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ISCN 2015: WG 1, Dante Archangeli
1. source: The Wall Street Journal
“Buildings account for 40% of
global greenhouse gas emissions.
Make them more energy efficient
and you help fix a mega-problem.”
“There’s nothing else I could do . . .
and have that kind of impact.”
Henry Paulson, former Goldman Sachs CEO, U.S. Treasury Secretary, and Nature
Conservancy Board Chair, whose engagement with Xi Jinping and other China leaders spans
decades, discussing his efforts to make new Chinese buildings more energy efficient.
Reduction in the Midst of Growth
2. 2
REDUCTION IN THE MIDST OF GROWTH
collaboration to improve environmental performance
at the University of Hong Kong
Context – China & Southeast Asia, LEED & EBOM
Lessons
Project Highlights
HKU’s CYC & TTT Buildings - Retrofit Pilot Project
(Chow Yei Ching & Tsui Tsin Tong Buildings)
Energy Performance Contract (EPC)
LEED Existing Buildings: Operations and Maintenance (EBOM)
(currently also referred to as LEED O+M: Existing Buildings)
Challenges for China & SE Asia
Dante.Archangeli@gmail.comReduction in the Midst of Growth
3. 3
150
2
0
50
100
150
billionsq.meters
World Buildings
existing building stock
annual replacement
50
100
China the rest of the world
75 years before the
world’s existing
buildings are
replaced
China accounts for
1/3 of the floor area
of the world’s
buildings.
sources: ACEEE, Architecture 2030
Reduction in the Midst of Growth
Context
4. 4
EBOM minimum
energy performance
EBOM v2009 - 69th percentile
O+M v4
a. 75th percentile, or
b. 20% more efficient after retrofit
EBOM (O+M) - reduces the
environmental footprint of existing buildings.
source: Green Building Law Update
Reduction in the Midst of Growth
Context
5. 5
EBOM – few local examples for contemplated
China and SE Asian projects to learn from.
0
50
100
150
200
250
SanFrancisco
Singapore
Atlanta
Houston
Taipei
HongKong
Bangkok
Chicago
Jakarta
Manila
NewYork
Beijing
Shanghai
certifiedEBOMprojectsvs
Populationin100,000’s
population EBOM (O+M) projects
source: USGBC Directory, Wikipedia
Reduction in the Midst of Growth
Context
6. Timeline
6
CYC & TTT Project
1st university bldgs. registered as LEED EBOMs in China
Important example for China & SE Asian universities
Source:
Reduction in the Midst of Growth
Project Highlights
2008
Sustainability
Office
meets with
CCI
2008
Centennial
Campus
kick-off
ESPC
interviews
and
tendering
Siemens Ltd
selected
2010 Nov
IG Audit
Reports
2011 Nov
ESPC-LEED
contract
signed
2012 fall
first four year
undergrad
class enters
HKU
2013 Jul
final project
acceptance
& start of 8
yr. energy
guarantee
2013-2014
EBOM 12 & 3
month
performance
periods
2014 Dec
EBOM
certification
package
submitted
7. 7
CYC & TTT EPC Retrofit
EPC projected electric savings – CYC building
30% electricity reduction
8 yr. payback
cooling range 23-26 C
uninsulated block & brick
single pane glass
13,178 sq. m
built 1993
chilled water
plant upgrade
64%
lighting retrofits
18%
BMS upgrade
with EMS
11%
window film
5%
green roof
2%
source: IG Audit Report, Siemens Ltd
Reduction in the Midst of Growth
Project Highlights
8. 8
CYC & TTT EPC Retrofit
EPC projected electric savings – TTT building
33% electricity reduction
8.4 yr. payback
cooling range 20-24 C
uninsulated block & brick
single pane tinted glass
4,884 sq. m
chilled water
plant upgrade
56%
Dehumidification
upgrade
27%
BMS upgrade
with EMS
4%
source: IG Audit Report, Siemens Ltd
Reduction in the Midst of Growth
Project Highlights
lighting retrofits
13%
9. 9
CYC & TTT EBOM
source:
Reduction in the Midst of Growth
Project Highlights
EBOM PROCESS
Scoping and Assessment design charrette (but the building exists)
Solutions Development costing of non-ESPC strategies
mgt. reviews & policy development
identify & approve credits to pursue
Implementation
Performance Period monitor & document
Certification prepare & submit documentation
USGBC review & determination
Siemens
Users
Sustain.
Office
Finance
Office
Estates
Office
10. 10
CYC & TTT EBOM
source: LEED 2009 EBOM checklist
Reduction in the Midst of Growth
Project Highlights
EBOM/O+M Rating System
category prereqs. pos. pts.
