1 0 LEED for Existing Buildings: Operations and Maintenance 101 Operations and Maintenance 101 Agenda 1. Overview of changes to LEED-EBOM 2009 3. Assessing Building Opportunities • Building Exterior and Site • Water Efficiency • Energy & Atmosphere 2 • Materials & Resources • Indoor Environmental Quality 4. Resources & Closing Categories of Concern Building Exterior and Site Water Efficiency Materials and Resources Indoor Environmental li 3 Energy and Atmosphere Quality
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LEED for Existing Buildings: Operations and Maintenance 101 · LEED for Existing Buildings: Operations and Maintenance 101 Agenda 1. Overview of changes to LEED-EBOM 2009 3. Assessing
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LEED for Existing Buildings:Operations and Maintenance 101Operations and Maintenance 101
Agenda
1. Overview of changes to LEED-EBOM 2009
3. Assessing Building Opportunities• Building Exterior and Site
• Dramatic reduction in the weight of MR and EQ categories
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categories
• Less emphasis on Green Cleaning and Purchasing
• 3 credits added for buildings previously certified under -NC or -CS
Notable changes: Minimum Program Requirements
Goals:
» to give clear guidance to customers
» to protect the integrity of the LEED program
t d h ll th t d i » to reduce challenges that occur during the LEED certification process
It is expected that MPRs will evolve over time along with LEED rating system improvements. The requirements will apply only to those projects registering under LEED 2009.
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Notable changes: Minimum Program Requirements
In order to achieve certification, projects must:
1. Comply with Environmental Laws
2. Complete, Permanent Building or Space
3. Reasonable Site Boundary
4. Minimum Floor Area Requirements (1,ooosf)
5. Minimum Occupancy Rates (1 FTE)
6. Share Whole-Building Energy/Water Usage Data
7. Minimum Building Area to Site Area Ratio (>= 2%)
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The EBOM process
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Stakeholders: Culture Shift
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COMMON VISION » SUSTAINABILITY
Existing Building Certification Process
» Building Walk-through
» Energy Star Benchmarking
I: Assessment II: Corporate Planning
III: Implementation
IV: Project Closeout
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» ASHRAE Level I Audit
» Environmental Comfort Analysis
» Gap Analysis-Building Benchmark
» Baseline to LEED
» Comprehensive Report with Cost Analysis
Existing Building Certification Process
» In-depth Review of Assessment
I: Assessment II: Corporate Planning
III: Implementation
IV: Project Closeout
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» Corporate Planning Session
» Performance and Certification Goals
» Establish Capital Improvements Budget and Schedule
Existing Building Certification Process
» Provide O&M Training (Staff, Contractors & T )
I: Assessment II: Corporate Planning
III: Implementation
IV: Project Closeout
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Tenants)
» Policies and Programs
» Capital Improvements
» Track Energy Performance
» Commissioning
» Waste Audit
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Existing Building Certification Process
» Documentation and Certification
I: Assessment II: Corporate Planning
III: Implementation
IV: Project Closeout
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» Documentation and Certification
» Revisit Process with Project Team
» Internal Audit for Future Planning
» Lessons Learned Discussion
Why a Building Audit?
» Establishes building baseline
» Defines capital expenditures
» Incentives potential
» Marketing to potential tenants
» Anticipates legislation and regulation
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Categories of Concern
Building Exterior and Site
Water Efficiency
Materials and Resources
Indoor Environmental
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Energy and Atmosphere
Quality
Sustainable Sites
FACT: In the last century HALF of the world’s wetlands were lost
Triple meaning:
» Environment
» Community
» Economy
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Sustainable Sites
Goals
» Develop only appropriate sites
» Reuse existing buildings and/or sites
» Protect natural and agricultural areasg
» Reduce need for automobile use
» Protect and/or restore sites
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FACT: One quarter of all car journeys are less than two miles.
