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HomeMy WebLinkAboutSEA-AEE-JNU Mt Jumbo Shop Gym 2012-EE Mt Jumbo Shop and Gym City and Borough of Juneau Funded by: Final Report October 2011 Prepared by: Energy Audit Table of Contents Section 1: Executive Summary 2  Section 2: Introduction 5  Section 3: Energy Efficiency Measures 9  Section 4: Description of Systems 15  Section 5: Methodology 17  Appendix A: Energy and Life Cycle Cost Analysis 20 Appendix B: Energy and Utility Data 25  Appendix C: Equipment Data 35 Appendix D: Abbreviations 37  Audit Team The energy audit is performed by Alaska Energy Engineering LLC of Juneau, Alaska. The audit team consists of:  Jim Rehfeldt, P.E., Energy Engineer  Jack Christiansen, Energy Consultant  Brad Campbell, Energy Auditor  Loras O’Toole P.E., Mechanical Engineer  Will Van Dyken P.E., Electrical Engineer  Curt Smit, P.E., Mechanical Engineer  Philip Iverson, Construction Estimator  Karla Hart, Technical Publications Specialist  Jill Carlile, Data Analyst  Grayson Carlile, Energy Modeler Section 1 Executive Summary An energy audit of the Mt Jumbo Shop and Gym is performed by Alaska Energy Engineering LLC. The investment grade audit is funded by Alaska Housing Finance Corporation (AHFC) to identify opportunities to improve the energy performance of public buildings throughout Alaska. The Mt Jumbo Shop and Gym is an 18,780 square foot building that contains offices, shop space, storage, locker/shower spaces (the office/shop wing), and a gym. Building Assessment The following summarizes our assessment of the building. Envelope Windows have been upgraded from the original units, but their selection and method of installation falls short of current standards. Most of the original casements were utilized when the windows were replaced, and in many cases they are significantly deteriorating and are providing a direct path for air flow. The main entry doors are solid wood doors with single pane window curtains and very poor weather stripping. The remaining exterior man doors have poor weather stripping and are not thermally broken which causes them to conduct heat through the skin to the outdoor. The gym walls are concrete with minimal interior insulation. The office/shop wing is wood framed with a lath and plaster buildup and no insulation. The result is both a loss of building efficiency and a poor working environment for staff operating around the perimeter of the building. A section of the office/shop wing parapet flashing is missing on the northwest corner of the north wall and should be replaced as soon as possible to prevent building damage from water infiltration. The gym utilizes an IRMA roof system (Inverted Roof Membrane System). This consists of a protected membrane covered with a layer of insulation and topped with pavers. The buildup of this system allows water to run through the insulation to the waterproof membrane, damaging the insulation and reducing the roof R-value by approximately 50%. In the case of the gym, the design roof insulation value of R-34 is de-rated to only an R-17 because of the true operational characteristics of an IRMA system. Heating System The gym and office/shop wing fuel oil furnace heating systems are in fair condition, however simple improvements can be made to improve its effectiveness and efficiency. These are outlined in the Energy Efficiency Measures section of this report. The fan for the gym heating unit is rated at 5460 cfm and does not appear to have any smoke dampers in the distribution ductwork. Units larger than 4000 cfm require smoke dampers to meet current code standards. Demand controlled ventilation using a CO2 sensor will reduce ventilation air requirements while insuring adequate indoor air quality. Mt Jumbo Shop and Gym 2 FINAL Energy Audit (October 2011) Fuel oil storage tanks appear to not meet current code standards. The furnaces are only 75% efficient. If replaced at the end of life with an 82% efficient model with current fuel oil costs the new furnace would save >$25,000 over its useful life. Ventilation System The building ventilation systems consist of toilet/locker room exhaust fans and operable windows. The toilet exhaust fans operate with the light switch and should be modified to operate off a timer to ensure adequate air exchange and quality. Insufficient air exchange is occurring within blocks of the building that are isolated from the established path of air movement. As a result, air quality is poor in these spaces. The paint locker in the basement of the office/shop wing does not have proper storage cabinets and lacks sufficient air exchange rates to remove fumes from this space. This is a code violation Lighting The majority of the lighting has been upgraded from the original incandescent fixtures to more efficient T-12 fluorescent bulbs in many of the interior spaces, however these fall short of current standards and additional improvements are recommended. All lighting in unoccupied spaces was off during the inspection. Typically occupancy sensors to control space lighting would be recommended, however it appears that staff are very conscious of energy conservation. Energy Efficiency Measures (EEMs) All buildings have opportunities to improve their energy efficiency. The energy audit revealed several opportunities in which an efficiency investment will result in a net reduction in long-term operating costs. This building has a higher percentage of behavioral and operational EEMs due to the age of the building and lack of renovations over its life. Behavioral and Operational EEMs The following EEMs require behavioral and operational changes in the building use. The savings are not readily quantifiable but these EEMs are highly recommended as low-cost opportunities that are a standard of high performance buildings. EEM-1: Weather-strip Doors EEM-2: Insulate Exhaust Fan Penetrations EEM-3: Repair and Insulate Single Pane Security Windows EEM-4: Leaky Window Frames