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HomeMy WebLinkAboutSEA-AEE-Sitka Sawmill Cove Admin Bldg 2012-EE Sawmill Cove Administration Building City and Borough of Sitka Funded by: October 2011 Prepared by: Energy Audit Table of Contents Section 1: Executive Summary 2  Section 2: Introduction 5  Section 3: Energy Efficiency Measures 8  Section 4: Description of Systems 12  Section 5: Methodology 14  Appendix A: Energy and Life Cycle Cost Analysis 18  Appendix B: Energy and Utility Data 24  Appendix C: Equipment Data 30  Appendix D: Abbreviations 32  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 Sawmill Cove Administration Building 1 Energy Audit (October 2011) Section 1 Executive Summary An energy audit of the Sawmill Cove Administration Building was performed by Alaska Energy Engineering LLC. The investment grade audit was funded by Alaska Housing Finance Corporation (AHFC) to identify opportunities to improve the energy performance of public buildings throughout Alaska. The Sawmill Cove Administration Building is a 32,476 square foot building that is comprised mostly of office spaces, but also contains a commons, a kitchen and pantry, a lab, locker rooms, and mechanical support spaces. The building is currently vacant, however for the benefit of this audit it will be assumed that the building is fully occupied and utilized as an operational office building. Building Assessment The following summarizes our assessment of the building. Envelope Recent exterior remodel projects have provided a quality shell package for the building that appears to be providing good service. These upgrades include siding, windows, and a PVC roof system. Exterior doors have poor weather stripping and are not thermally broken. Future exterior door replacement selection should include this feature. Several localized areas of paint “blistering” on the 2nd floor exterior walls appear to have been caused by moisture being driven through the building envelope from the inside. This was likely caused by inadequate ventilation in the shower and restroom areas during a recent occupancy. Heating System The fuel oil boiler heating system is in fair condition. The system is supplying heat to the second floor; the first floor is turned off. Improvements can be made to improve its effectiveness and efficiency and are outlined in the Energy Efficiency Measures section of this report. The boiler chimney discharge is less than 10’ above the top of the building. This is a code violation. Because of the length of the building and the current location of the three large domestic hot water heaters, it is recommended that a domestic hot water circulation pump be added. Ventilation System The building ventilation systems consist of four exhaust units – one for the center restrooms, one for the locker room restroom area, one for the shower area, and a fume hood fan for the kitchen prep area. The restroom and shower area ventilation fans are currently operated with the light switches for those spaces. It is recommended that a timer be included in the circuit to allow the fan to continue to operate for a controlled period after the space is utilized. This will improve air quality and reduce moisture levels in the building. Sawmill Cove Administration Building 2 Energy Audit (October 2011) Lighting Interior lighting consists of fluorescent lighting with T12 lamps and incandescent fixtures. Exterior lighting consists of incandescent and high pressure sodium fixtures. The exterior lighting utilizes both manual switching and photocell controls. Several of the exterior lights were not responding properly to their photocell controls Because 2nd floor heat generated by lighting fixtures will be lost through the roof, retrofitting the 2nd floor lighting with more efficient lamps and ballasts is recommended. Lighting upgrades are not recommended to the 1st floor spaces of the interior of the building because an analysis determined the majority of that fixture heat is useful toward heating the building. The main hallway lighting was turned on continuously. This lighting, with the exception of egress lighting, was turned off by the audit team and CBS maintenance staff. Energy Efficiency Measures (EEMs) All buildings have opportunities to improve their energy efficiency. The energy audit revealed numerous opportunities in which an efficiency investment will result in a net reduction in long-term operating costs. 