» Reduce the quantity of water needed for the building
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» Reduce municipal water supply and treatment burden
FACT: Global water consumption has almost doubled in the last 50 years
Water Efficiency: Issues
Plumbing Fixtures & Fittings
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Water Use Measurement
Cooling Tower Management
Plumbing Fixtures & Fittings
Considerations» Reduce potable water use
» Fixture selection
Establish building water
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Waterless urinals can save 43,000 gallons of water every year.
Establish building water use baseline» Define strategies for water
conservation improvements
» Water conservation cost savings
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Plumbing Fixtures & Fittings
Typical Office Building Water Use
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Plumbing Fixtures & Fittings: Baseline
Time Period Gallons / Flush
Best Current 1.0 / 1.28
Toilets… how much Water?
1992 - Current 1.6
1980s 3.5
1930s- 80s 5.0 – 7.0
1920s 2.0
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Water Use Measurement
Intent:
» Understand consumption patternspatterns
» Identify water and monetary saving opportunities
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Cooling Tower Management
Cooling TowersHeat removal devices used to transfer process waste heat to the atmosphere. Cooling towers use the evaporation of water or cool air to remove process h d l h kiheat and cool the working.
Concerns» Potable water use
» Chemical management
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Energy & Atmosphere
Performance is paramount
Energy & Atmosphere
Goals
» Establish energy efficiency and system performance
» Optimize energy efficiency
bl d» Encourage renewable and alternative energy sources
» Support ozone protection protocols
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FACT: Only 10% of the energy used by an incandescent light bulb provides light. The other 90% is released as heat, which uses 30% of a building’s cooling energy.
Energy & Atmosphere: Issues
Energy Best Management
Practices
Metering, Monitoring and Management
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Commissioning and Auditing
Energy Performance
Measurement
Green Power
Energy Best Management Practices
Intent» Understand energy flows in
the building
» Reduce energy inputs without negatively affecting outputs
1. Collect and analyze historical energy usage data
2. Energy breakdown framework for potential energy savings
3. Review building documentation
4. Assess equipmentASHRAE
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5. Estimate cost/savings for each Energy Efficiency Measure
6. Rank measures based on potential payback
7. Collect more precise data
8. Benchmark existing vs. proposed equipment performance
9. Perform calculations based on performance
ASHRAE Level I
ASHRAE Level II
Commissioning & Auditing
What exactly is commissioning?
Verification that the building’s energy l d i ll d
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related systems are installed, calibrated and perform according to the intended design and based on construction documents.
Commissioning & Auditing
» Investigation & Analysis • Retro-Commissioning
OR
• ASHRAE Level II Audit
» ImplementationN /l t
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• No/low-cost measures
• Capital improvements
» Ongoing Commissioning• Incorporate into Preventative
Maintenance Plan
• No Audit Option
» Incentives
Median cost $0.27/SF15% energy savings0.7 year paybackSource: The Cost-Effectiveness of Commercial Buildings Commissioning, December 15, 2004, LBNL, 150 buildings, 15 states, 22.2 million SF
Energy Performance Measurement
» Energy performance rating system