Sustainable Sites 0 26
Water Efficiency 1 14
Energy & Atmosphere 3 35
Materials & Resources 2 10
Indoor Env. Quality 3 15
Innovation in Operation 0 6
Regional Priority 0 4
Total 9 110
The certification application requires performance data,
much of which is affected by user behaviors.
3-15 points - alternative commuting transportation – “demonstrated %
reduction in conventional commuting trips”
1-18 pts – optimize energy efficiency performance – “energy
performance must be based on actual metered energy consumption”
max. 100
base
credit
points
11. 11source:
Reduction in the Midst of Growth
Challenges
“People will consider our EBOM effort a failure if it
doesn’t achieve the target level of certification.”
Loss of face is to be avoided
The EBOM process outcome is uncertain.
12. 12
uncertifie
d
50%
certified
50%
All LEED rating systems
uncertified
55%
certified
45%
EBOM rating system
uncertified
55%
all others
42%
platinum
3%
uncertified
50%all others
44%
platinum
6%
EBOM certifications are harder to achieve than
certifications for other LEED rating systems.
source: USGBC Directory, May 2015
Reduction in the Midst of Growth
Challenges
13. 13
EBOM
3%
ALL OTHER
LEED
RATING
SYSTEMS
97%
CHINA
EBOM projects are a smaller portion of LEED projects
in China than in the rest of the world.
source: USGBC Directory, May 2015
Reduction in the Midst of Growth
Challenges
EBOM
10%
ALL OTHER
LEED
RATING
SYSTEMS
90%
THE WORLD
14. 14
China & SE Asian building owners may require more
Iikelihood that EBOM projects will achieve success.
source: USGBC Directory, May 2015
Reduction in the Midst of Growth
Challenges
0
20
40
60
80
100
SanFrancisco
Singapore
Atlanta
Houston
Taipei
HongKong
Chicago
NewYork
Beijing
Shanghai
EBOM certified as a % of EBOM registered
15. 15
The energy efficiency baseline may be
lower in China and SE Asia.
source: Siemens Ltd. IG Audit Reports
Energy Star Portfolio Manager
Reduction in the Midst of Growth
Challenges
Even before retrofits, CYC and TTT were energy efficient
compared to similar buildings in Hong Kong.
70th HK 2010 percentile
911 MJ/m2/year
90th HK 2010 percentile
754 MJ/m2/year
CYC Building
TTT Building
46th to 64th
US 2014 percentile
16. Outdoor and indoor air quality
Food production and consumption
Recycling and waste management
Drinking water quality and sewer availability
Sustainable product availability
Commercial cleaning procedures
16
The infrastructure and culture for sustainability is not
robust in most parts of China and SE Asia.
source:
Reduction in the Midst of Growth
Challenges
17. 17source:
Reduction in the Midst of Growth
Lessons
Universities are well suited to EPCs.
Long-term building ownership horizon
Control over building uses
Short-term profit not required
Building uses are stable
18. 18source: US EPA,
Reduction in the Midst of Growth
Lessons
Projected energy savings may not occur
CYC & TTT Buildings’
electric savings
20. 20source:
Reduction in the Midst of Growth
Lessons
EBOM implementation depends on
organizational structure & behaviors
Resources & power
adequacy, disparity
Institutional culture
internal consistency, strength, longevity
Authority & responsibility
Conflicting directions & motivators
Continuity
personnel, resources, priorities
21. 21source:
Reduction in the Midst of Growth
Lessons
Successful EBOM implementation requires
creating stakeholder buy-in
waste/recycling – cleaning – purchasing
Contractor
Users
22. 22source: Reduction in the Midst of Growth
The future
Building ops & services professionalism improved
internally, outside contractors
Sustainability awareness & discourse raised
administration, staff, users, & the greater HK campus community
HKU ESCO contemplated
Comprehensive sustainability plan being developed
target setting, governance
Sustainability office independence strengthened
23. 23Dante.Archangeli@gmail.comReduction in the Midst of Growth
Recap
EBOM & EPC’s = More Sustainable Existing Buildings
real-word measured improvement required
China & SE Asia regional challenges
Building Operations = 40% of GHG Emissions
75 years to replace the existing buildings
China accounts for 1/3 of the world’s existing building floor area
HKU’s CYC/TTT = Important Example for China & Asia
Editor's Notes
According to an interview in the Wall Street Journal last fall. . . The interviewee said, about his work to make new buildings in China more energy efficient . . .
