150312 updating history_deep_retrofits

Energy Trust New Buildings Updating History: Deep Retrofits for Historic Projects March 12th, 2015

Small Commercial Market Solutions Energy Trust New Buildings

Small office

Retail

Restaurant

Primary school

Multifamily

Grocery

Incentive workbooks

http://energytrust.org/library/forms/NBE_TL_SOWorkbook.pdf

Path to Net Zero

It all adds up to zero • Increased incentives

for early design, technical assistance, installation and post-occupancy

• Technical resources and assistance from kick-off through occupancy

• Incentives for net-zero certification

Incentives & resources for early design • Facilitated kick-off meeting to adopt an EUI

target that aligns with the Architecture 2030 Challenge

• Up to $10,000 to offset a design charrette to refine approach and goals using:

• EUI targeting tool • Shoebox modeling

• Construction Document review (required)

Technical assistance & incentives

• 75 percent of the cost of energy studies, up to $50,000, including:

• Early design shoebox modeling • CFD analysis • Daylighting studies • Energy modeling • Commissioning design review

Installation incentives

• Modeled savings: $0.40/kWh, $1.20/therm

- OR -

• Market solutions “very best” level

• Standard and/or special measure incentives

Performance & post-occupancy incentives • $0.15/sq ft for

functional testing, up to $40,000

• Up to $40,000, or 50 percent of cost of energy metering

Incentives for net-zero certification • 50 percent of the cost

of net-zero certification from the International Living Future Institute, ILFI (including application fee)

Allies for Efficiency Training Series • Advance trainings on high-performance

• Continuing Education Credits (AIA, LFA and CCB)

• Registration priority for New Buildings Trade and Design Allies

Upcoming Trainings and Events • March 17th – Solar Design Training (At

capacity)

• June 4th – Adding to Zero: Chemeketa Community College’s Path to Net Zero

• August 6th – Commercial Building Design & Occupant Engagement (tentative date)

• October 2015 – Advance Envelope Design (tentative date)

Training & Education

Today’s Agenda • 2:30pm to 4pm: Developer’s Perspective, Core

& Shell Construction and Energy Performance

• 4pm to 4:10pm: Break

• 4:10pm to 5pm: Tenant Improvement and Occupant Experience

• 5pm to 7pm: Catered Networking Reception & Building Tours

Allies for Efficiency

Meier & Frank Delivery Depot Retrofit

March 12, 2015

overview

Founded in 1996

45 professionals specializing in acquisitions, asset and property management, development, sustainable retrofits, finance, and accounting

$600 million of equity managed on behalf of clients

$5 billion worth of assets; over 60 development projects and retrofits

Currently operating in Portland, Seattle, San Francisco, Los Angeles, Chicago and Boston

Nationally recognized leader in sustainable development

ful l-service real estate investment, development, and asset management f irm

Meier & Frank Delivery Depot

Meier & Frank Delivery Depot project summary

Program o 180,000 sf on four floors plus structured

parking o Full city block o Listed on National Historic register o Tenants : Vestas & Gerding Edlen

Financing o Total project cost: $66MM o Equity

• $17MM investor equity • $10.5MM historic tax credits

o Debt • $29MM senior loan • $8MM interest-free loan from the City

of Portland

Meier & Frank Delivery Depot project history

Acquired the building in 2008 and secured tenants; 75% pre-leased o GBD Architects o Skanska o Gerding Edlen o Portland Monthly

Began pre-development work on site,

developed 100% SD level drawings for core and shell

Financing fell through; building sat idle for

several years

Project re-start with Vestas in 2010 o Heavily recruited by the city o Alignment of sustainable vision o Unique workplace culture model

Meier & Frank Delivery Depot project highlights

Project Team o Kept Skanska as GC for core and shell o Kept GBD Architects as architect for core and

shell o Kept Glumac as MEP on the core and shell o Vestas selected TI team via competitive

process

Why? o Existing relationships o Expertise in sustainability o Knowledge of existing building conditions and

structural complexities

Result o Two general contractors (C&S, TI) o Two design firms (C&S, TI) o One LEED submittal; LEED Platinum certified

Features o Interior atrium for daylighting o Lighting controls and occupancy sensors o Operable windows o High efficiency envelope; glazing tuned to

each façade o Thermal mass - exposed concrete floors

and ceilings o Underfloor air distribution - floors 3 – 5 o Variable Refrigerant Flow system in

perimeter areas o Energy recovery on ventilation air system o 125 kW solar PV o Low-flow fixtures (reduce hot water energy

by 10%)

Meier & Frank Delivery Depot energy eff iciency highlights


Challenges o Atrium - massive amounts of rebar required

as new stair cores act as shear elements

o Discovered during demolition that structural steel within concrete beams at the roof did not align

o Smoke control strategy associated with atrium

o Historic requirements Exposed concrete at the interior of the

windows Penthouse addition and setback

requirements Solar array nearly flat due to visibility

restrictions


Opportunities o Facade Window height challenge helped

justify the investment in the underfloor air distribution system

Window system selection and sizing of VRF modules – project gained rentable square footage

