NET-ZERO-ENERGY BUILDINGSMAKING THE BUSINESS CASE:
Jerry Yudelson, PE, LEED FellowYudelson AssociatesTucson, Arizona
SMACNA National ConventionOctober 21, 2013 — Maui, Hawaii
NET-ZERO-ENERGY BUILDINGSLEARNING OBJECTIVES:
1. Understand the concept of net-zero-energy buildings2. Learn from examples what systems are being used in low-energy buildings3. Become conversant with the business case for Net Zero buildings4. Gather ideas for positioning your business to take advantage of this trend
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WHAT HAS CHANGED IN 5 YEARS?LOOKING BACK
1. New HVAC technologies2. Market demand for green buildings3. Cost of green buildings4. Financing for solar5. Cost of solar6. New goals – Net Zero
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DPR Const. OfficePhoenix
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DPR Const. OfficePhoenix
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Public Service Bldg.Salt Lake City
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Public Service Bldg.Salt Lake City
SEATTLEBULLITT CENTER
SEATTLEBULLITT CENTER
ENERGY USE INTENSITY©
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MULTIPLES©
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WHAT WILL CHANGE IN 5 YEARS?LOOKING FORWARD
1. New HVAC technologies2. ASHRAE design standards3. Cost of solar (-)4. Cost of energy (+)5. Regulatory environment6. Market demand7. New technologies
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EUI GOALS
PATH_TO_NET_ZERO©
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DRIVING FORCES FOR NET ZEROLOOKING AHEAD
1. Policy directives from Gov’t/NGO/Universities, etc.2. LEED3. Living Building Challenge/certification4. Demonstration projects multiplying5. Rapid cost reductions – solar PV6. Financing for commercial rooftop solar7. Increasing energy costs/concerns
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1. Large buildings – not enough roof area2. Higher initial costs3. Technical difficulty of low EUI’s4. Lack of integrated design process5. Climate determines solar output6. Market demand7. Energy costs/ROI
INHIBITING FORCESLOOKING AHEAD
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Generally, building energy use from all operating demands will be equal (or less) on an annual basis than energy generated by on-site renewable sources.
HVACElectricalLightingWater HeatingPlug and Process Loads
Buying power from green sources doesn’t count (much)!Seasonally: in winter, buildings demand more power than they produce and in summer, they generate more than they use.
DEFINING ZERO ENERGY BUILDING (ZEB)
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Net zero site energy buildingNet zero source energy building Net zero energy cost buildingNet zero energy emissions building
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ZEBDEFINITIONS
• Building energy use from all operating demands will be equal (or less) on an annual basis than energy generated by on-site renewable sources that are connected to the building’s energy systems– Within building footprint (the best!)– On the site but not all within building footprint (e.g., parking
structures, ground-mounted, etc.)• Generated from combustion of renewable sources (e.g., biomass) and some on-site solar thermal/electric energy• Generated from off-site renewable sources (e.g., buy offsets)
Source: S. Pless and P. Torcellini, NREL/TP-550-44586, June 2010
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HIERARCHYZONE DEFINITIONS
Definition Pluses Minuses Other IssuesSite ZEB • Easy to implement.
• Verifiable through on-site measurements.• Conservative approach to achieving ZEB.• No externalities affect performance, can track success over time.• Easy for the building community to understand and communicate.• Encourages energy-efficient building designs.
• Requires more PV export to offset natural gas use. • Does not consider all utility costs (can have a low load factor). • Not able to equate fuel types. • Does not account for non-energy differences between fuel types (supply availability, pollution).
Source ZEB • Able to equate energy value of fuel types used at the site. • Better model for impact on national energy system. • Easier ZEB to reach.
• Does not account for non-energy differences between fuel types (supply availability, pollution). • Source calculations too broad (do not account for regional or daily variations in electricity generation heat rates). • Source energy use accounting and fuel switching can have a larger impact than efficiency technologies. • Does not consider all energy costs (can have a low load factor).
• Need to develop site-to-source conversion factors, which require significant amount of information to define.
Cost ZEB • Easy to implement and measure. • Market forces result in a good balance between fuel types. • Allows for demand-responsive control. • Verifiable from utility bills.