EEM-5: Repair Door Frame EEM-6: Replace Failed Window EEM-7: Reduce Electric Heat Demand EEM-8: Replace Thermostats EEM-9: Caulk All Thru-Wall Penetrations EEM-10: Upgrade Furnaces EEM-11: Adjust Combustion Air Damper EEM-12 :Repair Exhaust Damper EEM-13: Repair Interior Window Frames Mt Jumbo Shop and Gym 3 FINAL Energy Audit (October 2011) High and Medium Priority EEMs The following EEMs are recommended for investment. They are ranked by life cycle savings to investment ratio (SIR). This ranking method places a priority on low cost EEMs which can be immediately funded, generating energy savings to fund higher cost EEMs in the following years. Negative values, in parenthesis, represent savings. Life Cycle Cost Analysis Investment Operating Energy Total SIR EEM-14: Install Programmable Furnace Thermostat $400 $1,000 ($4,500) ($3,100) 8.8 EEM-15: Perform Furnace Combustion Test $700 $4,100 ($6,800) ($2,000) 3.9 EEM-16: Replace Single Pane Glazing $3,700 $0 ($8,600) ($4,900) 2.3 EEM-17: Install Pipe Insulation $700 $0 ($1,200) ($500) 1.7 Total* $5,500 $5,100 ($21,100) ($10,500) 2.9 * The analysis is based on each EEM being independent of the others. While it is likely that some EEMs are interrelated, an isolated analysis is used to demonstrate the economics because the audit team is not able to predict which EEMs an Owner may choose to implement. If several EEMs are implemented, the resulting energy savings is likely to differ from the sum of each EEM projection. Summary The energy audit revealed several opportunities for improving the energy performance of the building. It is recommended that the behavioral and high priority EEMs be implemented now to generate energy savings from which to fund the medium priority EEMs. Another avenue to consider is to borrow money from AHFCs revolving loan fund for public buildings. AHFC will loan money for energy improvements under terms that allow for paying back the money from the energy savings. More information on this option can be found online at http://www.ahfc.us/loans/akeerlf_loan.cfm. Mt Jumbo Shop and Gym 4 FINAL Energy Audit (October 2011) Section 2 Introduction This report presents the findings of an energy audit of the Mt Jumbo Shop and Gym located in Douglas, Alaska. The purpose of this investment grade energy audit is to evaluate the infrastructure and its subsequent energy performance to identify applicable energy efficiencies measures (EEMs). The energy audit report contains the following sections:  Introduction: Building use and energy consumption.  Energy Efficiency Measures: Priority ranking of the EEMs with a description, energy analysis, and life cycle cost analysis.  Description of Systems: Background description of the building energy systems.  Methodology: Basis for how construction and maintenance cost estimates are derived and the economic and energy factors used for the analysis. BUILDING USE The Mt Jumbo Shop and Gym is an 18,780 square foot building that contains offices, shop space, and storage (the office/shop wing), and a gym with locker/shower spaces. The building is used in the following manner:  Office/Shop Wing - operating hours are 7:00 am to 5:00 pm, however one person arrives at the building at 6:30 am and remaining staff will be present from 7:00 am thru 7:30 pm. The 2nd floor lighting is utilized from 7:00 am to 4:30 pm. The 3rd floor lighting is operated less than a ½ hour per day and the basement lighting approximately 1 hour per day.  Gym Wing – While the gym is heated year-round without unoccupied temperature setback, the gym is only utilized approximately 730 hours per year. History Energy efficiency changes to the building include:  1937 – Original Construction  1996 - Upgrade of windows on the Office/Shop Wing of the building  2002 - Covered Gym windows with framing and insulation Mt Jumbo Shop and Gym 5 FINAL Energy Audit (October 2011) Energy and Water Consumption The building energy sources include separate electric services and oil tanks for the office/shop wing and the gym. Both electricity and fuel oil is used for the heating loads while electricity serves all other loads, including domestic hot water. The following table shows annual energy use and cost. Annual Energy Consumption and Cost Source Consumption Cost Energy, MMBtu Electricity 68,120 kWh $7,100 232 27% Fuel Oil 4,657 Gallons $15,900 632 73% Totals - $23,000 865 100% Electricity The following charts show electrical energy use from 2007 to 2010 for the office/shop wing and the gym. Electricity use dropped in May 2008 when electric rates increased temporarily due to an avalanche. The avalanche disrupted power from Juneau’s primary hydroelectric generation facility, causing the utility to generate power with more expensive diesel generators. Conservation efforts put into effect after the avalanche have caused post-avalanche use to be less. There has been a slight upward trend in energy use but the use is still below pre-avalanche levels. The effective cost—energy costs plus demand charges—is 10.4¢ per kWh. Mt Jumbo Shop and Gym 6 FINAL Energy Audit (October 2011) Fuel Oil The charts below show heating energy use from 2007 to 2010. These charts compare annual use with the heating degree days which is a measurement of the demand for energy to heat a building. A year with a higher number of degree days reflects colder outside temperatures and a higher heating requirement. Annual fuel oil use has varied by less than 10% over the past four years with the exception of 2007. There is no known explanation for why fuel oil use was higher in both areas of the building that year. The current cost of fuel oil (August 2011) is $3.23 per gallon. Assuming a fuel oil conversion efficiency of 70% and an electric boiler conversion efficiency of 95%, oil heat at $3.23 per gallon equates to electric heat at 10.8¢ per kWh. Since the current cost of electricity is 9.0¢ per kWh, electric heat would be less expensive than fuel oil heat. Mt Jumbo Shop and Gym 7 FINAL