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: Replace Thermostats on Second Floor EEM-3: Caulk All Thru-Wall Penetrations 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 numbers, in parenthesis, represent savings. Life Cycle Cost Analysis Investment Operating Energy Total SIR High Priority EEM-4: Replace Aerators & Showerheads $700 $0 ($24,200) ($23,500) 34.6 EEM-5: Install Pipe Insulation $2,000 $0 ($45,300) ($43,300) 22.7 EEM-6: Replace Door Glazing $500 $0 ($2,300) ($1,800) 4.6 EEM-7: Replace Broken Window $1,100 $0 ($4,700) ($3,600) 4.3 Medium Priority EEM-8: Upgrade 2nd Floor Lighting $25,700 ($20,100) ($29,900) ($24,300) 1.9 EEM-9: Install Lo-Hi Fire Boiler Burners $20,000 $0 ($37,600) ($17,600) 1.9 EEM-10: Upgrade Exterior Lighting $10,500 ($3,400) ($11,900) ($4,800) 1.5 EEM-11: Install Wall Insulation $17,400 $0 ($23,800) ($6,400) 1.4 EEM-12: Replace Pneumatic Controls $14,100 $0 ($17,500) ($3,400) 1.2 Totals* $92,000 ($23,500) ($194,100) ($125,600) 2.4 Sawmill Cove Administration Building 3 Energy Audit (October 2011) *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. Sawmill Cove Administration Building 4 Energy Audit (October 2011) Section 2 Introduction This report presents the findings of an energy audit of the Sawmill Cove Administration Building located in Sitka, 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 Sawmill Cove Administration Building is a 32,476 square foot building that is comprised mostly of office spaces, but also contains a commons, a kitchen and pantry, a lab, locker rooms, and mechanical support spaces. The building is currently under-utilized; however, for the purpose of this audit it is assumed the second floor will be fully utilized with an occupancy of 80 people. The assumed operating hours are:  Offices: 7:00 am - 5:00 pm (Monday to Friday) History Energy efficiency changes to the building include:  1958 – Original construction  1976 – Second story addition  1993 – Boiler replaced  1996 – Roof repairs  2000 – Roof replacement included addition of 2” insulating foam  2002 – Building renovations  2003 – Roof replacement Sawmill Cove Administration Building 5 Energy Audit (October 2011) Energy and Water Consumption The building energy sources include an electric service and a fuel oil tank. Fuel oil is used for the majority of the heating loads while electricity serves all other loads, including domestic hot water and a limited amount of space heating. Electricity energy use has been much lower than fuel oil use because the building is mostly unoccupied. If the building is fully occupied, subsequent increases in lighting and equipment loads will cause electric use to go up. The building has been minimally heated while largely vacant so heating costs, whether electric or fuel oil, will also increase. The following table shows current annual energy use and cost. Annual Energy Consumption and Cost Source Consumption Cost Energy, MMBtu Electricity 66,200 kWh $6,300 226 19% Fuel Oil 7,024 Gallons $26,500 954 81% Totals - $32,800 1,180 100% Electricity The following chart shows electrical energy use from 2007 to 2010. Because the building is routinely unoccupied the electric use is fairly consistent throughout this period with the exception of short term space leases that resulted in several non-seasonal high use periods on the chart.. The effective cost—energy costs plus demand charges—is 9.5¢ per kWh. Sawmill Cove Administration Building 6 