• May not reflect impact to national grid for demand, as extra PV generation can be more valuable for reducing demand with on-site storage than exporting to the grid. • Requires net-metering agreements such that exported electricity can offset energy and non-energy charges. • Highly volatile energy rates make for difficult tracking over time.
• Offsetting monthly service and infrastructure charges require going beyond ZEB. • Net metering is not everywhere well established, often with capacity limits and at buy-back rates that may be lower than retail rates.
Emissions ZEB • Better model for green power. • Accounts for non-energy differences between fuel types (pollution, greenhouse gases). • Easier ZEB to reach.
• Need appropriate emission factors.
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ZEB DEFINITIONSSUMMARY
Solar AC generation ranges 1200-1800 kWh/KW (peak) annually in U.S.If a 110,000 sq.ft. building uses 1.5 million kWh/year, you need a ≈1000-kWp system to get net zero
Actually, need solar thermal also, for hot water needsCost $5 million +/-, or ~$45/sq.ft., net of incentivesStill an expensive proposition for a typical office
Living Building Challenge requires this resultMost LEED buildings get to ZEB only by buying green power from outside sources
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OF COURSE! BUT . . .IS IT EVEN POSSIBLE?
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GREEN BUILDINGBUSINESS CASE:
FINANCIAL Energy/water savings Higher rents/occupancy +Net operating income Higher resale value Tax benefits
REPUTATIONAL Recruit/retain talent Increase stock value Marketing Public relations Investors/donors Value retention
ENVIRONMENTAL Sustainability Storm water management Renewable energy Risk mitigation
SOCIAL Health gains Employee morale Improved productivity
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TWO UNIQUE ROI GOALSTWO TYPES OF OWNER
OWNER-OCCUPIERLong-term OwnershipOccupancy of Entire BuildingSame Entity Owns/OccupiesAppeal to Employees/VisitorsInterested in Lowering Op. Costs
INVESTOR-OWNERShorter-term OwnershipMany TenantsAppeal to Tenants’ “Green” Req’sInterested in Rental IncomeIncrease Asset Value for Resale
MEETING SUSTAINABILITY OBJECTIVESEMPLOYEES’ VIEW OF COMPANY
— Ranking against peers— Ability to attract and retain
engaged employees— GHG reporting; Energy Disclosures— Corporate sustainability reporting
MAINTAINING PRODUCTIVE WORK ENVIRONMENT
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OWNER/OCCUPIERROI MOTIVATION
ROI MOTIVATIONOWNER-OCCUPIER
INCREASING REVENUE/ASSET VALUE— Valuation driven by rental income (e.g., NOI Metrics)— Comparison to other investment opportunities— Always maintain market flexibility (e.g., Sell property)
STAKEHOLDER PERCEPTION OF FIRM— New reporting requirements in energy efficiency and
GHG emissions
SMART BUILDINGS ADVANCE SUSTAINABILITY GOALS— For both institutional investors and tenants
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ROI MOTIVATIONINVESTOR-OWNER
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LIVING BUILDING CHALLENGEPERFORMANCE DISCLOSURE
Bullitt Center, Seattle, WA
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NET ZERO DEPENDSON HEIGHT
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USING PV TOGET NET ZERO
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HIGH PERFORMANCEDESIGN APPROACH
SAME TOTAL BUT:Engineering costs lessInvest in architectureActive to passiveFragile to robustLonger lifeLess cost vs. life-cycleSimpler design better
COST TRANSFER
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DESIGNINTEGRATED
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2012 ZEB/ZEC STUDYNEW BUILDINGS INSTITUTE
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ZEB AND ZERO ENERGY:CAPABILITY COUNTS
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ZEBs AND ZECsBY TYPE
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ZEB AND ZEC BUILDINGS:TECHNOLOGY PENETRATION
High-Efficiency Lighting
High-Efficiency Envelope
High-Efficiency HVAC
Heat Recovery
Ground-Source Heat Pump
UFAD/Displacement
High R-Value Glazing
Natural Ventilation
Daylighting
Cool Roof
Radiant
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COST PREMIUMSFig.7
