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Energy Performance Optimization Guide NOVEMBER 2012 IB: 12-11-B NRDC Center for

Energy Performance Optimization Guide NOVEMBER 2012 IB: 12-11-B NRDC Center for Market Innovation Project Director: Wendy Fok, RA, LEED AP Center for Market Innovation Natural Resources Defense Council Principal Authors: Wendy Fok Jay Orfield Lauren Zullo Contributing Authors: Greg Hale Yerina Mugica About NRDC NRDC (Natural Resources Defense Council) is a national nonprofit environmental organization with more than 1.3 million members and online activists. Since 1970, our lawyers, scientists, and other environmental specialists have worked to protect the world’s natural resources, public health, and the environment. NRDC has offices in New York City, Washington, D.C., Los Angeles, San Francisco, Chicago, Livingston, and Beijing. Visit us at www.nrdc.org. About NRDC's Center for Market Innovation The core mission of the Center for Market Innovation (CMI) is to expand the impact of the Natural Resources Defense Council (NRDC) by creating market conditions that will redirect capital flows toward sustainable uses. We believe that engaging mainstream capital is a critical component in achieving our common goals. We do so by engaging with the business community to articulate and implement sustainable value propositions, with a current focus on energy efficiency, water management, and regenerative agriculture. A collaborative approach between building owners and occupants is essential to optimizing the performance of commercial office buildings, and tenant demand will be a critical factor in driving the market toward optimizing commercial building performance. The Natural Resources Defense Council’s Center for Market Innovation (CMI) has established a High Performance Demonstration Project (the “Project”) aimed at accelerating demand for high performance tenant spaces in the commercial office market by demonstrating their economic benefits. The Project aims to promote the compounding effect of owner/tenant collaboration, as tenants who value high performance spaces choose to locate or remain in buildings with highly efficient central systems and transparent energy management practices. As a result, building owners investing in central system energy efficiency improvements will not only garner operating savings, but will also gain competitive advantage in attracting and retaining these high value tenants. Acknowledgments The principal authors of this report wish to acknowledge and thank for providing information or material, reviewing drafts, or otherwise assisting in preparing this guide: Kyung-Ah Park and Kevin Smith, Goldman Sachs; Elizabeth Heider, Emily Shackles, Jimmy Mitchell, SKANSKA; John Weale, Integral Group; Andrea Burnham, Henny van Lambalgen, QUEST Energy; Steven Snyder, Kelly Smith, Olivia Nix, Clay Nesler, Paul Rode, Johnson Controls; Grace Gill and Lisa Copland, NRDC. CMI has engaged several industry leaders as technical advisors for the Project, including Goldman Sachs, Johnson Controls, Jones Lang LaSalle, Malkin Holdings, SKANSKA, and ULI/Greenprint. This work is made possible by the generous support of Goldman Sachs and the Rockefeller Foundation. NRDC Director of Communications: Phil Gutis NRDC Deputy Director of Communications: Lisa Goffredi NRDC Policy Publications Director: Alex Kennaugh NRDC Publications Editor: Carlita Salazar Design and Production: Tanja Bos © Natural Resources Defense Council 2012 Cover photo: Nicholas van der Grinten, Photographer for the Empire State Building PAGE 1 | Energy Performance Optimization Guide I Center for Market Innovation: High Performance Tenant Demonstration Project TABLE OF CONTENTS Introduction....................................................................................................................................................................................2 I. Energy Modeling.........................................................................................................................................................................4 II. Incremental Costing...................................................................................................................................................................8 III. Financial Analysis. ....................................................................................................................................................................10 PAGE 2 | Energy Performance Optimization Guide I Center for Market Innovation: High Performance Tenant Demonstration Project INTRODUCTION T his Energy Performance Optimization Guide is a resource describing how to develop, quantify, implement, and measure energy performance solutions in a commercial office space. The Natural Resources Defense Council’s (NRDC) Center for Market Innovation (CMI) developed, tested, and refined this process during the execution of live tenant projects included in its High Performance Tenant Demonstration Project. The goal was to find common solutions applicable across a broad spectrum of tenant conditions. The guide features three modules: Project Initiation, Value Analysis, and Implementation/Measurement and Verification. It is a framework that works together with a set of supporting tools to map out an energy performance analysis process that is integrated into each phase of the tenant’s process—site selection, design, construction, and occupancy. The guide provides an introduction to the process of evaluating the economics of energy performance for tenants, building owners, and