Energy Audit (October 2011) Fuel Oil The following chart shows heating energy use from 2007 to 2010. The chart compares 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. Fuel oil use increased 40% in 2008 and has remained at the higher use rate. Prior to 2008, maintenance was performed by a long-term employee with an exceptional level of knowledge of the building, which was a significant contributor to the lower fuel oil use prior to 2008. The current cost of fuel oil (August 2011) is $3.57 per gallon. Assuming fuel oil conversion efficiency of 70% and an electric boiler conversion efficiency of 95%, oil heat costs $38.99 for a million BTUs (MMBtu) and electric heat costs $29.31 per MMBtu. Electric heat is less expensive than fuel oil heat, except during the main heating season when diesel co-generation is needed in Sitka. Water The water use is not metered and the cost is a fixed rate per month. Sawmill Cove Administration Building 7 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. No low priority EEMs were identified in this audit. 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 doors have damaged or missing weather-stripping. Scope: Replace weather-stripping on all exterior steel doors. EEM-2: Replace Thermostats on Second Floor Purpose: Energy will be saved if the integral thermostats and wall mounted thermostats for the hydronic heating units are replaced with a wall-mounted thermostat that is simple to program with occupied and unoccupied setpoints. Scope: Replace thermostats with programmable types and program them with occupied and unoccupied setpoints. Sawmill Cove Administration Building 8 Energy Audit (October 2011) EEM-3: Caulk All Thru-Wall Penetrations Purpose: Several thru-wall penetrations 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. 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-4: Replace Aerators and Showerheads Purpose: Energy will be saved by replacing the aerators on the sinks, lavatories, and showerheads with low-flow models. Scope: Replace aerators on sinks, lavatories, and showerheads with water-conserving fixtures. Annual Costs Life Cycle Costs Operating Energy Total Investment Operating Energy Total SIR $0 ($1,070) ($1,070) $700 $0 ($21,100) ($20,400) 30.1 EEM-5: Install Pipe Insulation Purpose: One hundred and fifty feet (150’) of 3-inch boiler piping is uninsulated between the boiler and the circulation pumps. Energy will be saved if this section of boiler pipe is optimally insulated; however, 85% of the heat loss is useful to the building. Scope: Install insulation on uninsulated boiler water piping. Annual Costs Life Cycle Costs Operating Energy Total Investment Operating Energy Total SIR $0 ($1,600) ($1,600) $2,000 $0 ($45,300) ($43,300) 22.7 EEM-6: Replace Door Glazing Purpose: Plexiglas was used as a replacement glazing unit on the second floor kitchen door. The estimated R-0.5 insulation factor of the door glazing is below the R-3 standard for new construction. Energy will be saved if the Plexiglas glazing is replaced with a double pane glazing unit. Scope: Replace single pane Plexiglas with a double pane insulated glazing unit. Annual Costs Life Cycle Costs Operating Energy Total Investment Operating Energy Total SIR $0 ($80) ($80) $500 $0 ($2,300) ($1,800) 4.6 Sawmill Cove Administration Building 9 Energy Audit (October 2011) EEM-7: Replace Broken Window Purpose: An upper window on the south wall has been damaged and both panes are cracked. Energy will be saved if the window is replaced. Scope: Replace broken window. Annual Costs Life Cycle Costs Operating Energy Total Investment Operating Energy Total SIR $0 ($160) ($160) $1,100 $0 ($4,700) ($3,600) 4.3 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-8: Upgrade 2nd Floor Lighting Purpose: The 2nd floor lighting consists of incandescent and T12 fluorescent fixtures. Much of the heat generated from these fixtures is lost through the roof of the building. Energy