Meeroff - Gainesville2

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Green Lodging Performance Measures Study

November 11, 2008

Daniel E. Meeroff, Ph.D.P.D. Scarlatos, Ph.D.

Department of Civil Engineering

Laboratories for Engineered Environmental Solutions

OverviewOverview

• Making the case• Methodology• Results from the

R l i h H t l

D.E. Meeroff, Ph.D. ©2008

Raleigh Hotel• Lessons learned• Wish lists• Question and

answersThe Raleigh Hotel, Miami Beach, FL

Florida Green Lodging ProgramFlorida Green Lodging ProgramWater

ConservationWaste

Reduction

D.E. Meeroff, Ph.D. ©2008www.FloridaGreenLodging.org

Clean AirPractices

EnergyEfficiency

Communication

Why the Lodging Industry?Why the Lodging Industry?• Buildings account for 40% of all

carbon emissions• Hotels are among the most

wasteful buildings in the commercial sector

Hotels generate as much waste in


Hotels generate as much waste in one week as 100 families generate in a year

• Hotels stand to gain the most from “going green”

Increased revenues (ADR, RevPar)Decreased expensesImpact economic bottom line in TWO ways

Industry Demand Industry Demand • “Green” is a consideration for travelers when

choosing accommodations:75% of buyers have taken environmental considerations into account (IMEX 3rd Annual Survey Results 2007)


70% of US travelers would pay a premium to stay at an environmentally responsible hotel (International Ecotourism Society)

60% of travelers prefer to stay in green hotels (Hotel Association of Canada)

33% of travel managers consider canceling the contracts of suppliers with poor environmental records (Association of Corporate Travel Executives)

43 million Americans are “ecologically concerned” (US Travel Data Center)

More customers8%

Other3%

It’s Not Just About Cost AnymoreIt’s Not Just About Cost Anymore• Of those

surveyed:90% saw reductions in both water and electricity bills67% saw


Cost savings27%

Greater awareness

22%

"Green" appeal22%

Increased media exposure

18%

Source: Green Globe Trotter 2(2), Feb. 2005

recognizable staff motivation40% received international exposure93% stated they have a more effective management system in place

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Green is MainstreamGreen is Mainstream


ObjectivesObjectives• Monitor the performance of specific

sustainability projects that can be implemented by Florida’s Lodging Industry with focus on assessing:


Industry, with focus on assessing:Environmental benefitsEconomic performance Social & behavioral impacts

Laboratories for Engineered Environmental Solutions

FAU Study ApproachFAU Study Approach

Collect Florida-specific data to documentsavings:

1. Vendor partnerships2 Site assessment


2. Site assessment3. Prepare project implementation plan4. Obtain plan approval5. Implement demonstration projects

• Monitor and document results• Compile findings

Vendor PartnershipsVendor Partnerships


May 8, 2008

Site AssessmentSite Assessment

D.E. Meeroff, Ph.D. ©2008May 12, 2008

Menu of SustainabilityMenu of Sustainability

D.E. Meeroff, Ph.D. ©2008Summer 2008

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Vendor FairsVendor Fairs

Solar thermal system


Vendor FairsVendor Fairs


Prepare Implementation PlanPrepare Implementation Plan


• Working together with hotel staff, owner, flag, management company, FDEP, and vendor partners

June 15, 2008

Approve Implementation PlanApprove Implementation Plan


• Get everyone on board

• Obtain approval to proceed

Summer 2008

Demonstration ProjectsDemonstration Projects

D.E. Meeroff, Ph.D. ©2008Summer 2008

Staff/Employee TrainingStaff/Employee Training


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Monitor ProgressMonitor Progress

D.E. Meeroff, Ph.D. ©2008Sept. 2008 – June 2009

Partner HotelsPartner Hotels

• Prestigious• Luxury


Luxury• Boutique• Frequented by Celebrities

• 4-Star rated hotel• 104 rooms• Price points range from

$229 and upHi t i t d di t i t


• Historic art deco district• Lagoon pool• Beach access• Sundeck with private

cabanas• Restaurant and tropical

gardenshttp://www.raleighhotel.com/guest_rooms/virtual_tours/06.html

Major OpportunitiesMajor OpportunitiesCategory Existing OpportunitiesWater Conservation

• Linen reuse• 1.6 gpf toilets• 2.2 gpm aerators• Drip irrigation/xeriscaping• Sub-metering• Pre-rinse spray washer

