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Market Feasibility of High Performance
Small Office Buildings
11th Annual North American Passive House Conference
September 24, 2016
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GPPHA 09.14.16 High Performance Small Office Buildings
Scott Kelly
AIA, LEED Fellow, CPHC
Drew Lavine
RA, LEED AP, CPHD
Re:Vision Architecture
Re:Vision Architecture
Sustainable Energy Fund
• Client
In:Posse
• Systems Engineering
• Energy Modeling
CVM
• Cost Estimating
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GPPHA 09.14.16 High Performance Small Office Buildings
Scott Kelly
AIA, LEED Fellow, CPHC
Drew Lavine
RA, LEED AP, CPHD
1. Introduction
2. Case Studies
3. Our NZE Study
a. Baseline
b. Net-Zero
Ready
c. Energy/Cost
Analysis
4. Conclusion
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GPPHA 09.14.16 High Performance Small Office Buildings
Net-zero energy?
I’ve got this!
Energy Generated > Energy Used
Energy Generated?
On-site? Site/source?
Energy Used?
Predicted? Renewable?
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One approach is to put PV wherever you can
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One approach is to put PV wherever you can
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One approach is to put PV wherever you can
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One approach is to put PV wherever you can
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Available electronically at
http://www.osti.gov/bridge
“a classification system for NZEBs
based on the renewable energy sources
used by a building”
Because people cheat!
“Design to be NZE?”
Definitions of NZEBs
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NZEB:A Renewable Energy (RE) sources available within the building’s footprint
NZEB:B NZEB:A +RE sources outside the footprint but within the building site
NZEB:C NZEB:A + NZEB:B + off-site RE sources used on-site
NZEB:D NZEB:A + NZEB:B + NZEB:C + purchased off-site RE
Definitions of NZEBs
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“The Largest Net-Zero Building in the US”
-April, 2014
LA JOLLA COMMONS, LPL FINANCIAL BUILDING
San Diego, California
41.5
kBtu/ft2/yr
415,575
ft2
?
NZE
“[Bloom Box] fuel cells convert methane into
electricity in a non-combustion process.
Sufficient methane for the system will be
acquired from carbon –neutral sources such
as landfills and wastewater plants and
placed into the natural gas pipeline system.”
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There is a better way.
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Camden Friends Social Hall:
Camden, DE 2006
LEED Platinum
- After first year of operation,
the building was producing
150% of the energy it
consumed. (verified by
NESEA and NREL)
12kW PV array
Generated: 17,994 kWh
Used: 11,691 kWh
Back to Grid: 6,303 kWh
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Net Zero Energy Success Stories
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NREL RESEARCH SUPPORT FACILITY
Golden, Colorado
RNL Design with Stantec
Haselden Construction
$57.4m
$260/ft2
35
kBtu/ft2/yr
222,000
ft2
2011
NZE
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BULLIT CENTER
Seattle. Washington
Miller Hull Partnership
50,000
ft2
16
kBtu/ft2/yr
$18.5m
$370/ft2
2015
NZE
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$6 M
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$4.25 M
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$2.6 M
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$1.3 M
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But what about small office buildings?
Nearly 1/3 of all US office space is in buildings less than 25,000 ft2.
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This study focuses on a specific kind of small
office building – multi-tenant with owner
occupancy – and the market feasibility of
achieving NZE within this typology.
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So, what are the barriers?
• Wildly variant load profiles by use and location
• Client, Design and Construction sophistication
• Higher envelope to volume ratio than larger buildings
• Economies of scale
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To isolate variables
and provide a true
apples-to-apples
comparison, a
“baseline” and “NZE
Ready” version of the
same office building
program were studied.
