The Eco Hotel Sustainable Renovations
The Eco Hotel
Sustainable Renovations
1. Building Resource Consumption and Waste
2. Rising Utility Costs (Energy and Water)
3. Consumer Demand
4. Proposed Federal Regulations (Clean Energy and Security Act of 2009)
5. Competitive Advantage
6. Capital Risk Factor
7. Start with Establishing a Baseline
Sustainability is the process of utilizing existing capital; people, planet, and profit; in a functional, adaptable and ecological manner. Balance of environmental, social and economic demands - the "three pillars" of sustainability
Why Should Sustainability Drive your Renovation Decisions?
Building Resource Consumption and Waste
Sources:US Green Building CouncilEnvironmental Information Administration (2008); EIA Annual Energy OutlookU.S. Geological Survey (2000), 2000 data
Building impact on U.S. Resources:
40% of energy consumption39% of CO2 emissions13% of water consumption 100% of Municipal Solid Waste
Green Buildings Can Reduce:
Energy Use by 24% - 50%CO2 Emissions by 33% - 39%Water Consumption by 40%Municipal Solid Waste by 70%
Building Resource Consumption Effect on Natural Resources
Using 2007 equivalent dollars, Between 2000 through 2007 Energy bills
in Florida have risen aggressively from an average of 8.01 cents to
10.45 cents per KWh, which is a 24% increase with no end in site.
Source: Energy Information Administration, Form EIA-861, "Annual Electric Power Industry Report."
2008 National Average = 11.10 cents per KWh
2009 National Average (YTD) = 11.55 cents per KWh
U t i l i t y B i l l s R i s i n g
31% Increase in National Energy Cost in the US; 2000 - 2009
Rising Utility CostsEnergy Consumption
Over 55 million U.S. travelers are classified as “geo-tourists”
LOHAS (Lifestyle of Health and Sustainability) Consumers30% of the U.S. Population is considered a LOHAS consumer; these customers are focused on health, fitness, the environment, personal development, sustainable living, and social responsibility; generally composed of a relatively upscale and well-educated population segment.
Most Importantly on average, satisfaction is more than 160 points higher among guests who report being aware of their hotel's green programs.
Sources: Wikipedia &JD Power & Assoc. 2009 Guest Satisfaction Survey
Geotourism incorporates sustainability principles, but in addition to the do-no-harm ethic, geotourism focuses on the uniqueness of a place, such as historic structures, living and
traditional culture, landscapes, cuisine, arts, as well as local flora and fauna.
Improved Guest Satisfaction66%of guests said they were aware of their hotel's conservation efforts; and 72% said
they participated in their hotel's conservation programs during their stay.
Consumer DemandConsumer Segments and Satisfaction
Both bills include a cap-and-trade global warming reduction plan designed to reduce economy-wide greenhouse gas emissions 17% -20% by 2020, 42% by 2030, and 83% by 2040. Other provisions include new renewable requirements for utilities, studies and incentives regarding new carbon capture and sequestration technologies, energy efficiency incentives for homes and buildings, and grants for green jobs, among other things. More information can be found at http://www.opencongress.org/
House Bill (Waxman-Markey)American Clean Energy and Security Act
Senate Bill (Kerry - Boxer)Clean Energy Jobs and American Power Act
Federal RegulationClean Energy and Security Act of 2009
U.S. Environmental Protection Agency (EPA) On January 1, 2010, the EPA will, for the first time, require facilities that emit 25,000 metric tons or more of CO2 equivalent per year to report GHG emissions data to EPA annually; this will apply to approximately 85 percent of the nation’s GHG emissions and roughly 10,000 facilities.http://epa.gov/climatechange/emissions/GHG-calculator/index.html
Sources: Green Hotels Association, US Green Building CouncilMcGraw-Hill Construction, Key Trends in the European and U.S. Construction Marketplace SmartMarket Report, 2008McGraw-Hill Construction, Greening of Corporate America SmartMarket Report, 2007
Business BenefitsCompetitive Advantage
Starwood develops Elements brand requiring LEED cert.Marriott announces aggressive LEED hotel expansion planWyndham Worldwide corporate office awarded Silver LEED cert.National Business Travel Association (NBTA) 2010 RFP’s: “Hotels must now outline their environmental initiatives and green certifications”.