Significant thermal mass in the existing concrete structure

o Used existing concrete “bunker” in

basement as a rainwater cistern

0

100000

200000

300000

400000

500000

600000

Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec

KBTU

s Meier & Frank Delivery Depot – 2012/2013 Energy Use

EUI = 26.3

Modeled Energy

Actual Energy

Meier & Frank Delivery Depot energy eff iciency incentives

Agency Description Incentive

State/Loca l : Green Investment Fund $ 25,000

Energy Trust of Oregon - Ef f i c iency $ 255,200

Energy Trust of Oregon – So lar $ 121,000

Bus iness Energy Tax Credi ts $ 336,000

Federa l : So lar Investment Tax Credi t $ 242,300

EPAC T Deduct ion $ 114,000

Subtota l : $ 1 ,093,500

$/SF $ 6 .00

Meier & Frank Delivery Depot development costs

Base Bui ld ing (Cost/sf )

Green Bui ld ing Premium/sf Tota l Cost/sf

Acquis i t ion & Re-development (CS+TI ) $ 342.85 $ 9 .30 $ 352.15 So lar Array $ - $ 4 .43 $ 4 .43 Des ign Costs $ 10.95 $ 1 .10 $ 12.05 Incent ives $ - $ (6 .00) $ (6 .00)

Subtota l $ 354.90 $ 8 .83 $ 379.11

% Premium 2.4%

Historic Tax Credits

$8MM interest-free loan (city of Portland) o No payments for 15 years o Lease rate $4/sf less than market

Property tax freeze

Energy efficiency and green incentives o Federal o State (BETC) o ETO

Sale or transfer of unused development rights

Meier & Frank Delivery Depot crit ical deal points

Rainwater cistern o Flush at project completion to help with

debris build-up and water discoloration o No ability to note the level of water in the

cistern

Exterior blinds on 5th floor o Installed at an angle due to the operable

windows – weights had to be added to keep them from flapping in the wind

Raised floor o Very effective, “plug and play” – no

contractors needed

Atrium o Challenging to clean the windows o No automated blind over the skylight

Meier & Frank Delivery Depot lessons learned

Allies for Efficiency

Meier & Frank Delivery Depot Retrofit

March 12, 2015

© 2015 Glumac

Energy Use Summary – Code Building

© 2015 Glumac

Energy Use Savings – Proposed Building

© 2015 Glumac

VRF – Modeled and Actual Performance

© 2015 Glumac

Raised Access Floor

Contributes to:

• 5% Cooling Energy Savings

• 6% Fan Energy Savings

© 2015 Glumac

Under Floor Air Characteristics

• Natural convection managed space temperature gradient

• Designed stratification

• Displacement ventilation

© 2015 Glumac

High Efficiency Lighting

• Direct/indirect fixture

• Dimmable lighting controls

• Contributes to: 13% Energy Savings

© 2015 Glumac

Rooftop Photovoltaics

Offsets:

• 8% of proposed design energy

• Whole building nearly 70% more efficient than code after PV

© 2015 Glumac

Daylighting – Atrium Space Without Skylight

© 2015 Glumac

Daylighting – Atrium Space With Skylight

© 2015 Glumac

VRF Schematic

Contributes to:

• 41% Heating Energy Savings

• 6% Fan Energy Savings

© 2015 Glumac

VRF – Fan Coil Under Floor

© 2015 Glumac

Design Challenge – Original System Design

© 2015 Glumac

Design Challenge – Original CFD Model

© 2015 Glumac

Revised System Design

© 2015 Glumac

Revised CFD Model

© 2015 Glumac

Thermal Mass

© 2015 Glumac

Night Cooling

© 2015 Glumac

Post Occupancy Performance Review

© 2015 Glumac

Case Study #3 – Vestas

© 2015 Glumac

Office Building Performance

VAV DOAS

General Contractor’s Perspective

Steve Clem

Agenda

• Key Subcontractor Selection Process

• Seismic Upgrades • Historical Status • Underfloor Air • Electrochromatic

Glazing

Key Subcontractor Selection Who? Why? How? When? • Mechanical • Electrical

agenda



Glazing

• Necessary evil (with apologies to kpff)

• Limit cost to spend elsewhere

• Demo/shoring may cost more than concrete

• Use structural elements as architectural, thermal, and other solutions

Top down, bottom up

Agenda



Glazing

• Exterior façade • Windows • Penthouse size/orientation • Interiors (surprise!)

