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source: The Wall Street Journal “Buildings account for 40% of global greenhouse gas emissions. Make them more energy efficient and you help fix a mega-problem.” “There’s nothing else I could do . . . and have that kind of impact.” Henry Paulson, former Goldman Sachs CEO, U.S. Treasury Secretary, and Nature Conservancy Board Chair, whose engagement with Xi Jinping and other China leaders spans decades, discussing his efforts to make new Chinese buildings more energy efficient. Reduction in the Midst of Growth

ISCN 2015: WG 1, Dante Archangeli

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source: The Wall Street Journal

“Buildings account for 40% ofglobal greenhouse gas emissions.Make them more energy efficient

and you help fix a mega-problem.”

“There’s nothing else I could do . . .

and have that kind of impact.”

Henry Paulson, former Goldman Sachs CEO, U.S. Treasury Secretary, and Nature Conservancy Board Chair, whose engagement with Xi Jinping and other China leaders spans decades, discussing his efforts to make new Chinese buildings more energy efficient.

Reduction in the Midst of Growth

2

REDUCTION IN THE MIDST OF GROWTHcollaboration to improve environmental performanceat the University of Hong Kong

Context – China & Southeast Asia, LEED & EBOM

Lessons

Project Highlights

HKU’s CYC & TTT Buildings - Retrofit Pilot Project

(Chow Yei Ching & Tsui Tsin Tong Buildings)

Energy Performance Contract (EPC) LEED Existing Buildings: Operations and Maintenance

(EBOM)(currently also referred to as LEED O+M: Existing

Buildings)

Challenges for China & SE Asia

[email protected] in the Midst of Growth

3

0

50

100

150

150

2

World Buildings

existing building stockannual replacement

bill

ion

sq

. m

ete

rs

50

100

Chinathe rest of the world

75 years before the world’s existing buildings are replaced

China accounts for 1/3 of the floor area of the world’s buildings.

sources: ACEEE, Architecture 2030

Reduction in the Midst of GrowthContext

4

EBOM minimumenergy performance

EBOM v2009 - 69th percentile

O+M v4a. 75th percentile, orb. 20% more efficient after retrofit

EBOM (O+M) - reduces theenvironmental footprint of existing buildings.

source: Green Building Law Update

Reduction in the Midst of GrowthContext

5

EBOM – few local examples for contemplatedChina and SE Asian projects to learn from.

San F

ranci

sco

Sin

gapore

Atl

anta

Houst

on

Taip

ei

Hong K

ong

Bangkok

Chic

ago

Jakart

a

Manila

New

York

Beijin

g

Shanghai0

50

100

150

200

250population EBOM (O+M) projects

cert

ified E

BO

M p

roje

cts

vsPopula

tion in 1

00,0

00’s

source: USGBC Directory, Wikipedia

Reduction in the Midst of GrowthContext

Timeline

6

CYC & TTT Project

1st university bldgs. registered as LEED EBOMs in China Important example for China & SE Asian universities

Source:Reduction in the Midst of

GrowthProject Highlights

2008Sustainabilit

y Office meets with

CCI

2008 Centennial

Campus kick-off

ESPC interviews

and tendering

Siemens Ltdselected

2010 NovIG Audit Reports

2011 Nov ESPC-LEED

contract signed

2012 fall first four

year undergrad

class enters HKU

2013 Jul final project acceptance & start of 8 yr. energy guarantee

2013-2014 EBOM 12 & 3

month performance

periods

2014 Dec EBOM

certification package submitted

7

CYC & TTT EPC Retrofit

EPC projected electric savings – CYC building

30% electricity reduction8 yr. paybackcooling range 23-26 C

uninsulated block & bricksingle pane glass13,178 sq. mbuilt 1993

chilled waterplant upgrade64%

lighting retrofits18%

BMS upgradewith EMS11%

window film5%

green roof2%

source: IG Audit Report, Siemens LtdReduction in the Midst of

GrowthProject Highlights

8

CYC & TTT EPC Retrofit

EPC projected electric savings – TTT building

33% electricity reduction8.4 yr. paybackcooling range 20-24 C

uninsulated block & bricksingle pane tinted glass4,884 sq. mbuilt 1993

chilled waterplant upgrade56%

Dehumidificationupgrade27%

BMS upgradewith EMS4%

source: IG Audit Report, Siemens LtdReduction in the Midst of

GrowthProject Highlights

lighting retrofits13%

9

CYC & TTT EBOM

source: Reduction in the Midst of

GrowthProject Highlights

EBOM PROCESS

Scoping and Assessment design charrette (but the building exists)

Solutions Development costing of non-ESPC strategies

mgt. reviews & policy developmentidentify & approve credits to pursue

Implementation

Performance Period monitor & document

Certification prepare & submit documentation

USGBC review & determination

Siemens

Users

Sustain. Office

Finance Office

Estates Office

10

CYC & TTT EBOM

source: LEED 2009 EBOM checklist

Reduction in the Midst of Growth

Project Highlights

EBOM/O+M Rating System

category prereqs. pos. pts.Sustainable Sites 0

26Water Efficiency 1 14Energy & Atmosphere 3 35Materials & Resources 2 10Indoor Env. Quality 3

15Innovation in Operation 0 6Regional Priority0 4 Total9 110

The certification application requires performance data,much of which is affected by user behaviors.