8-9% reduced operating costs
7.5% increased building value
6.6% improved ROI
3.5% increased occupancy
3% average increased rent
U.S. Green Buildings Advantages
Hotels with Proactive Environmental Strategies
4% higher ROI9% higher sales growth
17% higher operating income
Overcoming old market risk factors
and meeting the new challenges of climate change, human heath,
and social inequity.
Green building offers real, measurable,
immediate solutions where our world’s biggest challenges
converge
Sustainability Solutions
Sustainable
Human
Cap
ital
Resources
ProfitFunctional
Adapta
ble
Ecological
Land, Energy, Air,
Water, Food
Money, Reputation
Health
, Well
ness
,
Lifes
tyle,
Commun
ity
Comprehensive Capital Planning
A Strategic Shift in Capital PlanningA Decisive and Disciplined Approach
Sustainable Assessment Program (SAP) Areas of Focus
Energy / Electrical Efficiency
HVAC equipment Lighting Windows Guestroom energy monitoring Energy star appliances
Water ConservationLandscapeLaundry facility Restaurant equipmentAmenity equipmentHVAC systems Towel and linen reuse Toilets & Showers
Indoor Air QualityIndoor material emissions (VOCs / CFCs)Mold and mildew Exhaust systemsHVAC filters HVAC maintenanceHazardous waste storage Cleaning products
Waste ReductionReduceReuseRecycling Composting Hazardous waste PurchasingDonation programs
Materials & ResourcesLow Toxicity / Carcinogens Assembly Material Manufacturing EfficiencyRecycled Content Recyclable Rapidly Renewable Raw Materials Durability Inhibits Building ContaminatesManufacturing Location
Capital EquipmentPlanned ExpendituresUnderperforming or ObsoleteEquipmentMaintain v. ReplaceLife cycle v. First Cost
WATER USAGE BASELINE
ENERGY USAGE BASELINE
WASTE MANAGEMENT BASELINE
INDOOR AIR QUALITY BASELINE
Sustainable Assessment Creating a baseline
CARBON FOOTPRINT BASELINE
Optimize Energy
Consumption
HVAC
Lighting
Other Equipment
Energy Mngmt .System
Renewable Energy
Heat Island Reduction
Window Heat Gain
Light Pollution
Follow up with
Energy Management Plan
Building Commissioning
Creating a Baseline
Energy Conservation is the practice of reducing the quantity of energy
used to accomplish the same result.
Energy Consumption
Energy Star Portfolio Manager allows you to track and assess energy and water consumption across your entire portfolio of buildings in a secure online environment; identify under-performing buildings, verify efficiency improvements, and receive EPA recognition for superior energy performanceGo To: www.energystar.gov; Tools and Resources Library
Kilowatt Crackdown Take the CFEEA (Central Florida Energy Efficiency Alliance) Kilowatt Crackdown Challenge www.orangecountyfl.net
Energy Conservation & Efficiency
Energy ConsumptionLevel of Effort increases Energy Savings
Level 1: Control Equipment (Turn it off when it’s supposed to be off)
Educate of Staff and Management (Closing blinds in Summer, turn off A/C)
Level 2: Verify Existing Equipment is working properly
Changes to Control Systems
Level 3: Energy Assessment
System Changes
Assessment ProcessDevelop Energy BudgetsIdentify Underperforming EquipmentGenerate Payback StudiesPromote Capital ImprovementsInstitute Energy Recovery Measures
Energy Conservation Case StudiesEnergy Consumption5 Horsepower Booster Pump Running in Manual Mode 24/7 (Holiday Inn Express, Bluffton SC)No cost pump operation corrected, annual savings of $1898
High Efficiency PTAC Installation (Crown Plaza 178 room renovation, Tampa FL)High EER PTAC with controls, cost premium per room $610, annual energy savings per room $1478, Payback 5 months
Room Controls for TV, lighting and PTAC (Seagate Hotel, 165 rooms, Delray Beach FL)Cost premium per room $1,100 (est), annual energy savings per room $1620
Low Flow Fixtures (Seagate Hotel, 165 rooms, Delray Beach FL)Savings per room estimated as 55.7 gpd with standard fixtures, reduced to 27.5 gpd with low flow fixturesAnnual water savings per room 10,293 gallons, $93 per room or $15327 annually
Typical Power Distribution
Warm Climate Facility
HVAC is 51% of energy bill, increasing the efficiency of
HVAC systems by 30 percent (10 SEER to 13 SEER), you will cut your TOTAL power bill 15%
Guestrooms Typical consumption is 200 GPD/ room (5 times the typical building)
ShowersFaucetsToilets
Guest Ice Machines
Public Restrooms
Kitchens Equipment
Laundry Process & Equip.