Energy Audit (October 2011) Water The office/shop wing water use is not metered and the cost is a fixed rate per month. The gym water use is metered. The following table shows consumption over the previous four years. It is not known why water use was higher in 2007. Mt Jumbo Shop and Gym 8 FINAL Energy Audit (October 2011) Section 3 Energy Efficiency Measures The following energy efficiency measures (EEMs) were identified during the energy audit. The EEMs are priority ranked and, where applicable, subjected to energy and life cycle cost analysis. Appendix B contains the energy and life cycle cost analysis spreadsheets. The EEMs will be grouped into the following prioritized categories:  Behavioral or Operational: EEMs that require minimal capital investment but require operational or behavioral changes. The EEMs provide a life cycle savings but an analysis is not performed because the guaranteed energy savings is difficult quantify.  High Priority: EEMs that require a small capital investment and offer a life cycle savings. Also included in this category are higher cost EEMs that offer significant life cycle savings.  Medium Priority: EEMs that require a significant capital investment to provide a life cycle savings. Many medium priority EEMs provide a high life cycle savings and offer substantial incentive to increase investment in building energy efficiency.  Low Priority: EEMs that will save energy but do not provide a life cycle savings. BEHAVIORAL OR OPERATIONAL The following EEMs are recommended for implementation. They require behavioral or operational changes that can occur with minimal investment to achieve immediate savings. These EEMs are not easily quantified by analysis because they cannot be accurately predicted. They are recommended because they offer a life cycle savings, represent good practice, and are accepted features of high performance buildings. EEM-1: Weather-strip Doors Purpose: Energy will be saved if doors are properly weather-stripped to reduce infiltration. All exterior steel man doors and both of the main entrances have damaged or missing weather-stripping. Scope: Replace weather- stripping on all doors. EEM-2: Insulate Exhaust Fan Penetrations Purpose: Many windows on the office/shop wing of the building have been removed and replaced with plywood to provide a simple routing path for exhaust ducting and fans. While many of the filled windows appear to be a build-up of a foam panel sandwiched by plywood, several of these plywood coverings are uninsulated. Energy will be saved if insulation is added to the uninsulated fan penetrations. Scope: Add insulation to uninsulated fan penetration framing. Mt Jumbo Shop and Gym 9 FINAL Energy Audit (October 2011) EEM-3: Repair and Insulate Single Pane Security Windows Purpose: The large security windows on the ground floor east side of the southeast corner of the office/shop wing are broken. Since these windows are no longer utilized, an insufficient amount of insulation was added and large air gaps exist. Energy will be saved if these window spaces are properly filled with insulation and covered from the exterior. Scope: Properly fill the window spaces and cover from the exterior. EEM-4: Leaky Window Frames Purpose: The windows were replaced on the office/shop wing in 1996. The windows were installed in the original frames, which have weathered and shrunk, providing a path for air infiltration. This can be quantified by the large amount of wind-driven sand that has built up inside the building around the north-facing window trim. In addition, there are several window frames that have a significant amount of rot. Energy can be saved if the exterior window casements are caulked around the frames and the exterior wood painted. Caulking should also be applied around the perimeter of the interior window trim to further decrease air infiltration. Several casements on the building are very rotted and should be replaced. Scope: Caulk around all exterior window casements and paint exterior wood window frames. Caulk around perimeter of interior window frame trim. Replace rotted wood frames as necessary. EEM-5: Repair Door Frame Purpose: The southeast gym man door outer frame is cement and is spalling. This is providing a direct path for air infiltration. Energy will be saved if the door frame is repaired. Scope: Repair southeast gym man door outer frame concrete spalling. EEM-6: Replace Failed Window Purpose: The glazing has failed on a 3rd floor office/shop wing window in the southwest classroom space. Air infiltration is occurring and causing condensation to form between the two glass panes. Energy will be saved if the failed window is replaced. Scope: Repair failed window. EEM-7: Reduce Electric Heat Demand Purpose: The baseboard heating capacity in the maintenance office exceeds the design heating load by 30%. The cycling of the electric baseboard units will increase electrical demands. Energy can be saved if 1/3 of the space baseboard heat is secured. Scope: Secure one of the space baseboard heaters. Mt Jumbo Shop and Gym 10 FINAL Energy Audit (October 2011) EEM-8: Replace Thermostats Purpose: Energy will be saved if the main integral thermostats on the electric wall mounted unit heaters and electric baseboard heaters are replaced with a model that is simple to program the occupied and unoccupied setpoints. Scope: Replace these thermostats and program them with occupied/unoccupied setpoints. EEM-9: Caulk All Thru-Wall Penetrations Purpose: Many thru-wall penetrations in the office/shop wing are oversized and result in a path for air infiltration. Energy could be saved if the thru-wall penetrations were sealed with caulk. Scope: Seal all through wall penetrations with caulk. EEM-10: Upgrade Furnaces Purpose: The existing office/shop wing and gym furnaces have a lower efficiency than modern high efficiency models. Energy would be saved if a high efficiency unit was installed. Scope: At the end of useful life of the