» Ratings (1-100) benchmark buildings against the energy
f f i il f ili iperformance of similar facilities
» Comparison, improvement, savings
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Energy Performance Measurement
» Percentile of total energy use
» Simple, need to know:• Square feet
• Age
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• Use
• Number of computers
• Utility data
» Must be validated by an engineer
» Large database
Metering, Monitoring & Management
Concerns» Tracking energy and water use
consumption
» Chemical management
Benefits» Understand consumption patterns
» Identify energy, water and monetary savings
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Metering, Monitoring & Management
Refrigerant Management
» Identify halons, CFC and HCFC refrigerants used• HVAC&R
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• Fire suppression
Equipment Refrigerant Used
Green Power
Intent
» To support emerging clean energy production technologies
» To work toward energy independence htt // l /d t / i / h i iindependence
» To remove strain from on the national grid
» To reduce greenhouse gas emissions
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http://www.nrel.gov/data/pix/searchpix.cgi
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Green Power
Renewable Energy
» Purchase Green-e certified energy from utility or third party
» Prevent and minimize exposure to Environmental Tobacco Smoke (ETS)
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» Prohibit all smoking in the building
» Locate exterior designated smoking areas at least 25 feet away from all building entries, outdoor air intakes, and operable windows
Occupant Comfort
Occupant comfort» Temperature
» Humidity
» Air Velocity
Ai Q lit
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» Air Quality
» Building cleanliness
» Acoustics
» Access to daylighting
» Proper HVAC balance/zoning
» Controllability of lighting and HVAC
» OCCUPANT PERCEPTION
Michael Nix
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Green Cleaning
Concerns:
Janitorial staff» Direct exposure
» 6% injured every year
Building occupantsBuilding occupants» Distribution of chemicals via
HVAC system
» VOC levels up to 36x higher than acceptable two hours after cleaning
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Indoor Integrated Pest Management
Intent:
» Integrated methods
» Site or pest inspections
» Pest population monitoring» Pest population monitoring
» Emergency application of pesticides
» Communication strategies
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Score Card/ Rating System
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Overview
Case Study: Ashforth Pacific Liberty Centre
Key strategies
• Indoor potable water use reduced by 30%
• Substantial stormwatermitigation by bioswales
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• 80% occupant recycling rate
• Automated building management system monitors energy use
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LEED-EB V.2.0SILVER CERTIFIED
SUSTAINABLE SITES 10/14 POINTS
Y SSp1 Erosion & Sedimentation ControlY SSp2 Age of Building2 SSc1.1-2 Plan for Green Site and Building Exterior Mangagement1 SSc2 High Development Density Building and Area1 SSc3.1 Alternative Transportation, Public Tranportation Access1 SSc3.2 Alternative Transportation, Bicycle Storage and Changing Rooms
SSc3.3 Alternative Transportation, Alternative Fuel VehiclesSSc3.4 Alternative Transportation, Car Pooling and Telecommuting SSc4.1 Reduced Site Disturbance, Protect or Restore Open Space: 50%SSc4.2 Reduced Site Disturbance, Protect or Restore Open Space: 75%
1 SSc5.1 Stormwater Management, Rate and Quantity Reduction: 25%1 SSc5.2 Stormwater Management, Rate and Quantity Reduction: 50%1 SSc6.1 Heat Island Reduction, Non-roof
SSc6.2 Heat Island Reduction, RoofSSc7 Light Pollution Reduction