3-15 points - alternative commuting transportation – “demonstrated % reduction in conventional commuting trips”

1-18 pts – optimize energy efficiency performance – “energy performance must be based on actual metered energy consumption”

max. 100basecreditpoints

11source:Reduction in the Midst of

GrowthChallenges

“People will consider our EBOM effort a failure if it doesn’t achieve the target level of certification.”

Loss of face is to be avoided

The EBOM process outcome is uncertain.

12

uncertified50%

certified50%

All LEED rating systems

uncertified55%

certified45%

EBOM rating system

uncertified55%

all others42%

platinum3%

uncertified50%all others

44%

platinum6%

EBOM certifications are harder to achieve than certifications for other LEED rating

systems.

source: USGBC Directory, May 2015

Reduction in the Midst of Growth

Challenges

13

EBOM3%

ALL OTHER LEED RATING

SYSTEMS97%

CHINA

EBOM projects are a smaller portion of LEED projects

in China than in the rest of the world.

source: USGBC Directory, May 2015

Reduction in the Midst of Growth

Challenges

EBOM10%

ALL OTHER LEED RATING

SYSTEMS90%

THE WORLD

14

China & SE Asian building owners may require more

Iikelihood that EBOM projects will achieve success.

source: USGBC Directory, May 2015

Reduction in the Midst of Growth

Challenges

San F

ranci

sco

Sin

gapore

Atl

anta

Houst

on

Taip

ei

Hong K

ong

Chic

ago

New

York

Beijin

g

Shanghai0

20

40

60

80

100EBOM certified as a % of EBOM registered

15

The energy efficiency baseline may belower in China and SE Asia.

source: Siemens Ltd. IG Audit Reports Energy Star Portfolio Manager

Reduction in the Midst of Growth

Challenges

Even before retrofits, CYC and TTT were energy efficientcompared to similar buildings in Hong Kong.

70th HK 2010 percentile911 MJ/m2/year

90th HK 2010 percentile754 MJ/m2/year

CYC Building

TTT Building

46th to 64th

US 2014 percentile

Outdoor and indoor air quality

Food production and consumption

Recycling and waste management

Drinking water quality and sewer availability

Sustainable product availability

Commercial cleaning procedures

16

The infrastructure and culture for sustainability is not robust in most parts of

China and SE Asia.

source: Reduction in the Midst of

GrowthChallenges

17source:Reduction in the Midst of

GrowthLessons

Universities are well suited to EPCs.

Long-term building ownership horizon

Control over building uses

Short-term profit not required

Building uses are stable

18source: US EPA,Reduction in the Midst of

GrowthLessons

Projected energy savings may not occur

Proj

ecte

d

Actu

al M

eter

ed

CYC & TTT Buildings’electric savings

19source: Reduction in the Midst of

GrowthLessons

Guaranteed savings are interpretable

20source:Reduction in the Midst of

GrowthLessons

EBOM implementation depends on

organizational structure & behaviors

Resources & poweradequacy, disparity

Institutional cultureinternal consistency, strength, longevity

Authority & responsibility

Conflicting directions & motivators

Continuitypersonnel, resources, priorities

21source:Reduction in the Midst of

GrowthLessons

Successful EBOM implementation requires

creating stakeholder buy-in

waste/recycling – cleaning – purchasing

Contractor

Users

22source:Reduction in the Midst of

Growth

The future

Building ops & services professionalism improved

internally, outside contractors

Sustainability awareness & discourse raisedadministration, staff, users, & the greater HK campus

community

HKU ESCO contemplated

Comprehensive sustainability plan being developed

target setting, governance

Sustainability office independence strengthened

[email protected]

mReduction in the Midst of Growth

Recap

EBOM & EPC’s = More Sustainable Existing Buildings

real-word measured improvement requiredChina & SE Asia regional challenges

Building Operations = 40% of GHG Emissions 75 years to replace the existing buildings

China accounts for 1/3 of the world’s existing building floor area

HKU’s CYC/TTT = Important Example for China & Asia