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Baseline Definition
15,000 ft2, owner occupied, multi-tenant office building in the Lehigh Valley
baseline +7% +10%
+2% +5% +7%
+22% +12% -8%*
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Baseline Definition
15,000 ft2, owner occupied, multi-tenant office building in the Lehigh Valley
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baseline design
15,000 ft2, owner occupied, multi-tenant
office building in the Lehigh Valley
1. Flexible Plan
2. Maximum Glazing
3. Granular Mechanical Systems
4. Rentable = Useable
5. Individual Entrances
6. Individual Bathrooms & Kitchens
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1. Flexible Plan
2. Maximum Glazing
3. Granular Mechanical Systems
4. Rentable = Useable
5. Individual Entrances
6. Individual Bathrooms & Kitchens
Constant volume packaged rooftop air-to-air heat pumps:
• For each 3,000 sf tenant (2) 4-ton units for south and core zones,
(1) 3 ton unit for north zone
• 55 tons total
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R-38 fiberglass attic
insulation*
Walls: Brick veneer w/ 1½” continuous
exterior XPS R-7.5, metal studs w/ R-13
fiberglass batt insulation*
Kawneer thermally broken storefront with
1” Low-E insulated glass
BUILDING ENVELOPE
Code compliant and nothing more
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47.2 - 52
kBtu/ft2/yr*
Net-Zero
Energy
$3,273,900
$218.26/ft2
*will vary with
tenant density
baseline design
15,000 ft2, owner occupied, multi-tenant
office building in the Lehigh Valley
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net-zero ready design
15,000 ft2, owner occupied, multi-tenant
office building in the Lehigh Valley
1. Flexible Plan
2. Optimized Glazing
3. Granular Mechanical Systems
4. Rentable = Useable
5. Individual Entrances
6. Individual Bathrooms & Kitchens
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1. Flexible Plan
2. Maximum Glazing
3. Granular Mechanical Systems
4. Rentable = Useable
5. Individual Entrances
6. Individual Bathrooms & Kitchens
VRF (Variable Refrigerant Flow) with Heat Recovery:
• Twinned 10+8 ton units located on grade
• Individual tenant ERV’s
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Walls: 3” Metal SIPs
(polyurethane) R-24
Roofs: 8¼” Wood SIPs
(EPS) R-29
Underslab: 2” XPS insul (R-
10) 6’ from perimeter
Windows: fiberglass frames
w/triple pane glass ~R-5
BUILDING ENVELOPE
Good, Better and Best?
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SPACE CONDITIONING
VRF (Variable Refrigerant Flow)
with Heat Recovery
Ceiling cassette Built in unit ERV
Natural ventilation!
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DAYLIGHTING + VENTILATION
Energy reduction and improved workspace
Natural ventilation!
1.36 EUI savings (6%!)*
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Continuous insulation
Thermal bridge free
Extremely airtight construction
Use High-performance windows
and doors
Balanced heat and moisture
recovery ventilation
Utilized and manage solar energy
in appropriate seasons
?
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17.6 – 21.2
kBtu/ft2/yr *
Net-Zero
Energy
Ready!
$3,322,800
$221.52/ft2
*will vary with
tenant density
net-zero ready design
15,000 ft2, owner occupied, multi-tenant
office building in the Lehigh Valley
+1.5% -61%
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Space
conditioning
51% 118,997 kwh!!
75% reduction!
20%
reduction!
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SITE
STRUCTURE
ROOF
WALLS+WINDOWS
INTERIOR
HVAC
ELECTRIC
PLUMBING
FIRE PROTECT.
CONST FEES*
TOTAL
$ 553,000
$ 470,000
$ 245,000
$ 270,000
$ 316,000
$ 293,000
$ 320,000
$ 113,000
$ 78,000
$ 664,800
$3,322,800
$221.52/sf
$ 551,000
$ 468,000
$ 193,000
$ 357,000
$ 387,000
$ 190,000
$ 290,000
$ 113,000
$ 70,000
$ 655,800
$3,273,900
$218.26/sf
+$48,900
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CONSTRUCTION
SCOPE CONTING.