WATER EFFICIENCY 3/5 POINTS
Y WEp1 Minimum Water EfficiencyY WEp2 Discharge Water Compliance1 WEc1.1 Water Efficient Landscaping, 50% Reduction
WEc1.2 Water Efficient Landscaping, 95% ReductionWEc2 Innovative Wastewater Technologies
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WEc2 Innovative Wastewater Technologies1 WEc3.1 Water Use Reduction, 10% Reduction in Fixture Water Use1 WEc3.2 Water Use Reduction, 20% Reduction in Fixture Water Use
ENERGY & ATMOSPHERE 14/23 POINTS
Y EAp1 Existing Building CommissioningY EAp2 Minimum Energy PerformanceY EAp3 Ozone Protection
6 EAc1.1-10Optimize Energy Performance, Energy Star Rating 63 - 89
1 EAc2.1 Renewable Energy, 3% On-Site OR 15% Off-Site1 EAc2.2 Renewable Energy, 6% On-Site OR 30% Off-Site
EAc2.3 Renewable Energy, 9% On-Site OR 45% Off-SiteEAc2.4 Renewable Energy, 12% On-Site OR 60% Off-Site
1 EAc3.1 Building Operations and Maintenance, Staff EducationEAc3.2 Building Operations and Maintenance, Building Systems Maintenance
1 EAc3.3 Building Operations and Maintenance, Building Systems Monitoring 1 EAc4 Additional Ozone Protection1 EAc5.1-3 Performance Measurement, Enhanced Metering1 EAc5.4 Performance Measurement, Emission Reduction Reporting1 EAc6 Documenting Sustainable Building Cost Impacts
MATERIALS & RESOURCES 6/16 POINTS
Y MRp1.1 Source Reduction and Waste Management, Waste Stream AuditY MRp1.2 Source Reduction and Waste Management, Storage & Collection of RecyclablesY MRp2 Toxic Material Source Reduction, Reduced Mercury in Light Bulbs1 MRc1.1 Construction, Demolition, and Renovation Waste Management, Divert 50%
MRc1.2 Construction, Demolition, and Renovation Waste Management, Divert 75%MRc2.1-5 Optimize Use of Alternative Materials, 10-50% Alternative MaterialsMRc3.1 Optimize Use of IAQ Compliant Products, 45% IAQ Compliant ProductsMRc3.2 Optimize Use of IAQ Compliant Products, 90% IAQ Compliant Products
1 MRc4.1 Sustainable Cleaning Products and Materials, 30%1 MRc4.2 Sustainable Cleaning Products and Materials, 60%
MRc4.3 Sustainable Cleaning Products and Materials, 90%1 MRc5.1 Occupant Recycling, Divert/Recycle 30% of Total Waste Stream1 MRc5.2 Occupant Recycling, Divert/Recycle 40% of Total Waste Stream1 MRc5.3 Occupant Recycling, Divert/Recycle 50% of Total Waste Stream
MRc6 Additional Toxic Material Source Reduction, Reduced Mercury in Light BulbsINDOOR ENVIRONMENTAL QUALITY 10/15 POINTS
Y EQp1 Outside Air Introduction and Exhaust SystemsY EQp2 Environ. Tobacco Smoke Environmental (ETS) ControlY EQp3 Asbestos Removal or EncapsulationY EQp4 Polychlorinated Biphenyl (PCB) Removal
EQc1 Outside Air Delivery MonitoringEQc2 Increased Ventilation
1 EQc3 Construction IAQ Management Plan
LEED-EB V.2.0SILVER CERTIFIED
45 POINTS ACHIEVED
(FOR REFERENCE: GOLD IS 48-53)
1 EQc3 Construction IAQ Management PlanEQc4.1 Documenting Productivity Impacts, Absenteeism and Health Care Cost ImpactsEQc4.2 Documenting Productivity Impacts, Other Productivity Impacts
1 EQc5.1 Indoor Chemical/Pollutant Source Control, Reduce Particulates in Air DistributionEQc5.2 Indoor Chemical/Pollutant Source Control, High Vol. Copy/Fax RoomsEQc6.1 Controllability of Systems, LightingEQc6.2 Controllability of Systems, Temperature & Ventilation
EQc8.1 Daylight and Views, Daylight 50% of SpacesEQc8.2 Daylight and Views, Daylight 75% of SpacesEQc8.3 Daylight and Views, Views for 45% of SpacesEQc8.4 Daylight and Views, Views for 90% of Spaces
1 EQc9 Contemporary IAQ Practice5 EQc10.1-6 Green Cleaning
INNOVATION IN UPGRADES, O & M 2/5 POINTS
1 IUOc1.1 Exemplary Performance: WEc3 30% Water Use ReductionIUOc1.2 Exemplary Performance: Predictive Building Maintenance: M&E SystemsIUOc1.3 Innovation in Operations: Green EducationIUOc1.4 Innovation in Operations: Comprehensive Building Systems Monitoring
1 IUOc2 LEED® Accredited Professional
