Download Integrated Energy Retrofits – Replicable Case Studies to go

Integrated Energy
Retrofits –
Replicable Case
Studies to go….
BEYOND Title 24
What is an ‘Integrated Energy Retrofit?’
The best way to
improve the
energy efficiency
of a building is by
taking a holistic approach to energy projects
and financial measures to achieve an optimal result.
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IER in five simple steps
Identify Opportunities – Set Target
Evaluate Concepts
Create Packages
Implement Projects
Measure Success &
Continue to Improve
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Three examples
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Step 1 … Set the baseline and your target!
Identify Opportunities
Evaluate Capital
Projects
• Review current capital
projects
• Review timing and
priorities
• Sort projects by energy
impact potential
Perform
Comprehensive
Energy Study
Create Baseline
Model
• Create eQuest energy
model against which
potential projects can be
compared
• Use qualified energy
engineers to review all
aspects of building energy
consumption:
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Conduct Theoretical
Minimum Energy
Workshop
• Facilitated workshop to
develop energy project
concepts:
• Owner
• Manager
• Brokers
• Marketing personnel
• Community
• Government
• Tenants
• Visitors
Comprehensive energy study
ASHRAE Level 2 Audit
Comprehensive, Integrated Study
• Evaluation of equipment condition
• Building envelope
• Review energy consumption and comparison
of energy use intensities to norms
• Tenant plug loads
• End use analysis - major systems/processes
• Lighting
• HVAC
• Identification and quantification of costs and
benefits of energy conservation opportunities
• BMS
• Recommendations for implementation
• Etc.
• Completion of ASHRAE forms
• Review makeup air compliance
Theoretical Minimal Energy (TME) Workshop
Open to new ideas — even those that seem impossible
Not: “won’t work”, but “didn’t work because…”
One conversation at a time!
Encourage one another’s participation
Build on others’ ideas —combining or adding to ideas need not imply
criticism
• Think across disciplines
• Have a beginner’s mind
• Question assumptions
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Annual Energy Use
Theoretical minimum energy approach
EEMs
Current
Energy Use
Technical
Potential
Implementable
Minimum
TME workshop results … potential projects
CONTROLS
• DCV
• Improved SOO
• Adjust temp set points
• Optimized controls for VFDs and equipment
HVAC
• Ventilation strategies -modulate
• Heat source - eliminate steam
• Separate loading docks with air curtains
• Minimize chillers
• Optimize chillers
• Combine chiller plants
• Best Practice - technology strategies, modular chillers
• Utilizing condenser water
• VFDs for air and water side equipment
• Smaller units for low-volume days
• Solar thermal for DHW
• Reduce static pressure by reducing CFM
• within new AHU's • Heat recovery with ice rink
• Thermal storage
• 6x electric substations - air to hot water heat recovery - generate
DHW
• Replacement of transformers with high efficiency models
• Use of the currently dumped steam condensate
• Capture heat lost
• Reduce sewer charges and reduction of potable water use
• Use domestic grey water to cool the condensate
• Use groundwater (de-watering) for cooling tower make up
INTERIOR LOADS
• Alternative Lighting strategies
• LED, Plasma, ambient to flush surfaces, daylighting,
• Eliminate incandescent
• Dimming
• Occupancy/Vacancy sensors
• Outside lighting - convert to LEDs
• Elevators/escalators - variable motors, shutdown strategies
• Window film or alternative shading strategies
FUTURE EEMs
• Increasing economizer operation
• More temperature sensors
• Spot and supplemental cooling
• Kiosk and educational demonstration on carbon reduction
• More training for BMS users
• Operate building passively
• Daylighting and Ventilation - combine
• Pipe de-watering to irrigation
• Exhibitor Standards - incentives, submetering, carbon footprint
documentation
• Exhibitor design guidelines
• Additional daylighting for conference rooms - clerestories
• Smart meters and sub-metering strategy
• Re-zoning to improve over heating/cooling
• Sidewall diffusers for permanent walls
• Natural ventilation in lobbies
• More efficient kitchen equipment
• New roof with high SRI,
• Source all energy from non-carbon producing sources
• Eliminate steam
Step 2 … Process of elimination
Evaluate Concepts
Estimated Costs
• Calculate potential costs
for each project identified
in the Energy Workshop
Model Each Concept
Calculate ROI
• Plug each idea into eQuest
to generate model
• Perform financial analysis
on each project to
determine Return on
Investment
Measure Energy
Impact
• Calculate energy impact
of each concept,
including estimated
greenhouse gas
emissions
The Business Case – integrated approach
Energy Savings: Base Building vs. within Tenant Space
60,000,000
Tenant DCV
Annual Energy Savings (kBtu)
50,000,000
Radiative Barrier
Tenant Energy
Management
40,000,000
Bldg Windows
30,000,000
Retrofit Chiller
20,000,000
10,000,000
VAV AHU's
Balance of DDC
Tenant Daylighting/
Lighting/Plugs
Measures that only affect the Base Building
Measures within Tenant Space
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Tenant spaces
Enhanced work environments are created
• Better thermal comfort resulting from better windows, radiative
barrier, and better controls;
• Improved indoor air quality resulting from DCV; and
• Better lighting conditions that coordinate
ambient and task lighting.