would be saved if more efficient T8 and compact fluorescent bulbs were utilized. Scope: Replace existing 2nd floor lighting with T8 fixtures and compact fluorescents bulbs. Annual Costs Life Cycle Costs Operating Energy Total Investment Operating Energy Total SIR ($1,180) ($1,780) ($2,960) $25,700 ($20,100) ($29,900) ($24,300) 1.9 EEM-9: Install Lo-Hi Fire Boiler Burners Purpose: The boiler burners do not incorporate Lo-Hi burner controls. Energy will be saved if the boiler firing rate is modulated as necessary. Scope: Install Lo-Hi fire burners on the boilers. Annual Costs Life Cycle Costs Operating Energy Total Investment Operating Energy Total SIR $0 ($1,330) ($1,330) $20,000 $0 ($37,600) ($17,600) 1.9 EEM-10: Upgrade Exterior Lighting to LED Purpose: The existing perimeter lighting includes high pressure sodium fixtures on photocells. These fixture styles are less efficient than LED lighting and the lamp life is much shorter. Scope: Replace these existing exterior lights with LED lights. Annual Costs Life Cycle Costs Operating Energy Total Investment Operating Energy Total SIR ($200) ($600) ($800) $10,500 ($3,400) ($11,900) ($4,800) 1.5 Sawmill Cove Administration Building 10 Energy Audit (October 2011) EEM-11: Install Wall Insulation Purpose: The concrete walls on the 1st floor are uninsulated with most of the wall below grade. Adding insulation to the walls will save energy. Scope: Insulate the 1st floor concrete walls on the inside with 2x4 wood studs and the furred space filled with glass fiber batt insulation. Annual Costs Life Cycle Costs Operating Energy Total Investment Operating Energy Total SIR $0 ($840) ($840) $17,400 $0 ($23,800) ($6,400) 1.4 EEM-12: Replace Pneumatic Zone Controls Purpose: Each hydronic zone is currently controlled with a pneumatic control system that requires the use of a 3 HP compressor. The compressor is currently running a 1-minute on 4-minutes off cycle between 70 psi and 90 psi. Energy would be saved if zone controls were converted from pneumatic to electronic. In addition, converting to electronic controls will negate investing in new pressure control to reduce compressor operating pressure and an air dryer to protect the pneumatic controllers. Scope: Convert hydronic zone control from pneumatic to electronic. Annual Costs Life Cycle Costs Operating Energy Total Investment Operating Energy Total SIR $0 ($710) ($710) $14,100 $0 ($17,500) ($3,400) 1.2 Sawmill Cove Administration Building 11 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 Exterior Wall (old) ½” Gyp. Bd, ½” plywood, 2”x6” wood studs, R-8 batt, ½” plywood, shingle panel R-11 R-24 Exterior Wall (new) ½” Gyp. Bd, ½” ply, 2”x6” wood studs, R-21 batt, ½” ply R-24 R-24 Below Grade Walls 8” concrete R-6 R-15 Roof Dropped ceiling, 24” air space, ¾” ply, average 5 ½” thick tapered insulation roof system R-26 R-46 Floor Slab 4 ½” Concrete slab-on-grade R-10 R-20 Windows Vinyl, double-pane R-2 R-5 Doors Metal frame w/o thermal break R-2 R-5 Heating System The building is heated by a fuel oil boiler and one electric boiler that provides heat to hydronic baseboard units. The heating system has the following pumps:  Pump CP-1 circulates heating water to the 1st floor east end  Pump CP-2 circulates heating water to the 1st floor north end  Pump CP-3 circulates heating water to the 2nd floor cafeteria area  Pump CP-4 circulates heating water to the 2nd floor west end  Pump CP-5 circulates heating water to the 1st floor south area  Pump CP-6 circulates heating water to the 2nd floor south new addition area Only pumps CP-4 and CP-6 are being operated to maintain heat in the portions of the building occupied at the present time. Additional pumps will be required to operate to serve other areas of the building when they are occupied. Sawmill Cove Administration Building 12 Energy Audit (October 2011) Ventilation Systems The building has no ventilations systems. Ventilation requirements are met by