• Towel reuse• HVAC repair• Showerhead replacement• Pool cover• Appliance replacement• Leak detection program

Energy • Energy star appliances • Appliance replacement


Energy Efficiency

Energy star appliances• Sensor lighting/dimmers• CFLs (back of house)• Double-paned windows

Appliance replacement• HVAC replacement• Programmable thermostats• High efficiency lighting• Window tinting

Waste Reduction

• Recycling (back of house)• Reusable dinnerware

• Hazardous waste recycling• Eco-purchasing (30% post-consumer recycled content)

Clean Air Practices

• Eco-friendly cleaners • MERV8 filters• Hazardous waste storage• HVAC preventative maintenance and coil cleaning• Microfiber cloths• ETS Control

Communications • Linen reuse placards• Newsletter

• Additional signage• Employee training/rewards program

Water ConservationWater Conservation• Towel/Linen Reuse• Low Flow Fixtures

Faucets <2.5 gpmShowerheads <2.75 gpm?Toilets <1.6 gpfSpray Nozzles

• Low Flow Appliances


• Low Flow AppliancesDish WashersClothes WashersIcemakers

• Automatic Faucets• HVAC Improvements• Irrigation/Landscaping

Limited xeriscapingSubmetering for pool/irrigation and cooling tower

Overall Water UsageOverall Water UsageParameter Pre Post ChangeWater usage (gpd per occupied room)

433 ± 69 518 ± 117 +85

Annual usage (MG per year)

11.8 13.6 +1.8


• Too early to tell• HVAC installation is delayed• Line flushing/leak detection program just started• Do we have a faulty meter?• Irrigation usage is down by 35% (drought restrictions)

Annual cost ($ per year)

$86,400 $117,100 +$30,700

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HVAC SagaHVAC Saga


• The corrosion was significant

• The meter completely failed

• The unit was hemorrhaging water

• Stainless steel issue

Water Usage ResultsWater Usage Results


Water FixturesWater Fixtures• We measured the toilets with a T5 flushometer• We measured the showerheads and faucets with a graduate

cylinder and a stopwatch

Location n Toilets Showerheads Faucets


Public Space 6 1.8 ± 0.4 n/a 3.1 ± 1.6Food Services 8 n/a n/a 4.6 ± 3.0Guest Rooms 3 1.6 3.3 ± 2.4 2.5 ± 0.1Back of House 2 1.7 nr 3.4 ± 0.3Average - 1.8 3.3 3.7Water Savings* - 9% 19% 640%

* If we replace all these fixtures, the best water savings is achieved with faucet aerators

Faucet AeratorsFaucet Aerators

Location n July 2008 Sept 2008 Change Notes

Public 6 3 1 ± 1 6 5 3 ± 5 3 +2 2 Aerators were


Public Spaces

6 3.1 ± 1.6 5.3 ± 5.3 +2.2tampered with

Food Services

9 4.6 ± 3.0 3.7 ± 3.2 -0.9 Some aerators were removed

Back of House

2 3.4 ± 0.3 0.7 ± 0.1 -2.7 Leaks also repaired

• Translates to a savings* of 32.5 gpd or 11,856 gpy• Or about $95/year* Assume 1 min per person per day, use factor of 25%, hotel occupancy of 92.8 persons per day

SubSub--MeteringMetering• The Raleigh has been

sub-metering its irrigation and pool systems since October 2006

Month-Yr One Meter Sub-Metering SavingsOct-2006 8,186.11$ 7,379.46$ 806.65$ Nov-2006 7,030.85$ 5,989.17$ 1,041.68$ Dec-2006 5,453.18$ 5,096.61$ 356.58$ Jan-2007 7,757.38$ 6,877.20$ 880.17$ Feb-2007 6,129.73$ 5,630.78$ 498.95$ Mar-2007 6,222.66$ 5,739.86$ 482.80$ Apr-2007 6,617.60$ 5,620.13$ 997.48$ May-2007 6,609.15$ 6,091.08$ 518.08$ Jun-2007 6,262.78$ 5,945.73$ 317.05$ Jul-2007 7,463.10$ 6,319.43$ 1,143.68$ Aug-2007 7 047 74$ 6 246 19$ 801 55$


• The savings will only continue to increase because water rates are increased every October