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LEED-EB OM 2009:HYPOTHETICAL
GOLD
SUSTAINABLE SITES 19/26 POINTS
SSc1 LEED Certified Design and Construction1 SSc2 Building Exterior and Hardscape Management Plan1 SSc3 Integrated Pest Management, Erosion Control, and Landscape Management Plan15 SSc4.1-4 Alternative Commuting Transportation, 10%-75+%
SSc5 Reduced Site Disturbance - Protect or Restore Open Space1 SSc6 Stormwater Management 1 SSc7.1 Heat Island Reduction - Non-Roof
SSc7.2 Heat Island Reduction - RoofSSc8 Light Pollution Reduction
WATER EFFICIENCY 9/14 POINTS
Y WEp1 Minimum Indoor Plumbing Fixture and Fitting Efficiency1 WEc1.1 Water Performance Measurement - whole building metering1 WEc1.2 Water Performance Measurement - submetering5 WEc2.1-3 Additional Indoor Plumbing Fixture and Fitting Efficiency, 10%-30%1 WEc3 1 3 Water Efficient Landscaping Reduce Potable Water Use by 50% 100%
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1 WEc3.1-3 Water Efficient Landscaping - Reduce Potable Water Use by 50%-100%1 WEc4.1 Cooling Tower Water Management - Chemical Management
WEc4.2 Cooling Tower Water Management - Non-Potable Water Source Use
ENERGY & ATMOSPHERE 24/35 POINTS
Y EAp1 Energy Efficiency Best Management PracticesY EAp2 Minimum Energy Efficiency PerformanceY EAp3 Refrigerant Management - Ozone Protection12 EAc1.1-15 Optimize Energy Performance, Energy Star Rating 71-95+2 EAc2.1 Existing Building Commissioning - Investigation and Analysis2 EAc2.2 Existing Building Commissioning - Implementation2 EAc2.3 Existing Building Commissioning - Ongoing Commissioning1 EAc3.1 Performance Measurement - Building Automation System2 EAc3.2 Performance Measurement - System-Level Metering, 40%, 80%1 EAc4.1-4 Renewable Energy - On-site 3-12% / Off-site 25-100%1 EAc5 Refrigerant Management 1 EAc6 Emissions Reduction Reporting
Y EQp1 Outdoor Air Introduction and Exhaust SystemsY EQp2 Environmental Tobacco Smoke (ETS) ControlY EQp3 Green Cleaning Policy1 EQc1.1 IAQ Best Management Practices - IAQ Management Program
EQc1.2 IAQ Best Management Practices - Outdoor Air Delivery MonitoringEQc1.3 IAQ Best Management Practices - Increased Ventilation
1 EQc1.4 IAQ Best Management Practices - Reduce Particulates in Air Distribution
1 EQc1.5 IAQ Best Management Practices - IAQ Management for Facility Alterations and Additions
5 EQc3.1-6 Green Cleaning - High Performance Cleaning Program
INNOVATION IN H.P. OPERATIONS 3/6 POINTS
IPOc1.1 Exemplary Performance: WEc3 30% Water Use ReductionIPOc1.2 Exemplary Performance: Predictive Building Maintenance: M&E SystemsIPOc1.3 Innovation in Operations: Green Education
1 IPOc1.4 Innovation in Operations: Comprehensive Building Systems Monitoring1 IPOc2 LEED® Accredited Professional1 IPOc3 Documenting Sustainable Building Cost Impacts
Y EQp1 Outdoor Air Introduction and Exhaust SystemsY EQp2 Environmental Tobacco Smoke (ETS) ControlY EQp3 Green Cleaning Policy1 EQc1.1 IAQ Best Management Practices - IAQ Management Program
EQc1.2 IAQ Best Management Practices - Outdoor Air Delivery MonitoringEQc1.3 IAQ Best Management Practices - Increased Ventilation
1 EQc1.4 IAQ Best Management Practices - Reduce Particulates in Air Distribution
77 POINTS ACHIEVED
(FOR REFERENCE: GOLD IS Gold: 60-7)
LEED-EB OM 2009: HYPOTHETICAL
GOLD
72
Q g
1 EQc1.5IAQ Best Management Practices - IAQ Management for Facility Alterations and Additions
5 EQc3.1-6 Green Cleaning - High Performance Cleaning ProgramINNOVATION IN H.P. OPERATIONS 3/6 POINTS
IPOc1.1 Exemplary Performance: WEc3 30% Water Use ReductionIPOc1.2 Exemplary Performance: Predictive Building Maintenance: M&E SystemsIPOc1.3 Innovation in Operations: Green Education
1 IPOc1.4 Innovation in Operations: Comprehensive Building Systems Monitoring1 IPOc2 LEED® Accredited Professional1 IPOc3 Documenting Sustainable Building Cost Impacts