operable windows in the potentially occupied spaces. The following table summarizes the exhaust systems in the building. Ventilation Systems Area Fan System Description Kitchen EF-1 Roof-mounted exhaust fan. 1st Floor Restrooms EF-2 Wall-mounted exhaust fan w/ restroom lights 1st Floor Shower EF-3 Wall-mounted exhaust fan operated in conjunction w/ shower lights 2nd Floor Restrooms EF-4 Roof-mounted exhaust fan operated in conjuction w/ restroom lights Domestic Hot Water System Electric hot water heaters are used to supply heated domestic hot water to 3 locations in the building:  Utility room behind main office: 12-gallon, 4.5 kW electric hot water heater  Kitchen: 50-gallon, 4.5 kW electric hot water heater  1st floor shower/restrooms: three 100-gallon, 12 kW electric hot water heater The lavatory aerators and showerheads are not water conserving types. Automatic Control System There are no automatic controls in the building. Lighting Interior lighting consists of fluorescent lighting with T12 lamps and incandescent fixtures. Exterior lighting consists of incandescent and high pressure sodium fixtures. The exterior lighting utilizes both manual switching and photocell controls. Several of the exterior lights were not responding properly to their photocell controls. Electric Equipment There are no additional electric equipment loads in the building Sawmill Cove Administration Building 13 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. Sawmill Cove Administration Building 14 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 Petro Marine Services currently supplies fuel oil to the City and Borough of Sitka (CBS) at a price of $3.57 per gallon of heating fuel (September, 2011). Fuel oil inflation historically averaged 6% per year prior to the rapid escalation and de-escalation of prices over the past five years. The analysis assumes the fuel oil inflation will once again continue to inflate at 6% per year. Sawmill Cove Administration Building 15 Energy Audit (October 2011) Electricity Electricity is supplied by the CBS Electric Department. Power generation facilities include Blue Lake Hydro, Green Lake Hydro, and the Jarvis Street diesel plant. In 2008, the hydroelectric plants generated 97.6% of the electricity with diesel supplementation of the remaining amount. The building is billed under the General Services Rate, which 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. Electric demand is determined 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 current electric charges: General Services Rate Monthly Charge Rate Energy Charge per kWh First 500 kWh 14.17¢ 501 to 10,000 kWh 9.03¢ 10,001 to 100,000 kWh 8.50¢ Over 100,000 kWh 7.50¢ Demand Charge per kW First 25 kW No charge Over 25 kW $3.90 Over recent history, Sitka’s electricity inflation has been low, lagging general inflation. Even the diesel supplementation of recent years has not resulted in a rate increase. To reduce diesel supplementation, planning and preliminary design work is in progress to expand Blue Lake Hydro to its maximum capacity. That expansion will include raising the dam by as much as 83 feet, increasing power production of Blue Lake by over 50%. The Blue Lake project will be funded by 30-year bonds at market rate. The utility’s existing debt will be refinanced so the Blue Lake expansion will have a limited impact on rates over the next 20 years. However it is prudent to plan for nominal electric inflation of 1% per year. Even with the Blue Lake expansion, electric heating loads are likely to continue to place demands on the hydroelectric generation facilities. Energy balance reports for Southeast Alaska communities show that heating loads are 175% greater than the non-heating load. While most of the heating load is currently met with fuel oil, only a small percentage of this large potential load needs to convert to electricity to place demands on the electric grid. In essence, future electricity