Aug-2007 7,047.74$ 6,246.19$ 801.55$ Sep-2007 7,613.06$ 6,454.51$ 1,158.55$ Oct-2007 7,783.01$ 6,979.91$ 803.10$ Nov-2007 8,151.84$ 7,229.44$ 922.40$ Dec-2007 8,309.33$ 7,934.16$ 375.17$ Jan-2008 10,235.09$ 9,191.90$ 1,043.19$ Feb-2008 8,586.77$ 8,182.02$ 404.75$ Mar-2008 9,532.51$ 9,128.75$ 403.77$ Apr-2008 10,439.90$ 10,037.62$ 402.29$ May-2008 9,030.67$ 8,830.02$ 200.65$ Jun-2008 9,233.04$ 8,731.17$ 501.87$ Jul-2008 10,246.51$ 9,545.96$ 700.55$

Savings to date 14,760.95$ Average monthly savings 670.95$

Water TreatmentWater Treatment• Desired a whole building water softener

unit to reduce hardness• We conducted water quality tests (Moderately hard)

pH Conductivity TDS Total Alk Ca Hardness Mg Hardness Total Hardness Total Chlorine


• Avoided costs: Capital: $14,000 O&M: $1,400 per year

p y g00400 47004 000515 titration titration titration titration test strip

mS/cm mg/L mg/L as CaCO3 mg/L as CaCO3 mg/L as CaCO3 mg/L as CaCO3 mg/LJanitor Closet 8.5 0.29 176 36 56 0 56 nrSpigot near Engineering 8.0 nr 140 45 51 0 51 3Womens Bathroom 8.8 0.28 176 41 43 10 53 2Boiler Room Filter 8.0 nr nr 53 48 20 68 nr

Not justified for 50-70 mg/L as CaCO3

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Other Water Saving ProjectsOther Water Saving Projects


• Towel/linen reuseStill too early to tell about water savings

• Irrigation auditWater consumption down by 35%

Energy EfficiencyEnergy Efficiency• Energy Star Appliances• Programmable Thermostats• Sensor or Solar Lighting• High-Efficiency Lighting

Back of house (CFLs, T-12)L bb


Lobby area• Energy Management System• Energy Recovery Ventilators• Solar Hot Water• Preventative Maintenance • Green Power• Other

Purchase of locally harvested produce

Existing Energy SavingsExisting Energy SavingsHVAC Maintenance Dimmer Switches


Sensor Lighting Timers

FPL AuditsFPL Audits

• Conducted an audit on the natural gas usage

FPLES, Lori Pezzulo, Natural Gas ServicesPotential savings = $8 000 per year


Potential savings = $8,000 per year• Conducted a lighting audit

FPL, Frank Guzman, business accounts specialistProjected savings = $28,181 per yearQualified FPL Incentives = $3,996

Lighting RetrofitsLighting RetrofitsLamp Technology

Number of Fixtures

Lamp Type Ballast Type Cost Savings Rebate Payback

Existing: Incandescent

624 A-line Inc. No Ballast n/a n/a n/a n/a

Proposed: CFL

624 18 Watt Hardwire $9,360 $20,928 $3,120 3.6 months

Existing: Incandescent

438 A-line Inc. No Ballast n/a n/a n/a n/a

Proposed: CFL

438 13 Watt Hardwire $4,380 $7,253 $876 5.8 months


FPL CFL Plan• Total lighting fixtures = 1,062• Up front costs = $13,740• Annual savings = $28,181• Rebates = $3,996• 3.6 – 5.8 month payback

IDesign LED Plan• Canopy (10 lamps)

$183 annual savings9 month payback

• Lounge (48 lamps)$2,832 annual savings46 month payback

• Hallway (96 lamps)$3,066 annual savings21 month payback

Overall Energy UsageOverall Energy UsageParameter Pre Post ChangeElectricity usage (kWh per occupied room)

65 ± 13 82 ± 14 +17

Annual usage (kWh per year)

1.86 x 106 2.00 x 106 +0.14 x 106


• Too early to tell, but a 5% increase over last year• Attributed to increased cooling load

• HVAC installation is delayed• FPL raised their rates in the middle of our study• Irrigation pumping is down by 35%

Annual cost ($ per year)

$192,175 $211,290 +$19,115

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Energy ConsumptionEnergy Consumption


Energy Star AuditEnergy Star Audit

• Identified 148 different appliancesNot including the guest rooms or HVACTypical guest rooms have 7-15 items

E St lifi d it ( 11)