their representatives. In doing so, real estate decision makers are encouraged to demand a straight- forward and transparent value analysis of energy and indoor environmental quality solutions to be considered in fitting out a new space upon a tenant’s relocation, or retrofitting an existing space upon lease renewal. However, the guide is designed to go beyond the introductory level, to serve as an in-depth resource providing tenants and their design teams with specific instructions and tools PAGE 3 | Energy Performance Optimization Guide I Center for Market Innovation: High Performance Tenant Demonstration Project for incorporating the quantification of energy performance measures into standard build-out design and construction practice. The guide is intended to help build the market expertise that will be needed to meet the demand for this professional service, and to encourage a financing market to support implementation of high performance projects. By understanding the process, tenant’s project teams (architects, engineers, contractors, and project managers) will have the ability to define the cost effectiveness of proposed energy performance options at the right time during the design process to inform a client’s decision-making. The process is outlined to complement the milestones already taking place in the project team’s carefully choreographed build- out process. Depending on the tenant space size, scope, and schedule, it is possible either to apply the process to the entire leased premises or to apply the results and learning from early phases to future floors to be built out in the same building or other spaces within the tenant’s portfolio. Value Analysis: Quantifying Energy Performance During Design CMI is introducing the Value Analysis as the first module to the guide, as it serves to anchor the economic case for energy performance during the tenant’s lease cycle. This quantitative process synthesizes the project development analysis using quantitative metrics. Energy use modeling and costing analytics are used to test energy performance scenarios and determine an optimal energy performance package. The Value Analysis includes a financial scorecard and a narrative describing the evaluation process and technical factors relating to the energy performance recommendations, and is timed to align to the tenant’s design and decision-making process. This provides the tenant and its existing facilities/ design team with the right information to determine tiers of good, better, and best packages of energy performance measures to incorporate into the build-out of the space. The Value Analysis combines data generated by the Energy Modeling and Incremental Costing steps, to identify and recommend the highest value set of Energy Performance Measures (EPMs) to incorporate into the design of a tenant’s new premises. Thus, it provides energy efficient alternatives to code-compliant designs and systems without diminishing effectiveness, quality, or user comfort or satisfaction: I. Energy Modeling is conducted to inform early design decisions. Results are used to recommend measures for building systems, lighting, controls, and plug loads in order to optimize energy use. The model measures the impact of potential scenarios and compares them to a baseline, code-compliant space. II. Incremental Costing is performed to determine the additional first cost (if any) required to upgrade from a baseline design element to a high performing alternative. III. Financial Analysis closely relates capital and operating expenses to one another by quantifying the costs and benefits. It is intended to determine the most cost effective opportunities for energy savings. An energy performance recommendation, documenting the evaluation process and outcomes of the energy modeling, costing analysis, and the program needs, frames the financial analysis. The Value Analysis projections quantify annual and lease-term financial impact and take into account possible incentives and tax deductions. They also determine the payback period of each measure and an optimal package of EPMs, together with the Net Present Value and Return on Investment of the optimal EPM package. The evaluators should include the project’s design, facilities, construction, accounting, and management teams. PAGE 4 | Energy Performance Optimization Guide I Center for Market Innovation: High Performance Tenant Demonstration Project E nergy modeling is a computer simulation used by engineers and architects to understand the implications of design on the energy performance of a building or tenant space. Energy modeling is a powerful tool when used early in the integrated design process. Incorporating energy modeling allows for analysis throughout the design process; it can be used in applying for potential incentives, tax deductions, and Leadership in Energy and Environmental Design (LEED) enhanced commissioning credits, and it can support post-occupancy measurement and verification and ongoing commissioning. Select an energy modeler who can partner closely with the project team to work through different design scenarios (see the sample Request for Proposal). For the purpose of a high performance tenant build- out, the energy modeling should be performed during the Design Development (DD) and Construction Document (CD) stages. I. ENERGY MODELING The application of the Energy Modeling tool entails the following steps: 1. Select a modeling tool There are many energy modeling software tools available on the market today. The suitability of a uploads/Management/ optimization-guide.pdf