existing furnace, upgrade with high efficiency unit. EEM-11: Adjust Combustion Air Damper Purpose: The barometric damper for the office/shop wing furnace is hanging wide open, which provides a direct path for air flow up the chimney when the furnace is off. Energy could be saved if the barometric damper was adjusted properly. Scope: Properly adjust the furnace barometric damper. EEM-12: Repair Exhaust Damper Purpose: The exhaust damper in the paint room does not completely shut, providing a direct path for air infiltration. Scope: Repair/replace exhaust damper in paint room. EEM-13: Repair Interior Window Frames Purpose: Several office/shop wing interior window frames are missing trim and the stucco buildup is damaged. This is potentially providing a direct path for air infiltration. Energy will be saved if these window frames are repaired and trim replaced. Scope: Repair damaged window frames and replace trim as needed. Mt Jumbo Shop and Gym 11 FINAL Energy Audit (October 2011) HIGH PRIORITY The following EEMs are recommended for implementation because they are low cost measures that have a high savings to investment ratio. The EEMs are listed from highest to lowest priority. Negative values, in parenthesis, represent savings. EEM-14: Install Programmable Furnace Thermostats Purpose: The thermostats for the two furnaces maintain the spaces at constant temperature. Energy will be saved if the furnace operating setpoints are changed so the furnace operates for a longer time during each cycle and is programmable to reset the temperature during non-occupied hours. Scope: Replace the two furnace thermostats with programmable thermostats. Annual Costs Life Cycle Costs Operating Energy Total Investment Operating Energy Total SIR $60 ($160) ($100) $400 $1,000 ($4,500) ($3,100) 8.8 EEM-15: Perform a Furnace Combustion Test & Clean/Inspect Purpose: Operating the furnaces with an optimum amount of excess air will improve combustion efficiency. Annual cleaning followed by a combustion test is recommended. Scope: Annually clean and perform a combustion test on the furnace. Annual Costs Life Cycle Costs Operating Energy Total Investment Operating Energy Total SIR $240 ($240) $0 $700 $4,100 ($6,800) ($2,000) 3.9 Note: Life cycle cost savings are realized due to projected 2% general inflation and 6% fuel inflation costs. See Section 5, Methodology, for more information. EEM-16: Replace Single Pane Glazing Purpose: The existing front and side entryways include a surrounding single pane window curtain on the west side. Energy will be saved if the single pane glazing in the entryways are replaced with double pane glazing units. The northwest gym main entry double doors had glazing panels that were damaged and replaced with plexiglass. Energy will be saved if the plexiglass is replaced with double pane glazing units. Scope: Replace single pane glazing units with double pane glazing units. Annual Costs Life Cycle Costs Operating Energy Total Investment Operating Energy Total SIR $0 ($300) ($300) $3,700 $0 ($8,600) ($4,900) 2.3 Mt Jumbo Shop and Gym 12 FINAL Energy Audit (October 2011) MEDIUM PRIORITY Medium priority EEMs require planning and a higher level of investment. They are recommended because they offer a life cycle savings. The EEMs are listed from highest to lowest priority. EEM-17: Install Pipe Insulation Purpose: The domestic hot water piping is uninsulated. Energy will be saved if these sections of domestic hot water piping are optimally insulated. Scope: Install insulation on uninsulated domestic hot water piping Annual Costs Life Cycle Costs Operating Energy Total Investment Operating Energy Total SIR $0 $0 $0 $700 $0 ($1,200) ($500) 1.7 LOW PRIORITY Low priority EEMs do not offer a life cycle energy savings and are not recommended. EEM-18: Upgrade Gym Lighting Purpose: The gym lighting consists of pendant fixtures with metal halide lamps. Metal halide lighting is less efficient than fluorescent T5 lighting and the lamp life is shorter. Scope: Replace metal halide gym fixtures with fluorescent fixtures. Annual Costs Life Cycle Costs Operating Energy Total Investment Operating Energy Total SIR ($20) ($280) ($300) $6,300 ($300) ($4,900) $1,100 0.8 EEM-19: Increase Wall Insulation Purpose: The walls currently have an R-5 insulation value. An optimal R-value by current construction standards is R-25. Energy will be saved if the insulation level of the walls is increased by adding exterior foam insulation with new siding. Scope: Install a minimum of 4” of exterior foam insulation with new siding on exterior walls. Annual Costs Life Cycle Costs Operating Energy Total Investment Operating Energy Total SIR $0 ($8,230) ($8,230) $337,500 $0 ($233,200) $104,300 0.7 Mt Jumbo Shop and Gym 13 FINAL Energy Audit (October 2011) EEM-20: Replace Gym Roof Insulation Purpose: The gym utilizes an IRMA roof system (Inverted Roof Membrane System) consisting of a protected membrane covered with a layer of insulation and topped with pavers. The buildup of this system allows water to run through the insulation to the waterproof membrane, damaging the insulation and reducing the roof R-value by approximately 50%. In the case of the gym, the design roof insulation value of R-34 is de-rated to only an R-17. Energy will be saved if the IRMA roof system pavers are removed and an EPDM insulated tapered roof system is applied over the top of the remaining 6” of foam insulation. Scope: Remove IRMA roof system pavers and apply an EPDM insulated tapered roof system over the top of the remaining 6” of foam insulation. Annual Costs Life Cycle Costs Operating Energy Total Investment Operating Energy Total SIR $0 ($1,380) ($1,380) $76,500 $0 ($39,200) $37,300 0.5 EEM-21: Increase Office Roof Insulation Purpose: Energy will be saved by adding insulation to the roof. Scope: Add additional blown-in fiberglass insulation to increase the roof R-value from R-28 to R-58. Annual Costs Life Cycle Costs Operating Energy Total Investment Operating