DEMONSTRATE FINANCIAL COST-EFFECTIVENESS– Return on Investment (ROI)– Increase in building value– Risk mitigation– Intangibles (i.e., value of green label)
ACTUAL BUILDING PERFORMANCE– Projects need continuous commissioning– Renewables have to work as planned– Behavioral issues & plug loads must be proactively managed
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ISSUESFIRST COST CONCERNS
WIDESPREAD LOW-ENERGY DESIGN KNOW-HOW– Cost premium for good design getting smaller
MORE STRINGENT ENERGY CODES– Reduces first-cost premium for net-zero– Better products at conventional costs
SOLAR POWER COST REDUCTIONS/EFFICIENCY GAINS+ INCREASES IN CONVENTIONAL ENERGY COSTS
– Shorter payback for savingsCARBON REDUCTION GOALS MAY INCREASE PERCEIVED/ACTUAL VALUE OF GREEN OR NET-ZERO BUILDINGS
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ISSUESDESIGN KNOW-HOW
PHASE I: 220,000 SQ.FT.PHASE II: 138,000 SQ.FT. (OCCUPIED 18 MONTHS LATER)
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NREL — GOLDEN, COLORADOCASE STUDY:
DESIGN/BUILD3 finalists from RFQ processDesign to 10% level to confirm cost
$63 MILLION BUDGET (FIXED)GOVERNMENT PROJECT RULESOUTSIDE “PROCESS” CONSULTANT“FIXED-PRICE, VARIABLE-SCOPE” APPROACH
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PROCUREMENTPROJECT
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MISSION CRITICAL (3)HIGHLY DESIRABLE (15)STRETCH GOALS (8)
NREL PROJECTOBJECTIVES
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NREL PROJECTOBJECTIVES
MISSION CRITICAL GOALS
MISSION CRITICAL (3) Safety – Jobsite/At Work LEED Platinum ENERGY STAR Label
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OBJECTIVESPROJECT
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NREL PROJECTOBJECTIVES
HIGHLY DESIRABLE GOALS
800 staff capacity 25,000 BTU/sq.ft./year Architectural integrity Meet future staff needs Meet ASHRAE 90.1-2007 Support culture/amenities Expandable building Ergonomic work areas
Flexible workspace Support future technologies “How to” occupant manual “Real-time PR” campaign Secure outsider collaboration Building information modeling Substantial completion by 2010 (24 months)
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NREL PROJECTOBJECTIVES
HIGHLY DESIRABLE (15)
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NREL PROJECTOBJECTIVES
Net-zero design approachMost energy-efficient in the worldLEED Platinum “Plus”ASHRAE 90.1-2007 + 50%Support public toursVisual displays: current energy efficiencyNational/global recognition and awardsSupport reduced personnel turnover
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IF POSSIBLE (8)PROJECT OBJECTIVES
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LOW-ENERGYSTRATEGIES
NREL RSF ENERGY CONSUMPTION
TASK LIGHTS1%
LIGHTS11%
EXT USAGE0%
DOMEST HOT WATER
0%VENT FANS
7%
PUMPS & AUX1%
SPACE COOLING8%
SPACE HEATING15%
MISC24%
SERVER ELEC32%
SERVER COOL0%
SERVER RM FAN1%
LIGHTS
TASK LIGHTS
SERVER ELEC
SERVER COOL
SERVER RM FAN
MISC
SPACE HEATING
SPACE COOLING
PUMPS & AUX
VENT FANS
DOMEST HOT WATER
EXT USAGE
Energy Demand Transpired Collectors Thermal Labyrinth Double-Skin Design Data Center: Heat Recovery/Cooling Natural Ventilation Daylighting
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DESIGNSIMULATIONS
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PLATINUMLEED
Meets site energy, source energy, energy emissions and energy-cost definitions of ZONE with only the roof and parking PV systems.
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RENEWABLE ENERGYZONE
RSF ROOF787 KW
3544 MBTU/YR
RSF PARKING540 KW
2432 MBTU/YR
Zero
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BEAUTYIN NUMBERS
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GO FROM HERE?WHERE DO WE
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IS GREEN BUT . . . THE FUTURE
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IF IT DOESN’T PERFORM . . .
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IT CAN’T BE GREEN
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greenbuildconsult.com/[email protected]
@jerryyudelson
DOWNLOAD Slideshare.net/yudelson
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