• Positive ROI
• Tenant Prebuilt Program and Design Guidelines
Step 3 … Review integrated options
Create Packages
Parametric Runs
Calculate NPV/CO2
• Use eQuest to plot tradeoffs of each project
between cost and energy
impacts
• Savings of 3 to 5% yearover-year with low and no
cost opportunities
• Savings can reach 20 to
30% or higher with capital
for energy efficiency
investments
• Reduces capital
expenditures and
manages utility cost risk
Develop/Select
Energy Packages
• Assemble concepts into 4
optimal models to evaluate
• Select the final package
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Energy Performance
Contract
• For selected package,
scope out costs and
performance indicators.
• Create contract for JLL
to implement IER
program, including
performance measures
Balance financial return & carbon reduction
A solution that balances CO2
reductions and financial
returns is in this range.
There are diminishing
(and expensive) returns
for greater efficiency.
Chicago Union Station
• Green Globes (Phase I) provided an intensive
overview of sustainability picture and
opportunities for improvement
• Phase II energy audit provided a deeper dive into
conservation opportunities specific to
electricity/gas/steam consumption
• Union Station had unique combination of existing
fixed infrastructure elements and core and shell
project(s) underway ==== Energy model
assisted in analyzing energy consumption from
multiple perspectives and provide anticipated
results from the combination of existing and
future
ECM - assumed ‘best bundle’
• ECM #1 – Demand Control Ventilation Strategy
• ECM #2.1 – Chiller Capacity Reduction (one 750-ton chiller)
Consider utilizing one 750-ton chiller in lieu of two OR ECM
#2.2 – Chiller Capacity Reduction (two 500-ton chillers)
Consider utilizing two 500-ton chillers in lieu of two 750-ton
units.
• ECM #3 – Great Hall Skylight Improvement Consider
applying tinted film to entire Great Hall skylight to reduce
Shading Coefficient by 50% (SC=0.35).
• ECM #4 – Daylighting Control Strategy
• ECM #5 – 50% Roof Replacement Consider 50% of the roof
as new with an R-value of R-25
• ECM #6 – Window Replacement Consider all window systems
on the 2nd and 3rd floor as new/modified with a U-value of 0.31
and a Shading Coefficient of 0.48. It is also assumed the
new/modified window systems will reduce infiltration by 25%.
Recommendations moving forward
• Perform low cost/best practices in conjunction with infrastructure
improvements
• Perform ECMs which show less than 5 year payback
• Assign JLL personnel as site energy manager. Primary responsibility will
be to ensure execution of best practices, initiatives, and infrastructure
improvements are in line with results from energy model
• Much of the window and roof replacement
is in the works. Use JLL assigned energy
manager to assess net effects of various design
considerations as they are considered
Step 4 … Reality
Implement Projects
Plan/Design
Budget/Schedule
Bid & Award
Implement
• Create IER plan, including
timeline
• Create drawings and
specifications
• Finalize budget
• Establish work schedule
• Coordinate project
bidding and contract
awards
• Oversee installations,
process changes, training
and project
commissioning
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Implementation example – insulation installation
RADIATIVE BARRIER: Install insulated reflective barriers behind radiator units
located on the perimeter of the building.
Implementation example – window retrofit
WINDOWS: Remanufacture existing insulated glass units (IGU) double-hung
windows to include suspended coated film and gas fill.
Implementation example – chiller plant retrofit
CHILLER PLANT RETROFIT: The chiller plant retrofit project can include the
retrofit/replacement of existing chillers in addition to upgrades to controls, variable
speed drives, and primary loop bypasses.