Energy Total SIR $0 ($540) ($540) $38,800 $0 ($15,400) $23,400 0.4 Mt Jumbo Shop and Gym 14 FINAL Energy Audit (October 2011) Section 4 Description of Systems ENERGY SYSTEMS This section provides a general description of the building systems. Energy conservation opportunities are addressed in the Energy Efficiency Measure section of the report. Building Envelope The following table summarizes the existing envelope. Building Envelope R-value Component Description (inside to outside) Existing Optimal Gym Exterior Walls ½” Gyp. Bd, R-11 batt, 3” air space,8” concrete wall R-5 R-26 Shop Exterior Walls ¾” Stucco, ¾” lathe, 6” air space, ¾” wood, ¾” stucco R-4 R-26 Below Grade Walls 8” concrete w/ no insulation R-5 R-20 Shop Roof ¾” Stucco, ¾” wood, 8” fill insulation, 16” air space, 5/8” OSB R-28 R-46 Gym Roof IRMA 4” Concrete, 6” foam insulation, 2” foam insulation, 2” block R-17 R-46 Floor Slab Concrete slab-on-grade R-10 R-10 Perimeter Uninsulated concrete footing R-4 R-15 Windows Vinyl; double pane R-2.5 R-5 Windows Wood; single pane R-1 R-5 Doors Man door Metal frame w/o thermal break R-2 R-5 Entry doors Solid wood doors R-2 R-3 Heating System The office/shop wing is heated by a combination of electric baseboard and wall units and a fuel oil furnace system. The gym is heated by a fuel oil furnace. Ventilation Systems Minimal ventilation exists in both the Mt Jumbo gym and office/shop wings. While there are ventilation fans in spaces that are specifically used during tasks – such as the exhaust fans for the welding table and the paint rooms – the only ventilation fans utilized for normal building operations are the restroom and locker room exhaust fans. These are tied to the light switches in those spaces and only operate while occupied. Mt Jumbo Shop and Gym 15 FINAL Energy Audit (October 2011) Domestic Hot Water System A 50-gallon electric hot water heater located in the basement of the office/shop wing supplies domestic hot water for the fixtures. The aerators on the lavatories and the showerheads are not water- conserving models. Automatic Control System There are no building automatic controls. The furnaces and other equipment have local controllers. Lighting Interior lighting consists of T12 fluorescent and incandescent lighting throughout the building and metal halide lighting in the gym. The lighting is manually controlled with minimal use of occupancy sensors throughout the building. Exterior lighting consists of metal halide and fluorescent fixtures with integral photocell control. Electric Equipment Multiple small kitchen appliances are located throughout the building. These included dorm-size refrigerators and microwaves. Mt Jumbo Shop and Gym 16 FINAL Energy Audit (October 2011) Section 5 Methodology Information for the energy audit was gathered through on-site observations, review of construction documents, and interviews with operation and maintenance personnel. The EEMs are evaluated using energy and life cycle cost analyses and are priority ranked for implementation. Energy Efficiency Measures Energy efficiency measures are identified by evaluating the building’s energy systems and comparing them to systems in modern, high performance buildings. The process for identifying the EEMs acknowledges the realities of an existing building that was constructed when energy costs were much lower. Many of the opportunities used in modern high performance buildings—highly insulated envelopes, variable capacity mechanical systems, heat pumps, daylighting, lighting controls, etc.— simply cannot be economically incorporated into an existing building. The EEMs represent practical measures to improve the energy efficiency of the buildings, taking into account the realities of limited budgets. If a future major renovation project occurs, additional EEMs common to high performance buildings should be incorporated. Life Cycle Cost Analysis The EEMs are evaluated using life cycle cost analysis which determines if an energy efficiency investment will provide a savings over a 25-year life. The analysis incorporates construction, replacement, maintenance, repair, and energy costs to determine the total cost over the life of the EEM. Future maintenance and energy cash flows are discounted to present worth using escalation factors for general inflation, energy inflation, and the value of money. The methodology is based on the National Institute of Standards and Technology (NIST) Handbook 135 – Life Cycle Cost Analysis. Life cycle cost analysis is preferred to simple payback for facilities that have long—often perpetual— service lives. Simple payback, which compares construction cost and present energy cost, is reasonable for short time periods of 2-4 years, but yields below optimal results over longer periods because it does not properly account for the time value of money or inflationary effects on operating budgets. Accounting for energy inflation and the time value of money properly sums the true cost of facility ownership and seeks to minimize the life cycle cost. Construction Costs The cost estimates are derived based on a preliminary understanding of the scope of each EEM as gathered during the walk-through audit. The construction costs for in-house labor are $60/hour for work typically performed by maintenance staff and $110.00 per hour for contract labor. The cost estimate assumes the work will be performed as part of a larger renovation or energy efficiency upgrade project. When implementing EEMs, the cost estimate should be revisited once the scope and preferred method of performing the work has been determined. It is possible some EEMs will not provide a life cycle savings when the scope is finalized. Mt Jumbo Shop and Gym 17 FINAL Energy Audit (October 2011) Maintenance Costs Maintenance costs are based on in-house or contract labor using historical maintenance efforts and industry standards. Maintenance costs over the 25-year life of each EEM are included in the life cycle cost