Cooling Tower Systems
Staff Education
LandscapingReuse of graywaterRainwater harvesting Weather-based irrigation controllers
.5GPM
Creating a Baseline
1.0GPF
Water Consumption
Water CHAMP properties save an average of 17 gallons of water per occupied room per day
For more information go to:www.swfwmd.state.fl.us/conservation/waterchamp
Bathroom Sink FaucetsFlushing UrinalsShowerheadsHigh-Efficiency ToiletsPre-Rinse Spray ValvesLandscape Irrigation ServicesWeather-Based Irrigation Controllerswww.epa.gov/watersense
Case Study Seattle Westin Hotel
Water Consumption
After review of baseline systems, a plan was developed to save 55 gallons per day per room.
Major features included low-flow fixtures, kitchen and laundry equipment, procedure modifications and staff training.
200 room hotel @ 1.9 cents/galAnnual savings = $76,285
Sources: University of Oregon Educational ProgramThe Encyclopedia of Earth www.eoearth.orgUS Green Building Council LEED EB
Municipal Solid Waste is solid materials disposed from Residential and Commercial Bld.
Recycling22% of the solid waste is recycled50% - 70% is achievable
CompostingRecycling of yard & food waste. Composting takes approx. 1 year
Recycling Containers & TrainingPaperPlasticMetal
Glass CardboardNewspapers
Sustainable PurchasingOngoing ConsumablesDurable Goods
Waste Management Plan
Solid Waste Management Creating a baseline
What’s in your garbage?
29.4% Paper12.9% Wood10.5% Landscape Debris8.2% Metals8% Misc. Inorganics7.7% Textiles7.2% Plastics6.7% Misc. Orgnaics6.6% Food Waste2.8% Glass
Reduce
Reuse
Recycle
Dispose
Purchasing Policy
INDOOR ENVIRONMENTAL QUALITY (IEQ) quantifying and improving the indoor air contaminants, and providing a place that the body and mind can function well. Occupant health is a central concern when discussing IEQ.
Tobacco Smoke Free Policy
Cleaning Products Policy
Outdoor Air Delivery Systems
Exhaust Systems
Filtration
Cleaning Program Monitoring
Air Quality Monitoring
Materials and Product Off-Gassing
Thermal and Light Comfort
Indoor Environmental Quality Creating a Baseline
Sources:US Green Building Council LEED EB
Carbon FootprintCreating a Baseline
A carbon footprint is the total set of greenhouse gas (GHG) emissions caused by an organization, event or facility.
U.S. EPA Climate Leader Partner companies commit to reducing their impact on the global environment by completing a corporate-wide inventory of their greenhouse gas emissions, setting aggressive reduction goals, and annually reporting their progress to EPA. Through program participation, companies create a credible record of their accomplishments and receive EPA recognition as corporate environmental leaders
Source: IPCC, 2007: Summary for Policymakers. In: Climate Change 2007: Mitigation. Contribution of Working Group III to the Fourth Assessment Report of the Intergovernmental Panel on Climate Change
The mitigation of carbon footprints through the development of alternative projects, such as solar or wind energy or reforestation, represents one way of reducing a carbon footprint and is often known as Carbon offsetting
Site AssessmentWater consumption base-lineEnergy consumption base-lineWaste prod. & recycling base-lineIndoor Air Quality base-lineBuilding materialsFurniture, fixtures, equipmentCreate an onsite “Green Team”
Action PlanDetermine state and federal government regulations and incentivesVerify brand initiatives on sustainability Investigate available credits and rebatesDetermine goals for green ratingsBase-line vs. RecommendationsProject EstimateROI Report
ImplementationApply for green ratingsImproved water efficiencyReduced energy consumptionRecycling planBuilding CommissioningConstruction IAQ management planAlternative transportation planLocal /Regional materialsMaximize existing building reuseRapidly renewable raw materialsLow emitting materials