DESIGN
COMMISSIONING
PRECON SVCS
OWNER SOFT $
PROJECT TOTAL
DELTA
$ 3,322,800
$ 132,900
$ 458,550
$ 15,000
$ 10,000
$ 50,000
$ 3,989,250
$ 293,440
$ 3,273,900
$ 130,950
$ 240,960
$ 0
$ 0
$ 50,000
$ 3,695,810
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PV Analysis for Net-Zero Energy
105 kW
0.31 kW
339
$ 2.50
$ 262,725
120,768 kW
$ 78,817.50
0.50%
$300
ARRAY SIZE
PANEL SIZE
TOTAL PANELS
INSTALLED COST/W
TOTAL INSTALLED COST
ANNUAL GENERATION
FEDERAL CORPORATE TAX CREDIT
DEGRADATION RATE
ANNUAL MAINTENANCE COST
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net-zero design
15,000 ft2, owner occupied, multi-tenant
office building in the Lehigh Valley
105 kW PV array
60% of south
facing roof!
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And now, the autopsy
nothing like second guessing your own work…
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1|ENERGY MODELLING
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EQUEST
REVIT
CONCEPTUAL
ANALYSIS
REVIT/GREEN
BUILDING
STUDIO
PHPP
WUFI
PASSIVE
1|ENERGY MODELLING
a crowded and complicated industry
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REVIT
CONCEPTUAL
ANALYSIS
REVIT/GREEN
BUILDING
STUDIO
1|ENERGY MODELLING
a crowded and complicated industry
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REVIT
CONCEPTUAL
ANALYSIS
REVIT/GREEN
BUILDING
STUDIO
PHPP
1|ENERGY MODELLING
a crowded and complicated industry
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REVIT
CONCEPTUAL
ANALYSIS
REVIT/GREEN
BUILDING
STUDIO
PHPP
WUFI
PASSIVE
1|ENERGY MODELLING
a crowded and complicated industry
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Wall: R-40 (R-28)
SHGC: 0.27 (Unchanged)
0.05 cfm/ft2 (0.15 ACH nat)
Roof: R-29 (R-29)
SHGC: 0.5 (0.27)
23% (25%) Window – Wall Ratio
R-30 Continuous (R-10 @ 6’ Perimeter)
BUILDING ENVELOPE: Better
50% (40%) Window – Wall Ratio
2’ (4’)
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BUILDING ENVELOPE: Better
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EQUEST
REVIT
CONCEPTUAL
ANALYSIS
REVIT/GREEN
BUILDING
STUDIO
PHPP
WUFI
PASSIVE
1|ENERGY MODELLING
a crowded and complicated industry
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EQUEST
REVIT
CONCEPTUAL
ANALYSIS
REVIT/GREEN
BUILDING
STUDIO
PHPP
WUFI
PASSIVE
1|ENERGY MODELLING
a crowded and complicated industry
PERFORMANCE
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2|MARKET FEASIBILITY
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1|MARKET FEASIBILITY
the cost of reducing EUI
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ECM EUI REDUCTION 2016
1ST
COST ADD $/EUI
“Good” Envelope
Package 1.5 $37,500 $25,000
“Better” Envelope
Package 2.2 $105,000 $47,727
Improved Glazing
1.1 $71,000 $64,545
HVAC System
16.5 $103,000 $6,242
LED Lighting
Package 5.4 $30,000 $5,555
PV Array 25.4 $262,725 $10,343
1|MARKET FEASIBILITY
the cost of reducing EUI
if necessary
unlikely
thermal comfort
1st
2nd
3rd
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3|PV FORECAST
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2|PV FORECAST
how will the cost equation change?
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the price of solar photovoltaic modules tends to drop 20%
for every doubling of cumulative shipped volume.
At present rates, costs halve about every 10 years.
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2|PV FORECAST
how will the cost equation change?
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“The behavior from here seems clear: the solar industry will
expand. Retaliatory steps from distribution utilities will
increase the market for cost-effective battery storage. This
becomes – initially – a secondary market for battery
technologies being developed”
-AllianceBernstein's Michael Parker and Flora Chang
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ECM EUI REDUCTION 2016
1ST
COST ADD $/EUI
“Good” Envelope
Package 1.5 $37,500 $25,000
“Better” Envelope
Package 2.2 $105,000 $47,727
Improved Glazing
1.1 $71,000 $64,545
HVAC System
16.5 $103,000 $6,242
LED Lighting
Package 5.4 $30,000 $5,555
PV Array 25.4 $262,725 $10,343
2|PV FORECAST
how will the cost equation change?