calculation spreadsheets and represent the level of effort to maintain the systems. Energy Analysis The energy performance of an EEM is evaluated within the operating parameters of the building. A comprehensive energy audit would rely on a computer model of the building to integrate building energy systems and evaluate the energy savings of each EEM. This investment grade audit does not utilize a computer model, so energy savings are calculated with factors that account for the dynamic operation of the building. Energy savings and costs are estimated for the 25-year life of the EEM using appropriate factors for energy inflation. Prioritization Each EEM is prioritized based on the life cycle savings to investment ratio (SIR) using the following formula: Prioritization Factor = Life Cycle Savings / Capital Costs This approach factor puts significant weight on the capital cost of an EEM, making lower cost EEMs more favorable. Economic Factors The following economic factors are significant to the findings.  Nominal Interest Rate: This is the nominal rate of return on an investment without regard to inflation. The analysis uses a rate of 5%.  Inflation Rate: This is the average inflationary change in prices over time. The analysis uses an inflation rate of 2%.  Economic Period: The analysis is based on a 25-year economic period with construction beginning in 2010. Fuel Oil Fuel oil currently costs $3.20 per gallon for a seasonally adjusted blend of #1 and #2 fuel oil. The analysis is based on 6% fuel oil inflation which has been the average for the past 20-years. Mt Jumbo Shop and Gym 18 FINAL Energy Audit (October 2011) Electricity Electricity is supplied by Alaska Electric Light & Power Company (AEL&P). The office/shop wing of this building is billed for electricity under AEL&P’s Rate 21D, Small Government with Demand. This rate charges for both electrical consumption (kWh) and peak electric demand (kW). Electrical consumption is the amount of energy consumed and electric demand is the rate of consumption. AEL&P determines the electric demand by averaging demand over a continuously sliding fifteen minute window. The highest fifteen minute average during the billing period determines the peak demand. The following table lists the electric charges, which include a recent 24% rate hike: AEL&P Small Government Rate with Demand – Office/Shop Wing Charge On-peak (Nov-May) Off-peak (June-Oct) Energy Charge per kWh 6.43¢ 5.70¢ Demand Charge per kW $12.32 $8.24 Service Charge per month $27.16 $27.16 The gym wing of the building is billed for electricity under AEL&P’s Rate 21D, Small Government without demand charges. This rate charges for electrical consumption (kWh). The following table lists the electric charges, which include a recent 24% rate hike: AEL&P Small Government Rate without Demand - Gym Charge On-peak (Nov-May) Off-peak (June-Oct) Energy Charge per kWh 11.57¢ 9.20¢ Service Charge per month $18.80 $18.80 Over recent history, electricity inflation has been less than 1% per year, which has lagged general inflation. An exception is the 24% rate hike that was primarily due to construction of additional hydroelectric generation at Lake Dorothy. This project affords the community a surplus of power which should bring electric inflation back to the historic rate of 1% per year. Load growth from electric heat conversions is likely to increase generating and distribution costs, especially if diesel supplementation is needed. Combining these two factors contribute to an assumed electricity inflation rate of 3%. Summary The following table summarizes the energy and economic factors used in the analysis. Summary of Economic and Energy Factors Factor Rate or Cost Factor Rate or Cost Nominal Discount Rate 5% Electricity Current rates General Inflation Rate 2% Electricity Inflation 3% Fuel Oil Cost (2012) $3.42/gal Fuel Oil Inflation 6% Mt Jumbo Shop and Gym 19 FINAL Energy Audit (October 2011) Appendix A Energy and Life Cycle Cost Analysis Mt Jumbo Shop and Gym 20 FINAL Energy Audit (October 2011) Alaska Energy Engineering LLC Energy and Life Cycle Cost Analysis 25200 Amalga Harbor Road Tel/Fax: 907.789.1226 Juneau, Alaska 99801 jim@alaskaenergy.us Mt Jumbo Offices and Gym Basis Economic Study Period (years) 25 Nominal Discount Rate 5%General Inflation 2% Energy 2011 $/gal Fuel Inflation 2012 $/gal Fuel Oil $3.23 6% $3.42 Electricity $/kWh (2011)$/kW (2011)Inflation $/kWh (2012)$/kW (2012) w/ Demand Charges $0.061 $10.62 2% $0.062 $10.83 w/o Demand Charges $0.102 -2% $0.102 - EEM-14: Install Programmable Furnace Thermostat Energy Analysis Annual Gal % Savings Savings, Gal 4,660 -1.0% -47 Life Cycle Cost Analysis Year Qty Unit Base Cost Year 0 Cost Construction Costs Install programmavble thermostat 0 2 LS $200 $400 Annual Costs Reset program 1 - 25 1 hr $60.00 $1,022 Energy Costs Fuel Oil 1 - 25 -47 gal $3.42 ($4,522) Net Present Worth ($3,100) EEM-15: Perform Furnace Combustion Test Energy Analysis Annual Gal % Savings Savings, Gal 4,660 -1.5% -70 Life Cycle Cost Analysis Year Qty Unit Base Cost Year 0 Cost Construction Costs Purchase combustion analyzer 0 1 LS $700 $700 Annual Costs Combustion test 1 - 25 4 hrs $60.00 $4,086 Energy Costs Fuel Oil 1 - 25 -70 gal $3.42 ($6,784) Net Present Worth ($2,000) Mt Jumbo Shop and Gym 21 FINAL Energy Audit (October 2011) Alaska Energy Engineering LLC Energy and Life Cycle Cost Analysis 25200 Amalga Harbor Road Tel/Fax: 907.789.1226 Juneau, Alaska 99801 jim@alaskaenergy.us Mt Jumbo Offices and Gym EEM-16: Replace Single Pane Glazing Energy Analysis Component Area R,exist R,new ΔT MBH kBtu η boiler Gallons Windows 37 0.75 2.5 20 -0.7 -6,050 75%-58 Door 12 0.50 2.0 20 -0.4 -3,154 75%-30 -1.1 -9,204 -89 Life Cycle Cost Analysis Year Qty Unit Base Cost Year 0 Cost Construction Costs Replace window glazing unit 0 37 sqft $70 $2,590 Replace door glazing unit 0 12 sqft $90 $1,080 Annual Costs 1 - 25 $50.00 $0 Energy Costs Fuel Oil 1 - 25 -89 gal $3.42 ($8,599) Net