prices may be tied to fuel oil inflation. The life cycle cost analysis uses an electric inflation of 3%, which is higher than current predictions, to account for the impacts of future fuel oil to electric heat conversions. Sawmill Cove Administration Building 16 Energy Audit (October 2011) 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) $3.57/gal Fuel Oil Inflation 6% Sawmill Cove Administration Building 17 Energy Audit (October 2011) Appendix A Energy and Life Cycle Cost Analysis Sawmill Cove Administration Building 18 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 Sawmill Cove Administration Building Basis Economic Study Period (years) 25 Nominal Discount Rate 5%General Inflation 2% Energy 2011 $/gal Fuel Inflation 2012 $/gal Fuel Oil $3.57 6% $3.78 Electricity $/kWh (2011)$/kW (2011)Inflation $/kWh (2012)$/kW (2012) w/ Demand Charges $0.090 $3.90 3% $0.093 $4.02 w/o Demand Charges $0.090 -3% $0.093 - EEM-4: Replace Aerators and Showerheads Energy Analysis Fixture Existing Proposed Uses/day Days Water,Gals % HW kBTU kWh Showerhead 20.0 10.0 70 90 -63,000 80% -33,627 -9,855 Lavatories 0.3 0.2 240 250 -10,800 80% -5,765 -1,690 -73,800 -11,545 Life Cycle Cost Analysis Year Qty Unit Base Cost Year 0 Cost Construction Costs Replace lavatory aerators 0 7 ea $35 $245 Replace showerhead 0 12 ea $35 $420 Energy Costs Electric Energy (Effective Cost)1 - 25 -11,545 kWh $0.093 ($21,108) Net Present Worth ($20,400) EEM-5: Install Pipe Insulation Energy Analysis Service Size Length Bare BTUH/ft Insul BTUH/ft Factor kBtu η boiler Gallons Heating 3.0 150 221 19 15% -39,814 68%-423 Life Cycle Cost Analysis Year Qty Unit Base Cost Year 0 Cost Construction Costs Pipe Insulation 3"0 150 lnft $13 $1,950 Energy Costs Electric Energy 1 - 25 kWh $0.093 $0 Electric Demand 1 - 25 kW $4.02 $0 Electric Energy (Effective Cost)1 - 25 kWh $0.093 $0 Fuel Oil 1 - 25 -423 gal $3.78 ($45,344) Net Present Worth ($43,400) Gallons per Use Sawmill Cove Administration Building 19 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 Sawmill Cove Administration Building EEM-6: Replace Door Glazing Energy Analysis Component Area R,exist R,new ΔT MBH kBtu η boiler Gallons Door 7 0.50 3.0 20 -0.2 -2,044 68%-22 Life Cycle Cost Analysis Year Qty Unit Base Cost Year 0 Cost Construction Costs Replace door glazing unit 0 7 sqft $75 $525 Annual Costs 1 - 25 $50.00 $0 Energy Costs Fuel Oil 1 - 25 -22 gal $3.78 ($2,328) Net Present Worth ($1,800) EEM-7: Replace Broken Window Energy Analysis Component Area R,exist R,new ΔT MBH kBtu η boiler Gallons Window 14 0.50 3.0 20 -0.5 -4,088 68%-43 Life Cycle Cost Analysis Year Qty Unit Base Cost Year 0 Cost Construction Costs Replace door glazing unit 0 14 sqft $75 $1,050 Energy Costs Fuel Oil 1 - 25 -43 gal $3.78 ($4,656) Net Present Worth ($3,600) Sawmill Cove Administration Building 20 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 Sawmill Cove Administration Building EEM-8: Upgrade 2nd Floor Lighting Energy Analysis Electric Savings Fixture Number Hours Lamp Fixture Watts Lamp Fixture Watts kW kWh Downlight 33 2,600 Incand 100 CFL 35 -2.1 -5,577 Surface 31 2,600 2T12 92 2T8 72 -0.6 -1,612 Surface 134 2,600 4T12 184 4T8 144 -5.4 -13,936 -8.1 -21,125 Additional Heating Load kWh Factor kBtu η boiler Gallons 21,125 20% 14,416 68% 153 Lamp Replacement Type # Fixtures Lamp # Lamps Life, hrs Lamps//yr $/lamp Labor/lamp Downlight 33 Incand -1 1,000 -145 $1 $5.00 Surface 31 2T12 -2 20,000 -14 $3 $5.00 Surface 134 4T12 -4 20,000 -117 $3 $2.50 Downlight 33 CFL 1 8,000 18 $8 $5.00 Surface 31 2T8 2 36,000 8 $4 $5.00 Surface 134 4T8 4 36,000 65 $4 $2.50 Life Cycle Cost Analysis Year Qty Unit Base Cost Year 0 Cost Construction Costs Replace incandescent with CFL 0 33 LS $6 $198 Replace 2T12 ballast and lamps with T8 0 31 LS $148 $4,588 Replace 4T12 ballast and lamps with T8 0 134 LS $156 $20,904 Annual Costs Existing lamp replacement, incandescent 1 - 25 -145 lamps $6.00 ($14,767) Existing