Step 5 … Assure performance through metrics
Measure Success
Measure & Verify
• An employee
communications and
change management
program
• Provides educational
services
• Improves the knowledge
of CRE/FM employees
in energy and
sustainability
Administer
Performance Contracts
Annual Model
Reconciliation
• Accelerates company
sustainability goal, such as
reducing carbon footprint
with employee participation
• Our experts have a
combined knowledge of
green building practices
and employee change
management delivered via
our training program
Sustainability University
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Integrated Energy Retrofit – M&V + CCx
Your buildings are talking
Are you listening?
IntelliCommand
July 2013
Service deliverables
Performance
-based lining
Measurement & Verification
EnergyAnalysis
Examine
optional
parameters
Identify &
Qualify
Commissioning
Methodology
Track,
measure &
verify
Implement
Measures
Identify
Changes
Fault Detection & Diagnosis
Carbon FootprintAnalysis
Dashboards
•NEWLY COMMISSIONED LEED PLATINUM FACILITY
•Improvement in Demand
-Equipment Running out of Occupancy
• Continuous Commissioning
-Simultaneous Heating & Cooling
-Sensor Out of Range
-Humidifier Active Out of Occupancy
Total potential savings
(December 1, 2012 – February 28, 2013)
$ 9,996
(109,384 kWh)
Approximately 6% of utility spend 2012
•Fault Detection & Diagnosis
-VFD Control Logic Failure
-Space Temperature Deviation
•Full Utility Audit
•Discrepancies found in meter data from site and billing
IntelliCommand Clients
Does IER work?
IER process identified 8 integrated improvements
• Window Retrofit: Refurbishment of approximately 6,500 thermopane glass windows,
using existing glass and sashes to create triple-glazed insulated panels .
• Radiator Insulation Retrofit: Introduction of insulation behind radiators to reduce
heat loss and more efficiently heat the building perimeter.
• Tenant Lighting, Daylighting
and Plug Upgrades: Improved lighting
designs, daylighting controls, and plug load
occupancy sensors in common areas.
• Air Handler Replacements: Replacement
of air handling units with variable frequency
drive fans.
IER process identified 8 integrated improvements
• Chiller Plant Retrofit: Reuse of existing chiller shells while removing and replacing
“guts” to improve chiller efficiency and controllability, including new variable
frequency drives.
• Building Control System Upgrade: Upgrade of
existing building control system to optimize HVAC
operation and more detailed sub-metering information.
• Ventilation Control Upgrade: Introduction of demand
control ventilation in occupied spaces.
• Tenant Energy Management Systems: Individualized,
web-based power usage systems for each tenant.
Bottom line
$20M IER program goal …
• Reduce energy use by 38 percent
• Produce annual savings of $4.4M
• Reduce carbon emissions by 105,000 metric
tons over the next 15 years
• Be funded through energy and operational
savings
• Be completed within two years
• Serve as a sustainability icon in the NY market
IER success stories
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Empire State Building NYC
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Union Station Chicago
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Grand Central Station NYC
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Lincoln Center Campus NYC
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Moscone Center San Francisco
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Merck – 4 buildings (MA, NJ, PA, NC)
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Bank of America – Hopewell campus
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Worldwide Plaza NYC
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Pfizer Headquarters NYC
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Deutsche Bank 60 Wall Street NYC
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80 Park Avenue
•
Worldwide Plaza
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IER success stories
•
12 buildings for BofA
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1333 Broadway
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1350 Broadway
•
1359 Broadway
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250 East 57th street
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60 East 42nd street
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112 West 34th street
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1440 Broadway
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Pfizer HQ (phase I)
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100 Bank Street
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500 Mamaroneck
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First Stamford Place
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Metro Center
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Practical Next Steps…
1.
Triage your building portfolio based on renovation cycle/portfolio strategy
2.
Create a Sustainability Master Plan including retrofit projects, design standards,
lease structure changes, tenant energy management programs, marketing
initiatives, employee programs and corporate strategy
3.
Commit to an integrated, whole-building retrofit approach: Conduct whole-building
audits rather than single measure projects
4.
Require performance guarantees with ongoing measurement and verification of
savings to reduce risk and maintain performance
5.
Engage tenants, employees, building occupants and vendors in energy savings
efforts through training, tools and technology
6.
Continue to improve by creating the proper culture and processes
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Promote and reward success!!
Integrated Energy Retrofit
Value Creation Initiative
For more information:
Mary Curtiss
Senior Vice President
Director – Energy & Sustainability
Jones Lang LaSalle
650.906.4399
[email protected]