the empire state building create a transparent, replicable, quantitative program for cost justified...
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The Empire State BuildingCreate a transparent, replicable, quantitative program for cost justified energy efficiencyreinvestment with monitored and verified operating costs reductions and payback analysis
102 stories and 2.95 million square feet
4.0 million visitors per year
$11 million in annual energy costs
Peak electric demand of 9.5 MWdown from 11.6 (3.8 W/sf incl. HVAC)
88 kBtu per sf per yr for the office building
CO2 emissions of 25,000 tons per year (22lbs/sqft)
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In 2006, ownership set an upgrade program to reposition and repurpose the Empire State Building. In 2008, energy efficiency was made a priority.
1) Reposition the world's most famous office building into a Pre-War Trophy asset
2) Prove or disprove energy efficiency retrofits’ economic viability
3) Use our work to publicize and differentiate our building andattract tenants
4) Produce a replicable model for energy efficiency retrofits ofexisting buildings, which will make up 85% of buildings in placein New York City in 2030
5) “If the only place we succeed is ESB, the effort is a failure."
Objective and Motivation
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Achieve financial return & carbon output reductionESB can reduce energy use cost-effectively and CO2 reduction comes along for free
A solution that balances CO2
reductions and financial returnsis in this range.
There are diminishing (andexpensive) returns forgreater efficiency.
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WINDOWS: Refurbishment of existing 6,514 duo-pane in an on site facility increased insulationfrom R-2 to R-8. Process included the addition of suspended, coated film and new krytpon/ argongas fill. 96% of original glass and frames were reused.
Measures
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RADIATIVE BARRIER: Installed more than six-thousand insulated reflective barriers behindradiator units located on the perimeter of the building. Virtually no building has this insulation.
Measures
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MeasuresCHILLER PLANT RETROFIT: The chiller plant retrofit project included the retrofit of fourindustrial electric chillers in addition to upgrades to controls, variable speed drives, and primaryloop bypasses.
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VAV AIR HANDLING UNITS: Replacing existing constant volume units with variable air volumeunits using a new air handling layout (two floor-mounted units per floor instead of four ceiling-hung units). Units are replaced as tenant spaces are rebuilt.
Measures
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MeasuresDDC CONTROLS: The measure involved upgrading the existing control systems at theEmpire State Building with one of the largest wireless networks ever installed.
Real-time facilities performance index monitoring used for continuous commissioning ofHVAC systems.
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Integration of efficiency measuresThe key to the ESB process is integrating the right steps in the right order. Eight interactivesteps were chosen out of more than 60 considered… no “Silver Bullet”.
38%Reduction
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“Green” vs. Energy Efficient RetrofitsCommon definitions of “Green” buildings omit measured and verified energy efficiency.Energy efficient retrofits focus on quantifiable energy efficiency measures.
Green Building Practices
• Renewable, recycled-content, reused and locally produced materials
• Indoor air quality (voc-free materials, DCV)
• Recycling programs• Water reduction• Green cleaning• Green pest management
Energy Efficient Retrofits
• Reduce loads• Provide controls• Optimize systems efficiency• Integrated, lifecycle approach• Reduce energy usage • Quantifiable metrics• Guaranteed savings• Measurable payback and
return on investment
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Converging forces
Recognition of need to develop moresustainable and efficient business practices
Acceptance of energy supply constraints andnational security issues posed by energydependence
Ongoing federal, state and local legislativeaction
Corporate trend toward GRI reporting, selfregulation and reduction in GHG emissions
Customer, employee and shareholderpressures
Business opportunity
Growing pressure to alter appraisals, valuesfor lending and purchasing based onsustainability
Reduced operating costs through efficiency
Increased marketability, competitiveness
Improved work environments, productivity,recruitment and retention
Positive NPV and ROI
Fund improvements through energy savings
Maintain value
Industry drivers for energy efficient retrofits
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• Better thermal comfort resulting from better windows, radiativebarrier, 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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Savings in Tenant SpacesSkanska studied their own installation costs to project costs and savings
Data provided by Skanska based on performance of their 32nd floor office at the ESB, 2009
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HIGH PERFORMANCE DEMONSTRATION PROJECT
GOAL: Transform the market by accelerating demand for high performance tenant installations and energy upgrades to base building central systems in commercial buildings
METHOD: Integrate value analysis of potential high performance measures into standard practice for design and installation of tenant improvements and base building retrofits
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VALUE PROPOSITION
Highlight the value of high performance build outs and retrofits that will accrue to both tenants and building owners:
•Tenants benefit from:
•financial savings resulting from decreased energy consumption
•improved workplace comfort
•increased worker productivity and retention
•Building Owners benefit from:
•decreased operating cost through decreased energy consumption
•improved occupancy through meeting tenant demand
•improved tenant satisfaction, resulting in higher renewal probability
•increased asset value
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PROJECT DEVELOPMENT PROCESS
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1.1. 2.2. 3.3. 4.4. 5.5. 6.6.
Design Workshops
Preliminary Analysis
Initiation/ Define Tenant
Goals
Value Analysis
•ROI•LCCA•GHG
Measurement and
Verification
Tenant Review & Decision/
Implementation
Case Study
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HIGH PERFORMANCE CASE STUDIES
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ENERGY SAVINGS OPPORTUNITIES
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ENERGY SAVINGS OPPORTUNITIES
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ENERGY SAVINGS OPPORTUNITIES
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Minimize energy using “right steps in the right order”:1)Reduce loads2)Increase equipment efficiency3)Address occupant behavior
•ENERGY END USE CATEGORIES:a.Envelopeb.Lightingc.Coolingd.Ventilatione.Heatingf.IT/ Server Roomsg.Domestic Hot Waterh.Controlsi.Plug Loads j.Energy Managementk.Demand Responsel.Sub-metering
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TENANT ENERGY MANAGEMENT: This measure provides tenants with access to onlineenergy consumption and benchmarking information as well as sustainability tips and updates.
Measures
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