• Energy Star qualified items (n = 11) accounted for 8%

• Instituted a policy for replacement with Energy Star equivalent item

EMSEMS• Inn2Tech product

Diff i

• Telkonet productTest room

• 24% A/C usageControl room

• 50% A/C usage

Room “ON” hours per 20 days

Estimated “ON” hours per month

HVAC Watts kWh Cost

Room 601 Controlled

248 hr 370.1 hr 584 216.17 $22.05

Room 603 Non-Controlled

382 hr 570.1 hr 584 332.97 $33.96


Difference in energy consumption: 116.8 kWh per month (or 35%)Monthly savings of $11.91/roomInstallation = $27K Payback = 24 monthsHVAC usage is 21% of total energy cost

Multiple occupancy sensorsEMS control over the internet

EMS DataEMS Data


Notice how the non-controlled room is much colder on average because the A/C is running when not occupied

EMS DataEMS Data


Other ProjectsOther Projects• Windows/Doors

Window film/tint• Madico: $18,459

annual savings • 12 month payback

• Green Power


• 12 month payback Weatherstripping

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Waste ReductionWaste Reduction• Recycling

Paper, aluminum, cardboard, and one for guests• Eco-Purchasing

Post-Consumer Recycled Content (office paper)B lk P h i (E l b t t )


Bulk Purchasing (Eco-lab concentrates)Reduced PackagingManufacturer Take-Back (milk and bread crates)Ink/Toner CartridgesLease-to-buy option for copiersRefillable containers (Natura Water)

• Composting

Waste AuditWaste Audit


• Removed all waste from 3 of 4 dumpsters

• Sorted into categories• Weighed the material


Waste Audit Checklist

Date: 1-Jul-08Time: 7-10:45 amPerformed by: Meeroff, Frankel, Sobel, Vanessa

CATEGORY DESCRIPTION WEIGHT (lbs)Paper Cardboard 105

Other Recylable Paper 82All Other Non-Recyclable 40TOTAL PAPER 227

Plastic Type 1-7 Recyclable 104.5All Other Non-Recyclable 119TOTAL PLASTIC 223.5

Glass Green, Clear, Brown Recyclable 58All Other Non Recyclable 0

Organic32%

Glass7%

Other3%

Metal1%

Hazardous0%

Waste BreakdownWaste Breakdown


All Other Non-Recyclable 0TOTAL GLASS 58

Metal Ferrous 7.5Non-Ferrous 3.5TOTAL METAL 11

Organic Kitchen/Food 156.5Leafy Yard Waste 89TOTAL ORGANIC 245.5

Hazardous All 1.5TOTAL HAZARDOUS 1.5

Misc. Other 23.5TOTAL MISC 23.5

TOTAL WASTE 790

NOTES All values to the nearest 0.5 lb.

Paper29%

Plastic28%

OrganicPaperPlasticGlassOtherMetalHazardous

Waste Audit ResultsWaste Audit Results• Recyclables are 44% of the total solid waste!

Paper (10%)Plastic (13%)Cardboard (13%)Glass (7%)


( )Aluminum (1%)

• Compostables (36%)Kitchen/food waste (20%)Leafy/Yard waste (11%) Soiled paper waste (5%)

• Only 18% is left over!

Waste ManagementWaste ManagementDate Quantity Size Pick up Monthly

costAnnual cost

01/07 – 11/07 2 4-yd3 Daily $ 2,090 $ 25,080

12/07 – 05/08 1 6-yd3 Daily $ 3,460 $ 41,520


• 123,400 lb of waste diverted from landfillEquivalent to 43 Toyota Prius cars

• Recycling is saving 70%

06/08 – Present 2 3-yd3 Daily $ 1,940 $ 23,280

100+ mpg

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Recycling ComplianceRecycling Compliance• Some days it’s

good!• Some days not so

good!


Clean Air PracticesClean Air Practices• Environmentally-Preferable

Cleaners• HEPA Filters

MERV8 filters• HVAC Cleaning/Replacement


g p• CO2 Monitoring• Anti-Idling• Alternative Fuel Vehicles

Clean Air PracticesClean Air Practices

• Environmentally-preferable cleanersSwitched to EcoLab’s “green” cleaning line Ex. Bardandy, Orange Force, Apex Power

HVAC t ti i t


• HVAC preventative maintenance• MERV8 filters• Efficient set-backs• Mold testing

IAQ SurveyIAQ Survey• The Palm Beach County Health

Department agreed to provide access to IAQ monitoring instruments, training, literature, and survey checklists


Julia Cajacob (Environmental Specialist II, Division of Environmental Health and Engineering Air Quality Programs)

