Increase Profits & Meet Demands with High Performance Multifamily Solutions
JANUARY 21, 2016 || 10:00 – 11:00 AM
Presenters: Jared Carlon || Norris Design, Denver, CO
Elizabeth Gillmor || Energetics Consulting Engineers, Aurora, CO
Chris Grady || Kephart Architects, Denver, CO
Jared CarlonNorris Design
Speaker Contacts:
Elizabeth GillmorEnergetics Consulting Engineers, LLC
Chris GradyKephart Community.Planning.Architecture
303.892.1166www.norris-design.comDenver, CO
303.619.0091www.energetics-eng.comAurora, CO
303.832.4474www.kephart.comDenver, CO
Increase Profits & Meet Demands with High Performance Multifamily SolutionsToday's multifamily communities can be cutting edge and sustainable without breaking the bank. High performance practices have moved well beyond the basics of recycling programs and low-flow toilets, and savvy condo buyers and renters are demanding high performance features and amenities. Further, new technologies on the market can help affordably track efficiency and benchmark cost savings on individual maintenance systems and the building as a whole. In this session, you'll discover how to fulfill the demands of consumers while meeting the needs of property owners and managers; and learn what features, products, materials and construction techniques will help reduce maintenance costs, lower impact fees and decrease utility costs.
Learning Outcomes
Explore how to use high performance, sustainable and resilient features and amenities to create true value for a potential renter and condo buyer.
Learn how to negotiate with your municipality to lower impact fees and maximize utility rebates by incorporating sustainable practices into your next multifamily project.
Review amenities and designs that make financial sense in varying climates and code requirements, and learn how an energy consultant can help you maximize of your budget.
Discuss the latest affordable devices on the market and technology used for benchmarking.
American Institute of Architects (AIA) Continuing Professional Education
Credit(s) earned on completion of this course will be reported to AIA CES for AIA members upon completion of the AIA/CES Session Participation Forms found in the back of this session room and online at www.BuildersShow.com. Certificates of Completion for both AIA members and non-AIA members are available upon request.
This course is registered with AIA CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product.
Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.
What’s holding your project backfrom being High Performance?
“We don’t have
time.”
“We are selling this project in 3 years. Why
invest?”
“My tenants pay their own utility bills. I’ll never get a return on that investment.”
“Sustainability is just too
expensive.”“We’ll be green if it doesn’t cost us
anything extra.”
“Just meeting the energy
code is hard enough.”
“My budget is already
stretched.”
“We have CFLs and Energy Star windows. Isn’t that enough?”
“$$$$$.”
“We can’t afford an energy
consultant.”
MYTH:
You can’t afford NOT to have an energy consultant.An energy model will help you make the right decisions for
your building.
It will pay for itself, many times over.
“We can’t afford an energy consultant.”
What does an energy consultant do?Builds an energy model and uses it for:Green Certification (LEED, EGC)Utility rebatesDecision-making guidance for the design teamEnergy Code Compliance
TIP: Don’t have access to an energy consultant? Ask your mechanical engineer if they can help!
If you want a High Performance building……At no added cost
…At REDUCED cost
…That will reduce operating expenses
…That will add value to the building
…To compete with the neighbors
…That attract and keep tenants
And you need to get the most bang for your buck, then…..
HERE IS A SHOCKING SECRET:
Following the energy code *might* not be the best way
to spend your money.
What’s your code?
Important Energy Code Definitions
“Mandatory”– Required no matter what compliance path you choose
“Prescriptive”– Required if you follow the Prescriptive Approach but
not required for the Performance Approach
Important Energy Code Definitions:Compliance OptionsPrescriptive Approach• Very simple: Follow the
code to the letter
• Very restrictive: Not many options
• Most projects use this
• COMCheck• RESCheck
Performance Approach• Requires an energy model
• Tradeoffs between systems
• Much more freedom
• Allows for more innovative & integrated design
Envelope tradeoffs only Tradeoffs between ALL SYSTEMS
More envelope flexibility
Insulation & Windows – All Prescriptive! Prescriptive insulation code = Baseline (not mandatory)
Example: Heating dominated climate, natural gas heating
• Wood frame – R19 or R21 batt is enough• Adding rigid insulation has 20+ year payback• Infiltration has a bigger impact – pay attention to tightness
So where is the sweet spot?• Depends on your heating costs• It might not be the same as the Prescriptive code!
Even roof insulation? Yes, prescriptive!R
20 R30
– Adds ~$1/sf of roof– 20+ year paypack
Here is a neat trick:
– Fill truss cavity with batt insulation to eliminate sprinklers
– Overall cost savings AND energy savings
Low Rise (1-3 stories = Residential Code):
Envelope tradeoffs onlyProblem:•Prescriptive code requires foundation insulation up to top of slab
Solution:•Higher performance windows and roof make up for small deficit
•Energy model documented energy code compliance
The Not-So-Economical Economizer
Problem: Prescriptive code required an economizer on the Clubhouse HVAC
– Added $20,000 to project in equipment, structure, and screening
– Saved only $300/year
Solution: Energy model used to work around prescriptive requirement
– Owner invested in LED lighting instead
– Lighting saved 4x’s more
Condensing Boilers: Sneaky savings
80% efficient boiler•Standard•Requires air intake and exhaust•Needs more venting space
95% efficient boiler•Saves $1000’s per year•Exhaust only•MUCH more flexible installation can offset equipment cost increase
Believe it or not: Efficient lighting is often less expensive
Surface mounted LED•12W (integral)•$25•Maintenance-free for 50,000 hrs
Surface mounted CFL•2x13W (not included)•$20 + 2 x $4 = $28•Change bulbs every 8000 hrs
HVAC Creativity:Dedicated Outside Air System (DOAS)Tight on space? Try a
DOAS!• Less space required for
ducting
• Smaller unit size, less screening + structure
• More energy efficient
• Additional energy savings with exhaust energy recovery
HVAC Creativity:Variable Refrigerant Flow (VRF)REALLY Tight on space? Try a VRF system (with DOAS)!