Today we’ll talk about two existing buildings in China that have become more energy efficient – HKU’s CYC and TTT Buildings . . .
projected to reduce electricy use by over 31%
transition from 3 yr to 4 yr undergraduate curriculum
Centennial Campus was being built to provide the added space needed to accommodate the curriculum change
Making existing buildings more energy efficient is as important, if not more so, than building new energy efficient buildings.
It can take up to 80 years to make up for the environmental impacts of demolishing an existing building and constructing a new one, even if the resulting building is extremely energy efficient.
American Council for an Energy-Efficient Economy
Beijing 10, Shanghai 8
Consultation with HKUST re their experiences with EPCs
Regular updates to the HK Sustainable Campus Consortium – members, HKU, HKUST, CU of HK, HK Baptist, Lingnan U., Chinese U of HK, HK Inst. of Edu., Polytechnic U of HK
One reason for choosing CYC & TTT was that, unlike many buildings on campus, their uses were not anticipated to change significantly because of the curriculum change and the addition of the Centennial Campus
Cooling range 73.4-78.8 F
Includes HKU Art museum, cooling range 68-75.2 F
Heather Henriksen from Harvard – when is it most easy to make building energy efficient – prior to design
Design charrette users – Art museum, departments-engineering, comp sci., labs, Kadoorie institute, HKU extension education
Policies - Waste & recycling, cleaning, purchasing, approved by Committee on Sustainability then Safety, Health, and Environment Committee then headed by Vice-Chancellor
All Leed RATING SYSTEMS – 100 POINTS At least 40 points are based on actual documented performance which is often subject to use behavior. Platinum 80 and above. Gold 60-79. Silver 50-59. Certified 40-49.
There are differences between Chinese and Western based cultures in what is given weight for determining success. “Doing good”, for example by making a building more energy efficient, by itself may not be good enough in China and China influenced parts of SE Asia and “Learning from your mistakes” or “Helping others to learn from your mistakes” is not valued because . . .
This attitude may make it more difficult to initiate efforts, like EBOM certification, that have more uncertain outcomes and thus a higher risk of loss of face. And again, why are EBOM outcomes more uncertain, because . . . Melissa Goodall from Yale – buldings need to be used correctly to work correctly.
And perhaps its this uncertainty in successful outcome that results in EBOM projects being undertaken less often in China.
In addition to the challenge of the interaction of uncertainty of outcome and the avoidance of loss of face . . .
With respect to “university buildings”, US – based on Miami FL climate, 64th-office, 46th-high school assuming 12 month use, weekend use, 1100 students, 400 computers (default was 200), ac & heat, cooking facilities
Air -– 300 million smokers, 43% of world’s cigarette production
Even in highly developed Chinese cities, like Hong Kong, waste management lags far behind that of the rest of the developed world -– HK landfills do not charge for the dumping of domestic or commercial waste, nor for government provided trash pick-up, and no mandatory recycling programs, photo-construction debris from building ancestor’s tombs, litter is worse in other Asian countries
Water & Sewer -– Yale EPI index out of 178 countries Singapore has the 4th best water in the world, Malaysia 51, China 118, even when tap water is high quality, people assume that it isn’t
squatter villages with walking distance of HKU with waste dumping directly into streams
Prior to the EBOM effort not a single product the cleaning contractor was using met EBOM requirements.
Smoking is still common
But even with these regional challenge CYC/TTT have successfully been completed and a number of lessons learned.
HKU and main building are 103 years old, Harvard University 379 years old, Harvard Yard – Massachusetts Hall 295 years old, Oxford University 800 to 900 years old
Contractually, guaranteed energy savings can be shown by calculation to have been met, even when actual metered savings are less.
International Performance Measurement & Verification Protocols
Resources & power – organizational chart
Authority & responsibility – misassumptions about EPC components & responsibility for EBOM
Auth & responsibility - no centralized purchasing nor purchasing reporting – therefore there is no way to track the sustainability of purchases campus wide
Continuity – change in leadership, Head of Estates change in 2013
Conflicting – two bosses for Siemens – Sustainability Office, other Estates Offices
contractor – charged overtime to take food waste from CYC to a composter in another campus building
users – belief that Hong Kong water is not safe to drink and that bottled water is necessary recycling bins should not be in public areas due to their unsightliness
Recycled paper will damage printers Recycled paper is off-color
Conspicuous consumption society in HK & China – July 2014 jewelry sales account for 24% of HK’s retail sales
At HKU there are a number of positive outcomes that build upon the lessons learned from CYC/TTT . . .