Education / MarketingPress releases Web advertisingSocial networking On-site educational events
The ProcessSustainable Assessment Program (SAP)
THE ECO HOTEL
SITE UTILIZATION
WATER CONSERVATION
ENERGY CONSERVATION
ECOLOGICAL MATERIALS
ALTERNATIVE ENERGY
INDOOR AIR QUALITY
EDUCATION
PERSONAL WELLNESS
COMMUNITY CONNECTIVITY
LOCAL ECOSYSTEM
Sustainable Site
The National SeashoreBeaches are across
The Intercoastal Waterwayon the Atlantic Ocean and offer 23 miles of
unspoiled, natural beaches
INTERCOASTAL WATERWAY
Maintenance of the adjacent
Wildlife Preserve
Site Selection Existing
Industrial Park Infill Site
Storm Water Retained On
Site Filtered & Reused For
Irrigation
Adjoining a 21 acreconservation area
Near 450 acreEnchanted
Forest ConservationPreserve
Near the Merritt IslandWildlife Preserve;
160,000 acres;offering boating,world class bird
watching,fishing, canoeing,hiking, and biking
Site selections; building orientation; resource retention
Alternative Transportation parking priority
Building Orientation is east-west to reduce solar
heat gain and promote maximum use of day
lighting
Pervious Surface Parking is designed to reduce the
heat island effect and promote site drainage
Green Roof garden on the structured parking
supplies the organic restaurant options
Building & Landscape DesignResort Entrance
Alternative Transportation Parking priority for low-emitting fuel vehicles,
free bicycles for guests, electric car rentals
Native Landscape Needing Minimal Irrigation
Gray Water Generated Will Be Captured, Filtered And Reused To Flush Toilets
Exterior Light Shelves will bounce sunlight into the
guestrooms reducing artificial lighting needs.
Building & Landscape DesignPool Area
Geothermal Closed Loop heat exchange system connected to a water
source HVAC heat pump & a fresh air exchange system controlling
humidity.
A Boardwalk & Pier Meandering through the
adjacent Wildlife Preserve is used for education and experiences with nature
Building & Landscape DesignResort View from Intercostals
Light Pollution reduction is
important to the adjacent wildlife
preserve and migrating birds.
Scrub Jay PreserveProtection and
restoration of the Scrub Jay habitat
adjacent to the site.
Unit LayoutAdaptable room layout for region, brand and accessibility
Recycled Content Carpet32% post-industrial and 34% post-
consumer recycled content. Manufacturer reclamation program
Terrazzo Tile Flooring43% post-industrial and 18% post-consumer recycled content. Mfg. regionally within 500 miles. Water
base acrylic sealer (low VOC).
Glass Mosaic Tile45% Post-Consumer
recycled content low VOC adhesive
and sealant
Entry Perspective
Recycled Polyester Fabrics100% post-consumer recycled content. Mfg. reclamation program
Bamboo Plywood and MDFFSC certified plywood, Low VOC wood stain and
adhesives
Guestroom Energy Mngmt.Unoccupied units lighting is automatically switched off, HVAC set to conservation
mode and window treatment closed to reduce heat gain.
Interior Guestroom
Interior GuestroomSleeping Area
Wallcovering Digital Print100% post-consumer recyclable, non-PVC,
breathable, Green Guard certified, regionally mfg.
ArtworkSoy ink printed on bamboo
plywood panel. Bamboo is a fast-growing rapidly renewable material
Bathroom Perspective
Translucent Bathroom wallPETG resin panels include 40% post-
industrial recycled content and is green guard certified, providing natural light into the bathroom and unique design element
LED & CFL lightingBathroom Pendants are (2) 26 watt CFLs,
recessed LED 10 watt LED fixtures reducing energy consumption by 60%
Low Flow Plumbing1.0 GPF toilet, .5 GPM faucet, 1.75 GPM
shower reduces the water consumption by 40%. Bathroom sink made from recycled
cast iron with a porcelain glaze
Adaptable ADA compliant bathroomUnit design achieves ADA compliance with the addition of grab bars in a exceptionally
beautiful design
Interior Guestroom
The Eco Hotel
I Got It!Going GREENSaves GREEN