Present Worth ($4,900) EEM-17: Install Pipe Insulation Energy Analysis Service Size Length Bare BTUH Insul BTUH Factor kBtu kWh DHW 0.50 30 21 4 10% -447 -131 DHW 0.75 100 25 4 10% -1,840 -539 -670 Life Cycle Cost Analysis Year Qty Unit Base Cost Year 0 Cost Construction Costs Pipe Insulation 1/2"0 30 lnft $5 $150 3/4"0 100 lnft $5 $500 Energy Costs Electric Energy (Effective Cost)1 - 25 -670 kWh $0.102 ($1,203) Net Present Worth ($600) Mt Jumbo Shop and Gym 22 FINAL Energy Audit (October 2011) Alaska Energy Engineering LLC Energy and Life Cycle Cost Analysis 25200 Amalga Harbor Road Tel/Fax: 907.789.1226 Juneau, Alaska 99801 jim@alaskaenergy.us Mt Jumbo Offices and Gym EEM-18: Upgrade Gym Lighting Energy Analysis Lamp Lamp, watts Fixture Watts Lamp Lamp, watts Fixture Watts kW Hours kWh MH 400 460 T5 310 357 -1.2 1,500 -1,863 Lamp Replacement # Fixtures Lamp # Lamps Life, hrs Replace/yr $/lamp replace 12 MH -1 20,000 -0.90 $30 12 T5 6 30,000 0.60 $24 Life Cycle Cost Analysis Year Qty Unit Base Cost Year 0 Cost Construction Costs Replace 400 watt MH with T5 Fluorescent 0 12 LS $525 $6,300 Annual Costs Existing lamp replacement, 400 watt MH 1 - 25 -0.90 replacements $50.00 ($766) New lamp replacement, T5 1 - 25 0.60 replacements $44.00 $450 Energy Costs Electric Energy 1 - 25 -1,863 kWh $0.062 ($2,032) Electric Demand 1 - 25 -15 kW $10.83 ($2,830) Net Present Worth $1,100 EEM-19: Increase Wall Insulation Energy Analysis Component Area R,exist R,new ΔT MBH kBtu η furnace Gallons Wall 12,500 6 25 18 -28.5 -249,660 75%-2,403 Life Cycle Cost Analysis Year Qty Unit Base Cost Year 0 Cost Construction Costs Install wall insulation 0 12,500 sqft $27 $337,500 Energy Costs Fuel Oil 1 - 25 -2,403 gal $3.42 ($233,247) Net Present Worth $104,300 EEM-20: Replace Gym Roof Insulation Energy Analysis Component Area R,exist R,new ΔT MBH kBtu η furnace Gallons Roof 5,100 17 47 25 -4.8 -41,936 75%-404 Life Cycle Cost Analysis Year Qty Unit Base Cost Year 0 Cost Construction Costs Remove pavers 0 5,100 sqft $1 $5,100 Install polyisocyanurate insulation, 3"0 5,100 sqft $5 $25,500 Install polyisocyanurate insulation, 3"0 5,100 sqft $5 $25,500 Tapered insulation 0 5,100 sqft $4 $20,400 Annual Costs 1 - 25 $60.00 $0 Energy Costs Fuel Oil 1 - 25 -404 gal $3.42 ($39,179) Net Present Worth $37,300 Existing Replacement Savings Fixtures 12 Mt Jumbo Shop and Gym 23 FINAL Energy Audit (October 2011) Alaska Energy Engineering LLC Energy and Life Cycle Cost Analysis 25200 Amalga Harbor Road Tel/Fax: 907.789.1226 Juneau, Alaska 99801 jim@alaskaenergy.us Mt Jumbo Offices and Gym EEM-21: Increase Office Roof Insulation Energy Analysis Component Area R,exist R,new ΔT MBH kBtu η furnace Gallons Roof 4,070 28 58 25 -1.9 -16,465 75%-159 Life Cycle Cost Analysis Year Qty Unit Base Cost Year 0 Cost Construction Costs Drill access holes 0 4,070 sqft $0.75 $3,053 Blow-in insulation 0 5,100 sqft $5 $25,500 Patch ceiling board 0 5,100 sqft $2 $10,200 Annual Costs 1 - 25 $60.00 $0 Energy Costs Fuel Oil 1 - 25 -159 gal $3.42 ($15,383) Net Present Worth $23,400 Mt Jumbo Shop and Gym 24 FINAL Energy Audit (October 2011) Appendix B Energy and Utility Data Mt Jumbo Shop and Gym 25 FINAL Energy Audit (October 2011) Alaska Energy Engineering LLC Billing Data 25200 Amalga Harbor Road Tel/Fax: 907-789-1226 Juneau, Alaska 99801 jim@alaskaenergy.us Mt Jumbo Office/Shop Wing ELECTRIC RATE Electricity ($ / kWh )0.0665 0.0589 Demand ( $ / kW )12.73 8.52 Customer Charge ( $ / mo )27.16 27.16 Sales Tax ( % )0.0% 0.0% ELECTRICAL CONSUMPTION AND DEMAND kWh kW kWh kW kWh kW kWh kW Jan 8,400 27 8,000 23 9,360 26 7,880 24 8,410 Feb 8,640 26 10,360 31 9,800 30 7,120 17 8,980 Mar 8,600 26 7,840 23 10,040 24 6,600 18 8,270 Apr 6,520 20 6,520 22 7,520 26 5,840 16 6,600 May 4,720 18 3,360 13 4,440 16 4,440 13 4,240 Jun 3,800 15 2,160 10 2,880 12 2,800 12 2,910 Jul 4,080 16 2,400 10 2,480 11 3,000 12 2,990 Aug 4,000 16 2,320 11 2,520 11 4,960 9 3,450 Sep 4,200 16 3,160 14 3,760 13 2,800 10 3,480 Oct 4,920 18 4,040 16 4,800 16 3,960 10 4,430 Nov 6,400 21 6,120 21 6,920 19 5,760 12 6,300 Dec 8,600 44 8,520 28 8,040 21 7,080 20 8,060 Total 72,880 64,800 72,560 62,240 68,120 Average 6,073 22 5,400 19 6,047 19 5,187 14 5,677 Load Factor 38.0%40.0%44.1%49.1%18 ELECTRIC BILLING DETAILS Month Energy Demand Cust & Tax Total Energy Demand Cust & Tax Total % Change Jan $622 $336 $27 $986 $524 $311 $27 $862 -12.6% Feb $652 $382 $27 $1,061 $473 $214 $27 $715 -32.6% Mar $668 $306 $27 $1,000 $439 $229 $27 $695 -30.5% Apr $500 $326 $27 $853 $388 $209 $27 $624 -26.8% May $295 $209 $27 $531 $295 $168 $27 $490 -7.7% Jun $192 $102 $27 $321 $186 $102 $27 $316 -1.7% Jul $165 $92 $27 $284 $200 $102 $27 $329 15.8% Aug $168 $92 $27 $287 $330 $78 $27 $435 51.8% Sep $250 $109 $27 $386 $186 $82 $27 $295 -23.6% Oct $319 $136 $27 $483 $263 $85 $27 $376 -22.2% Nov $460 $244 $27 $732 $383 $148 $27 $558 -23.8% Dec $535 $270 $27 $832 $471 $260 $27 $758 -8.9% Total $ 4,825 $ 2,604 $ 326 $ 7,755 $ 4,139 $ 1,988 $ 326 $ 6,453 -16.8% Average $ 402 $ 217 $ 27 $ 646 $ 345 $ 166 $ 27 $ 538 -16.8% Cost ($/kWh)$0.107 64% 31% 5% $0.104 -3.0% Electrical costs are based on the current electric rates. 