– All electric, but often more energy efficient than gas– Condensing units shared, less of them required– Allows energy recovery between heating/cooling
Renewable Energy• PV, Solar air, solar hot water• Great for longer term owners• Power Purchase Agreements• Prewire / prep• Look for tax credits• Integrate into the architecture
Putting it all together: Market Rate Apartments
• R40 Roof
• Really fabulous lighting
• 96% efficient condensing central DHW heaters
• Hydronic fan coils in units
• Energy Star appliances
• Traction elevators
38% savings!
Putting it all together: Affordable Housing• Code baseline insulation
• LED lighting, ceiling fans
• 96% efficient condensing central DHW heaters
• Low flow plumbing fixtures
• VRF/DOAS with energy recovery
• High performance heat pumps (PTACs) in the dwelling units
42% savings!
Sustainability can be affordable and increase profits!!
“I’d love to be sustainable, as long as it makes financial sense!”
“If I say ‘sustainable’ enough, maybe they’ll believe me.”
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How can your project be sustainable?
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Development Impact Fees
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$6.5 million in standard development impact fees for a standard 250 unit project.
It’s possible to get those waived by as much as 50% by using sustainability!
Use less resources = less of burden on City infrastructure
Will work better in jurisdictions where sustainability is valued
Building Permit Fees
Look at all these Cities that VALUE Sustainability
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But it might be worth it!
You might be the Pioneer!
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First, sell yourself and then your project. It’s all about trust.
Then sell your project. Get them to LOVE your project!
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Create a well-designed place to live, and show it off
Design and sell sustainabilityW
ater Use!!
– Indoor and out!– Water = energy– Commit to a savings – offset costs– Compare it to a project of similar size
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Design and sell sustainabilityO
utdoor - Truly Sustainable Landscape architecture design
– Xeric plant material and design– Water efficient– Innovative irrigation monitoring– Bring in the natural environment– Commit to turning off the water!
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Design and sell sustainability
Make your irrigation system efficient
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Design and sell sustainabilityU
tilize the full capabilities of your irrigation system to save you $$$.
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Every drop counts!
Design and sell sustainability
Indoor -– EPA Water Sense – easy to beat
the codes if you really commit to it– Water conservation features lower
water and sewer consumption and saves residents money
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Design and sell sustainabilityW
ater is Gold
Design and sell sustainabilityG
eothermal Energy!!1
0X the savings!
Makes it affordable - truly sustainable
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$10 $98
Design and sell sustainabilityS
olar – Prewire
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Design and sell sustainabilityE
ven your entry feature can be sustainable AND be recognizable and memorable
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Design and sell sustainabilityL
ow E windows
Efficient construction techniques
Energy saving technologies will decrease heating & cooling costs
Energy and water savings will reduce demands on local utility providers
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Design and sell sustainabilityC
reate a win / win project with the City
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The Development AgreementW
here the rubber meets the road
$2.5 million in savings, but you need to prove it and commit to it
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ees
The Development Agreement
Hire a land use attorney
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The Development AgreementYou might need a
Sustainability SectionGeothermal heating and cooling
systems for every residential building and clubhouse;
Conduit and junction box provided for future installation of Solar Panels;
Low flow showers and faucets; Low flow toilets;
EnergyStar appliances;
High efficiency irrigation system for landscaping;
Recycled materials in landscape furniture and materials
Irrigation rain shut-offs and weather-based evaporation systems;
Xeric landscaping designs and material
All units meet/exceed Energy Star 3.0;
Point source drip-irrigation systems;
The Development AgreementW
ater Reduction and Penalties
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Now the hard part – the Development Agreement
Water Reduction and penalties
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45% Less
Water
Fee savings could be 20-50%
Water Summary
Table
Resident education
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Resident education
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Resident education
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Resident education
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Resident education
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Resident education
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Trending Sustainable ProductsM
aglin Bench – High Density Paper Composite Seat and recycled aluminum. Holds up really well and more comfortable than metal
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Trending Sustainable ProductsG
reen Walls – Parking Garages – gsky Plant Systems
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Trending Sustainable ProductsO
RE Containers – Recycled Planter Pots
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Trending Sustainable ProductsR
ailroad ties for community gardens
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Trending Sustainable ProductsC
olumbia Green – Green Roof Systems – recycled trays
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Jared CarlonNorris Design
Speaker Contacts:
Elizabeth GillmorEnergetics Consulting Engineers, LLC
Chris GradyKephart Community.Planning.Architecture
303.892.1166www.norris-design.comDenver, CO
303.619.0091www.energetics-eng.comAurora, CO
303.832.4474www.kephart.comDenver, CO