natural gas ~$16,000,000 in electricity
- The building retrofit industry has the technology now to drastically reduce energy use cost effectively. Industry professionals can lead the way in propelling these solutions to a wider client base at a more comprehensive level. Going after deep carbon savings makes existing building retrofits more cost effectiveAchieving our climate goals will require the A&E industry to increase the rate of buildings retrofit and the depth of savings. The world is looking for solutions, and A&E professionals are ideally situated to provide a large impact. Create competitive advantage
- 3. That value can be greater than energy cost savings, in fact.Getting to value beyond energy cost savings is critical.For instance, tying facility performance to human resource performance.A 2010 BOMA number reports that the average business spends the majority of its operating expenditures – 90% on salaries. 4 percent of that goes to absenteeism, and presenteeism. Which is a fun new term that means employees are at work, they’re not absent, but they may as well be absent because of distraction, fatigue, and unhealthy conditions from their environment.
- This answers the question: what does a green building get me?But what if the question were instead, what are your highest level priorities? And how do deep retrofits contribute to the solution?The outputs are that which can be directly produced by a sustainable building. The outcomes column identifies specific aspects of the value, many of which are quantifiable and have studies to back them. The right hand column identifies five types of value that may apply to any organization that owns and operates real estate, including corporations, small businesses, governments, investors, and investment funds. As shown in the “Reduced Risk” row, you can also use sustainability trends as fodder for presenting the risk of not investing in sustainability and going for those more aggressive goals. Now which you choose depends on what’s happening to the company today. Do your due diligence. Is there a new CEO and cut costs? Real estate crunch and consolidating offices? Has the competition announced all their buildings are LEED platinum. Is your company losing out to the competition because they have newer buildings, cooler office spaces, or because recent graduates are asking: what are you doing about energy management?Are there requirements in Boston for you to report your energy use in Portfolio Manager? Is your local utility about to increase energy costs 3 fold over two years because of a new plant being built?
- Our RetroFIT Initiative is aimed at near-term widespread adoption of deep energy-saving retrofits in existing commercial buildings.We hope to dramatically increase the amount of energy and money owners and service providers save and make from existing building retrofits.Our work will drive impact that permeates the value chain in the industry.