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Integrated Energy
Retrofits –
Replicable Case
Studies to go….
BEYOND Title 24
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What is an ‘Integrated Energy Retrofit?’
The best way to
improve the energy efficiencyof 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
Create Packages
Evaluate Concepts
Measure Success &
Continue to Improve
Implement Projects
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Three examples
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Identify Opportunities
Evaluate Capital Projects
Perform Comprehensive Energy Study
Conduct Theoretical Minimum Energy Workshop
Create Baseline Model
• Facilitated workshop to develop energy project concepts:
• Owner• Manager• Brokers• Marketing personnel• Community• Government• Tenants• Visitors
Step 1 … Set the baseline and your target!
• Review current capital projects
• Review timing and priorities
• Sort projects by energy impact potential
• Use qualified energy engineers to review all aspects of building energy consumption:
• Create eQuest energy model against which potential projects can be compared
ASHRAE Level 2 Audit
• Evaluation of equipment condition
• Review energy consumption and comparison of energy use intensities to norms
• End use analysis - major systems/processes
• Identification and quantification of costs and benefits of energy conservation opportunities
• Recommendations for implementation
• Completion of ASHRAE forms
• Review makeup air compliance
Comprehensive energy study
Comprehensive, Integrated Study
• Building envelope
• Tenant plug loads
• Lighting
• HVAC
• BMS
• Etc.
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
Current Energy Use
EEMs
Technical Potential
Implementable Minimum
Theoretical minimum energy approach
Annual Energy Use
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
Estimated CostsMeasure Energy Impact
Evaluate Concepts
• Calculate potential costs for each project identified in the Energy Workshop
• Plug each idea into eQuest to generate model
• Perform financial analysis on each project to determine Return on Investment
• Calculate energy impact of each concept, including estimated greenhouse gas emissions
Step 2 … Process of elimination
Model Each Concept Calculate ROI
Balance of DDC
Retrofit Chiller
Tenant Daylighting/Lighting/Plugs
VAV AHU's
Bldg Windows
Tenant EnergyManagement
Radiative Barrier
Tenant DCV
0
10,000,000
20,000,000
30,000,000
40,000,000
50,000,000
60,000,000
Measures that only affect the Base Building Measures within Tenant Space
Annual Energy Savings (kBtu)
Energy Savings: Base Building vs. within Tenant Space
The Business Case – integrated approach
• 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
Tenant spacesEnhanced work environments are created
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Step 3 … Review integrated options
Create Packages
Parametric Runs Calculate NPV/CO2Energy Performance Contract
Develop/Select Energy Packages
• Use eQuest to plot trade-offs of each project between cost and energy impacts
• Savings of 3 to 5% year-over-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
• For selected package, scope out costs and performance indicators.
• Create contract for JLL to implement IER program, including performance measures
• Assemble concepts into 4 optimal models to evaluate
• Select the final package
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
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Step 4 … Reality
Implement Projects
Plan/Design Budget/Schedule ImplementBid & Award
• Oversee installations, process changes, training and project commissioning
• Create IER plan, including timeline
• Create drawings and specifications
• Finalize budget• Establish work schedule
• Coordinate project bidding and contract awards
RADIATIVE BARRIER: Install insulated reflective barriers behind radiator units located on the perimeter of the building.
Implementation example – insulation installation
WINDOWS: Remanufacture existing insulated glass units (IGU) double-hung windows to include suspended coated film and gas fill.
Implementation example – window retrofit
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.
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Step 5 … Assure performance through metrics
Measure Success
Measure & VerifyAdminister Performance Contracts
Annual Model Reconciliation
• An employee communications and change management program
• Provides educational services
• Improves the knowledge of CRE/FM employees in energy and sustainability
• 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
Integrated Energy Retrofit – M&V + CCx
IntelliCommandJuly 2013
Your buildings are talking
Are you listening?
Service deliverables
Measurement & Verification
Fault Detection & Diagnosis
EnergyAnalysis
Carbon FootprintAnalysis
Examineoptional
parameters
ImplementMeasures
Performance-based lining
CommissioningMethodology
Identify
Changes
Identify &Qualify
Track,measure &verify
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
•Fault Detection & Diagnosis
-VFD Control Logic Failure
-Space Temperature Deviation
•Full Utility Audit
•Discrepancies found in meter data from site and billing
Total potential savings(December 1, 2012 – February 28, 2013)
$ 9,996 (109,384 kWh)
Approximately 6% of utility spend 2012
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.
•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.
IER process identified 8 integrated improvements
Bottom line
$20M IER program goal …
• Reduce energy use by 38 percent• Produce annual savings of $4.4M
• Reduce carbon emissions by 105,000 metrictons 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
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IER success stories
• Empire State Building NYC
• Union Station Chicago
• Grand Central Station NYC
• Lincoln Center Campus NYC
• Moscone Center San Francisco
• Merck – 4 buildings (MA, NJ, PA, NC)
• Bank of America – Hopewell campus
• Worldwide Plaza NYC
• Pfizer Headquarters NYC
• Deutsche Bank 60 Wall Street NYC
• 80 Park Avenue
• Worldwide Plaza
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• 12 buildings for BofA
• 1333 Broadway
• 1350 Broadway
• 1359 Broadway
• 250 East 57th street
• 60 East 42nd street
• 112 West 34th street
• 1440 Broadway
• Pfizer HQ (phase I)
• 100 Bank Street
• 500 Mamaroneck
• First Stamford Place
• Metro Center
IER success stories
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
7. Promote and reward success!!
Integrated Energy Retrofit
Value Creation Initiative
For more information:
Mary CurtissSenior Vice PresidentDirector – Energy & SustainabilityJones Lang LaSalle