Assessment

Agenda



Glazing

• Why underfloor air • Scheduling/logistics • Cleaning/sealing • Boxes and diffusers

(TI or C/S?) • Zones and leakage • Toilet rooms, etc • Combined with VRF

Agenda



Glazing

• Great technology (easy, clean, effective, controllable)

• Didn’t pencil, too expensive • No competitors then, but now there are

Thank you

Q & A Session

10-Minute Break

A R C H I T E C T U R E / I N T E R I O R S / U R B A N D E S I G N / I D E N T I T Y

DESIGN FOR VESTAS

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Design Concept Challenges Layout Opportunities Lighting Approach Material Efficiency Approach Water Efficiency Approach Indoor Environment Approach

W O R K P L A C E C O N S I D E R A T I O N S

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D E S I G N C O N C E P T

T h e d e s i g n c e l e b r a t e t h e c o n t r a s t o f t h e h i s t o r i c t e x t u r a l

f a b r i c o f t h e b u i l d i n g a g a i n s t t h e s l e e k a n d m o d e r n w o r k i n g

e n v i r o n m e n t

0 3 . 1 2 . 2 0 1 5

Design Concept Challenges Atrium Concept Layout Opportunities Lighting Approach Material Efficiency Approach Indoor Environment Approach


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C H A L L E N G E S • B u i l d i n g i s 2 0 0 ’ b y 2 0 0 ’ –

F u l l C i t y B l o c k

• N o l i g h t p e n e t r a t i o n t o c e n t e r o f b u i l d i n g

• B u i l d i n g o n N a t i o n a l H i s t o r i c R e g i s t e r

• I n t e r i o r R e n o v a t i o n t o b e a p p r o v e d t h r u H i s t o r i c r e v i e w

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Design Concept Challenges Atrium Concept

Natural light to core Connects all Floors

visually Increased collaboration

Layout Opportunities Lighting Approach Material Efficiency Approach Indoor Environment Approach


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A T R I U M C O N C E P T N o n a t u r a l l i g h t a t c e n t e r o f b u i l d i n g

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A T R I U M C O N C E P T D i s c o v e r y o f p o t e n t i a l s o n s i t e

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A T R I U M C O N C E P T

O v e r l a p p i n g a t r i u m

c u t - o u t s o n e a c h f l o o r f l o o d s t h e b u i l d i n g w i t h

f i l t e r e d n a t u r a l l i g h t

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A T R I U M C O N C E P T

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Design Concept Challenges Atrium Concept Layout Opportunities

Strategic Wall Layout Transparency Views Maximize Daylighting Connectivity/Collaboration

Lighting Approach Material Efficiency Approach Indoor Environment Approach


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S T A R T E G I C W A L L L A Y O U T

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G L A Z I N G - T R A N S P A R E N C Y

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V I E W S

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D A Y L I G H T P E N E T R A T I O N

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C O N N E C T I V I T Y - C O L L A B O R A T I O N

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L I G H T I N G A P P R O A C H

• M a x i m i z e d a y l i g h t i n g w i t h s k y l i g h t s a n d a t r i u m

• S o l i d w a l l s p e r p e n d i c u l a r t o e x t e r i o r w i n d o w s

• L o w l i g h t i n g p o w e r d e n s i t y - 0 . 5 4 w a t t s / S . F .

• T a s k l i g h t i n g a t w o r k a r e a s a s n e e d e d

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M A T E R I A L E F F I C I E N C Y A P P R O A C H

• C o n s t r u c t i o n w a s t e d i v e r t e d – 9 5 %

• 7 9 % o f w o o d – F S C ( C e r t i f i e d S u s t a i n a b l y H a r v e s t e d W o o d )

• 2 0 % r e c y c l e d c o n t e n t i n m a t e r i a l s

• 1 0 % r e g i o n a l m a t e r i a l s

• C e i l i n g s l e f t a s e x p o s e d c o n c r e t e

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I N D O O R E N V I R O N M E N T A P P R O A C H

• H e a l t h y w o r k e n v i r o n m e n t – p r o d u c t i v e a n d c o m f o r t a b l e e n v i r o n m e n t

• O p e r a b l e w i n d o w s

• L o w e m i t t i n g p a i n t s , a d h e s i v e s , a n d f i n i s h e s

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T H A N K Y O U

Meier & Frank Results

Natural Gas

2013 - $10,413 2014 - $12,615 Projected Building Cost: $30,028

Water


Solar 2013 - $10,769 2014 - $11,332

Electricity


Q & A Session

Upcoming Trainings and Events • March 17th – Solar Design Training (AT

CAPACITY)

• June 4th – Adding to Zero: Chemeketa Community College’s Path to Net Zero

• August 6th – Commercial Building Design & Occupant Engagement (tentative date)

• October 2015 – Advance Envelope Design (tentative date)

Thank You Updating History: Deep Retrofits for Historic Projects

March 12th, 2015

150312 updating history_deep_retrofits

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