• Surveys focused on:Mold/mildew, relative humidity/temperature settings, moisture behind drywall, particulates/dust, VOCs, carbon dioxide, pressurization, and outside air ventilation

Results of IAQ SurveyResults of IAQ Survey• Mold/mildew staining in 45% of the areas tested• Leaks/moisture stains in 36% of the areas tested• Dust in 55% of the areas tested• Total volatile organic compounds measured with a portable

FID/PID total volatiles analyzer (TVA) averaged for the property:FID: 41 ± 28 ppmPID 33 ± 37 ppm


PID: 33 ± 37 ppm• Thermal comfort

82°F ± 5°F at 58% ± 10% humidityExceed ASHRAE 62.1-2004

• Acceptable summer temperature = 73°F – 79°F • Acceptable summer relative humidity = 30% – 60%

Average ventilation rate = 39 cfm/person ± 8 cfm/personAverage CO2 = 746 ppm ± 170 ppmMeets ASHRAE 62.1-2004, Sections 4 – 7

• Q > 15 – 60 cfm per person• CO2 < 1000 ppm

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Mold TestingMold Testing


• Raleigh 2nd Floor office A/C pan• About 9 types of mold with

bacterial colonies1. White blobs2. Fuzzy base with white dots3. Creamy white smear4. Yellow smear5. White dots on cotton-like hair6. Fuzzy white with hair growing upwards7. Amorphous white fuzzy with black streaks8. Orange dots9. Penicillin looking colony

1

2

3

5

678

9

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Further TestingFurther Testing• The Raleigh hired PM Environmental

Services Inc. for follow up testing• Sales office: 720 Total Spores/m3

• Baseline 960 – 973 Total Spores/m3

108 types of mold found


ypThe primary species of mold was: Aspergillus/Penicillium-Like, which is associated with moisture damageReccomendations:

• Finish the server room, currently open the mezzanine• Replace water damaged ceiling tiles• Clean/inspect HVAC

CommunicationsCommunications• Make Green Book

available upon request• Staff familiar with Env.

policyTraining materials


Training materials• Placards, videos

Survey instrumentsSignage

• Green team meetings• Suggestion box

Less Comps/Discounted RoomsLess Comps/Discounted Rooms

• MOD reports:Air conditioning complaintsLeaky faucetsSh ttl b b ki d


Shuttle bus breaking downOdorsPests and rodentsUnsightly waste issues

• Cardboard piles• Grease trap overflows

New Hotel PoliciesNew Hotel Policies• Training Manual and Implementation• Energy Star appliance replacement

program• Change setbacks for A/C units


Change setbacks for A/C units• Wash only full loads in cold water• Employee incentive programs• Seize new opportunities• Anti-idling policy• Recycling

If We Could Start Over…If We Could Start Over…• Corporate Mandate in writing

Pledging staff time & funding• Include Green projects in annual budgeting

processDetailed cost analysis & official quotes


y q• Establish a methodology for rapid approval

Green team must have autonomy to make decisionsIf the guest experience is affected, who decides?What is the incentive for line staff?

• Representation from each department in the Green Team

Assign alternates to increase attendance

If we could just get everyone on the same page from the beginning…


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Wish ListWish List1. Conduct more audits/assessments (ex. FPL,

MIL, IAQ, etc.)2. “Greenify” existing funded projects (ex.

chiller, break room renovation)3 C d t i t ff t i i


3. Conduct on-going staff training4. Create “allergy-friendly” rooms5. Increase signage6. Switch to No-VOC paints and donate the old

paint to Habitat for Humanity7. Donate used/spent items to reduce space

requirements for storage

More WishesMore Wishes• “Green” water

treatment chemicals for cooling tower

• Ozone laundry system• Kitchen hood demand

control ventilation

• Dual flush toilets• Recycling bins by the

elevators• 1.0 gpm showerheads• Leak detection program

O / ti


control ventilation• Programmable

thermostats• Air cooled ice machines• More sub-metering• Pre-rinse dishwasher

upgrade• Switch out heat pumps

to more energy efficient systems

• Occupancy/motion sensor lighting

• Weather-stripping and insulation

• Dispensers for toiletries/amenities

• More “Green” cleaners• Composting• Stop the bottled water!

I See More Green Hotels In Our FutureI See More Green Hotels In Our Future


Contact UsContact Us

Email: [email protected]: (561) 297-2658

www.civil.fau.edu

Documents

Meeroff - Gainesville2