2009 2010 2010 AEL&P Electric Rate 21 On-Peak Nov-May Off-peak Jun-Oct Month 2007 2008 2009 Average Mt Jumbo Shop and Gym 26 FINAL Energy Audit (October 2011) Alaska Energy Engineering LLC Billing Data 25200 Amalga Harbor Road Tel/Fax: 907-789-1226 Juneau, Alaska 99801 jim@alaskaenergy.us Mt Jumbo Gym ELECTRIC RATE Electricity ($ / kWh )0.1120 0.0890 Customer Charge ( $ / mo )18.80 18.80 Sales Tax ( % )0.0% 0.0% ELECTRICAL CONSUMPTION 2007 2008 2009 2010 kWh kWh kWh kWh Jan 1,097 1,023 711 604 Feb 1,129 1,162 707 875 Mar 1,042 1,115 814 808 Apr 917 745 690 782 May 513 302 355 433 Jun 325 163 179 183 Jul 614 145 150 222 Aug 373 196 250 203 Sep 694 731 451 424 Oct 845 765 672 647 Nov 1,028 907 786 864 Dec 1,067 990 640 830 Total 9,644 8,244 6,405 6,875 Average 804 687 534 573 ELECTRIC BILLING DETAILS Month Energy Cust & Tax Total Energy Cust & Tax Total % Change Jan801998681986-12.2% Feb791998981911719.2% Mar 91 19 110 90 19 109 -0.6% Apr771996881910610.7% May 40 19 59 48 19 67 14.9% Jun2019392019391.2% Jul17193625194422.7% Aug 28 19 47 23 19 42 -11.2% Sep 51 19 69 47 19 66 -4.4% Oct751994721991-3.0% Nov 88 19 107 97 19 116 8.2% Dec721990931911223.5% Total $ 717 $ 226 $ 943 $ 770 $ 226 $ 996 5.6% Average $ 60 $ 19 $ 79 $ 64 $ 19 $ 83 5.6% Cost ($/kWh)$0.147 $0.145 -1.6% 2009 2010 Electrical costs are based on the current electric rates. AEL&P Electric Rate 20 On-Peak Nov-May Off-peak Jun-Oct Month Mt Jumbo Shop and Gym 27 FINAL Energy Audit (October 2011) Alaska Energy Engineering LLC Annual Electric Consumption 25200 Amalga Harbor Road Tel/Fax: 907-789-1226 Juneau, Alaska 99801 jim@alaskaenergy.us Mt Jumbo Office/Shop Wing 0 2,000 4,000 6,000 8,000 10,000 12,000 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov DecElectric Use (kWh)Month of the Year Electric Use History - Office/Shop Wing 2007 2008 2009 2010 0 5 10 15 20 25 30 35 40 45 50 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov DecElectric Demand (kW)Month of the Year Electric Demand History 2007 2008 2009 2010 Mt Jumbo Shop and Gym 28 FINAL Energy Audit (October 2011) Alaska Energy Engineering LLC Electric Cost 25200 Amalga Harbor Road Tel/Fax: 907-789-1226 Juneau, Alaska 99801 jim@alaskaenergy.us Mt Jumbo Office/Shop Wing 2010 $ 0 $ 100 $ 200 $ 300 $ 400 $ 500 $ 600 $ 700 $ 800 $ 900 $ 1,000 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov DecElectric Cost (USD)Month of the Year Electric Cost Breakdown 2010 Electric Use (kWh) Costs Electric Demand (kW) Costs Customer Charge and Taxes 0 5 10 15 20 25 30 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 9,000 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Electric Demand (kW)Electric Use (kWh)Month of the Year Electric Use and Demand Comparison 2010 Electric Use Electric Demand Mt Jumbo Shop and Gym 29 FINAL Energy Audit (October 2011) Alaska Energy Engineering LLC Annual Electric Consumption and Electric Cost 25200 Amalga Harbor Road Tel/Fax: 907-789-1226 Juneau, Alaska 99801 jim@alaskaenergy.us Mt Jumbo Gym 0 200 400 600 800 1,000 1,200 1,400 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov DecElectric Use (kWh)Month of the Year Electric Use History - Gym 2007 2008 2009 2010 $ 0 $ 20 $ 40 $ 60 $ 80 $ 100 $ 120 $ 140 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov DecElectric Cost (USD)Month of the Year Electric Cost Breakdown 2010 Electric Use (kWh) Costs Customer Charge and Taxes Mt Jumbo Shop and Gym 30 FINAL Energy Audit (October 2011) Alaska Energy Engineering LLC Annual Fuel Oil Consumption 25200 Amalga Harbor Road Tel/Fax: 907-789-1226 Juneau, Alaska 99801 jim@alaskaenergy.us Mt Jumbo Office/Shop Wing Year Fuel Oil Degree Days 2,007 3,757 9,282 2,008 2,222 9,093 2,009 1,854 9,284 2,010 1,971 9,013 5,000 6,000 7,000 8,000 9,000 10,000 0 500 1,000 1,500 2,000 2,500 3,000 3,500 4,000 4,500 2007 2008 2009 2010 Degree DaysGallons of Fuel OilYear Annual Fuel Oil Use Fuel Oil Degree Days Mt Jumbo Shop and Gym 31 FINAL Energy Audit (October 2011) Alaska Energy Engineering LLC Annual Fuel Oil Consumption 25200 Amalga Harbor Road Tel/Fax: 907-789-1226 Juneau, Alaska 99801 jim@alaskaenergy.us Mt Jumbo Gym Year Fuel Oil Degree Days 2,007 3,979 9,282 2,008 2,242 9,093 2,009 2,485 9,284 2,010 3,198 9,013 5,000 6,000 7,000 8,000 9,000 10,000 0 500 1,000 1,500 2,000 2,500 3,000 3,500 4,000 4,500 2007 2008 2009 2010 Degree DaysGallons of Fuel OilYear Annual Fuel Oil Use ‐Gym Fuel Oil Degree Days Mt Jumbo Shop and Gym 32 FINAL Energy Audit (October 2011) Alaska Energy Engineering LLC Annual Water Consumption 25200 Amalga Harbor Road Tel/Fax: 907-789-1226 Juneau, Alaska 99801 jim@alaskaenergy.us Mt Jumbo Gym Year Water 2,007 84,000 2,008 48,000 2,009 36,000 2,010 36,000 0 10,000 20,000 30,000 40,000 50,000 60,000 70,000 80,000 90,000 2007 2008 2009 2010Gallons of Fuel OilYear Annual Water  Use Mt Jumbo Shop and Gym 33 FINAL Energy Audit (October 2011) Alaska Energy Engineering LLC 25200 Amalga Harbor Road Tel/Fax: 907-789-1226 Juneau, Alaska 99801 jim@alaskaenergy.us Annual Energy Consumption and Cost - Mt Jumbo Complete Building Energy Cost Area ECI EUI Fuel Oil $3.42 18,780 $1.22 46 Electricity $0.104 Source Cost Electricity 68,120 kWh $7,100 232 27% Fuel Oil 4,657 Gallons $15,900 632 73% Totals -$23,000 865 100% Annual Energy Consumption and Cost Consumption Energy, MMBtu Mt Jumbo Shop and Gym 34 FINAL Energy Audit (October 2011) Appendix C Equipment Data Mt Jumbo Shop and Gym 35 FINAL Energy Audit (October 2011) Unit IDLocation Function Make Model Type Capacity Efficiency Motor HP NotesBasement Domestic Hot Water Rheem 82MV52 Electric 50 gal240 voltBasement Dust Collector JetDC-19003 HPBasement FurnaceDayton *3E268A*140 MBH.12 hp 1 gal per hr/standard efficiencyBasement Air Compressor *Chair* Air 5350 *603*Basement Fan Exhaust MultifanGym FurnaceFlexaire 505-30-*OFM*375 MBH 80% 3 HP 5460 CFMGymBroan120 CFMBathroom Fan, Typ of 3Major Equipment Inventory - Mt Jumbo Shop and GymMt Jumbo Shop and Gym 36 FINAL Energy Audit (October 2011) Appendix D Abbreviations AHU Air handling unit BTU British thermal unit BTUH BTU per hour CBJ City and Borough of Juneau CMU Concrete masonry unit CO2 Carbon dioxide CUH Cabinet unit heater DDC Direct digital controls DHW Domestic hot water EAD Exhaust air damper EEM Energy efficiency measure EF Exhaust fan Gyp Bd Gypsum board HVAC Heating, Ventilating, Air- conditioning HW Hot water HWRP Hot water recirculating pump KVA Kilovolt-amps kW Kilowatt kWh Kilowatt-hour LED Light emitting diode MBH 1,000 Btu per hour MMBH 1,000,000 Btu per hour OAD Outside air damper PSI Per square inch PSIG Per square inch gage RAD Return air damper RF Return fan SIR Savings to investment ratio SF Supply fan UV Unit ventilator VAV Variable air volume VFD Variable frequency drive Mt Jumbo Shop and Gym 37 FINAL Energy Audit (October 2011)