1
2
3
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ECM EUI REDUCTION 2016 2026
1ST
COST ADD $/EUI 1ST
COST* ADD $/EUI
“Good” Envelope
Package 1.5 $37,500 $25,000 $50,397 $33,598
“Better” Envelope
Package 2.2 $105,000 $47,727 $141,111 $64,141
Improved Glazing 1.1 $71,000 $64,545 $95,418 $86,743
HVAC System 16.5 $103,000 $6,242 $138,423 $8,389
LED Lighting
Package 5.4 $30,000 $5,555 $40,317 $7,466
PV Array 25.4 $262,725 $10,343 $131,363 $5,172
1
2
3
2
3
1
2|PV FORECAST
how will the cost equation change?
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4|THE REAL VALUE OF HIGH PERFORMANCE
“a building that integrates and optimizes all major high-performance building
attributes, including energy efficiency, durability, life-cycle performance,
and occupant productivity.”
-Energy Policy Act of 2005
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GPPHA 09.14.16 High Performance Small Office Buildings
ECONOMY
What the real estate industry is saying:
• Reduced operating costs
• $3.60/sf higher rental rates*
• 3.7% Reduced Vacancy *
• Fewer renovations for tenant turnover
• Increased asset value against market comps
* - research from Jones Lang LaSalle’s
Philadelphia Green Gauge report
of corporate real estate
executives would pay up
to a 10% premium for
sustainable spaces*
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14% Savings
4% Savings
12% Savings
ASHRAE 90A (1980)
5% Savings
30% Savings
ASHRAE 90.1
ASHRAE 189.1
Living Building Challenge
AIA 2030
ASHRAE AEDG
ASHRAE 90.1
A history of the energy code
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green
benchmarking
huge code
changes
energy
reporting
Think about your real estate value…
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THE TENANT VALUE EQUATION
Let’s not forget who ultimately drives the financial success of a multi-tenant office building…
+ +
Base Building Tenant Space Employee
Energy $/sf
$3
Lease $/sf
$30
Value $/sf
$300 =
Investment
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$0.50
$20
$500
Re:Vision Office
Philadelphia, PA
EUI = 22!
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GPPHA 09.14.16 High Performance Small Office Buildings
EQUITY
Health, Happiness, Equity, and Beauty
The problem:
• We spend up to 90% of our workday
inside
• Office building related illnesses
account for $60 billion of annual
productivity losses nationwide
• Air quality inside our office buildings is
2-5 times worse than outside air
• Rise in “presenteeism” – which is
quickly being understood to be worse
than absenteesism
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GPPHA 09.14.16 High Performance Small Office Buildings
EQUITY
Health, Happiness, Equity, and Beauty
The solution:
• Daylight & Views
• Occupant Comfort
• Ventilation
• Temperature control
• Reduced toxicity
• Biophilia
• Beauty and quality of space!
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SMALL OFFICE BUILDINGS MATTER
The Trim-Tab effect
KNOW YOUR LOAD PROFILE
Understand your energy use before digging in to
an iterative and data-driven design process
FOCUS ON THE 300
Energy is only one piece of a holistic
sustainability equation
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GPPHA 09.14.16 High Performance Small Office Buildings
Scott Kelly
AIA, LEED Fellow, CPHC
Drew Lavine
RA, LEED AP, CPHD
1. What is NZE?
2. Case Studies
3. Our Study
a. Baseline
b. Optimized
c. Energy/Cost
Analysis
4. Lessons Learned
www.ReVisionArch.com
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Thank you!
Scott Kelly
AIA, LEED Fellow, CPHC
215.482.1133
Drew Lavine
RA, LEED AP, CPHD
215.482.1133
www.revisionarch.com