lamp replacement, 2T12 1 - 25 -14 lamps $11.00 ($2,543) Existing lamp replacement, 4T12 1 - 25 -117 lamps $14.50 ($28,981) Lamp replacement, CFL 1 - 25 18 lamps $13.00 $3,999 Lamp replacement, 2T8 1 - 25 8 lamps $13.00 $1,670 Lamp replacement, 4T8 1 - 25 65 lamps $18.50 $20,542 Energy Costs Water 1 - 25 kgals $10.960 $0 Electric Energy 1 - 25 -21,125 kWh $0.093 ($38,624) Electric Demand 1 - 25 -98 kW $4.02 ($7,699) Electric Energy (Effective Cost) 1 - 25 0 kWh $0.093 $0 Fuel Oil 1 - 25 153 gal $3.78 $16,418 Net Present Worth ($24,300) Replacement SavingsExisting Sawmill Cove Administration Building 21 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 Sawmill Cove Administration Building EEM-9: Install Lo-Hi Fire Boiler Burners Energy Analysis Annual Gal % Savings Savings, Gal 7,020 -5.0% -351 Life Cycle Cost Analysis Year Qty Unit Base Cost Year 0 Cost Construction Costs Install modulating burner 0 1 LS $20,000 $20,000 Energy Costs Fuel Oil 1 - 25 -351 gal $3.78 ($37,649) Net Present Worth ($17,600) EEM-10: Upgrade Exterior Lighting Energy Analysis Type # Fixtures Lamp Lamp, watts Fixture Watts Lamp Lamp, watts Fixture Watts Savings, kWh WallPak 11 MH 70 95 LED -40 -2,650 WallPak 8 MH 150 190 LED -80 -3,854 -6,504 Lamp Replacement Type # Fixtures Lamp # Lamps Life, hrs Lamps//yr $/lamp WallPak 11 MH -1 12,000 -4.02 $42 WallPak 8 MH -1 15,000 -2.34 $40 WallPak 11 LED 1 60,000 0.80 $125 WallPak 8 LED 1 60,000 0.58 $190 Life Cycle Cost Analysis Year Qty Unit Base Cost Year 0 Cost Construction Costs Replace WallPak: 70 watt MH with LED 0 11 LS $550 $6,050 Replace WallPak: 150 watt MH with LED 0 8 LS $550 $4,400 Annual Costs Existing lamp replacement, 70 watt MH 1 - 25 -4.02 lamps $72.00 ($4,922) Existing lamp replacement, 150 watt MH 1 - 25 -2.34 lamps $70.00 ($2,784) LED board replacement, 40 watts 1 - 25 0.80 LED board $155.00 $2,119 LED board replacement, 80 watts 1 - 25 0.58 LED board $220.00 $2,188 Energy Costs Electric Energy 1 - 25 -6,504 kWh $0.093 ($11,892) Net Present Worth ($4,800) Existing Replacement Sawmill Cove Administration Building 22 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 Sawmill Cove Administration Building EEM-11: Install Wall Insulation Energy Analysis Component Area R,exist R,new ΔT MBH kBtu η boiler Gallons Exposed 350 2 22 15 -2.4 -20,905 68%-222 Underground 2,550 6 26 15 -4.9 -42,958 68%-456 -678 Life Cycle Cost Analysis Year Qty Unit Base Cost Year 0 Cost Construction Costs Install wall insulation 0 2,900 sqft $2 $5,800 2x4 wood stud wall with gyp bd 0 2,900 yd3 $4 $11,600 Energy Costs Fuel Oil 1 - 25 -222 gal $3.78 ($23,808) Net Present Worth ($6,400) EEM-12: Replace Pneumatic Controls Energy Analysis Heating Losses Annual Gal % Savings Savings, Gal 7,020 -1.5% -105 Air Compressor SCFM ΔPSIG HP kW % On kWh -11 80 -2.6 -1.9 20% -3,390 Life Cycle Cost Analysis Year Qty Unit Base Cost Year 0 Cost Construction Costs Convert zones controls from pneumatic to electric 0 4 zones $4,000 $16,000 Delete compressor pressure switch replacement 0 -1 LS $150 ($150) Delete air dryer 0 -1 LS $1,800 ($1,800) Energy Costs Fuel Oil 1 - 25 -105 gal $3.78 ($11,295) Electric Energy 1 - 25 -3,390 kWh $0.093 ($6,197) Net Present Worth ($3,400) Sawmill Cove Administration Building 23 Energy Audit (October 2011) Appendix B Energy and Utility Data Sawmill Cove Administration Building 24 Energy Audit (October 2011) Alaska Energy Engineering LLC Billing Data 25200 Amalga Harbor Road Tel/Fax: 907-789-1226 Juneau, Alaska 99801 jim@alaskaenergy.us Sitka Sawmill Cove Admin Bldg ELECTRIC RATE Electricity ($ / kWh )Demand ( $ / kW ) 1-500 kWh $0.1417 First 25 kW $0.00 501-10,000 kWh $0.0903 Over 25 kW $3.90 10,001-100,000 kWh $0.0850 >100,000 kWh $0.0750 ELECTRICAL CONSUMPTION AND DEMAND kWh kW kWh kW kWh kW kWh kW Jan 6,400 16 6,160 15 5,440 19 6,560 18 6,140 Feb 7,360 15 4,960 12 6,240 18 6,720 17 6,320 Mar 6,800 18 5,200 12 5,360 15 5,280 15 5,660 Apr 7,600 16 5,200 13 5,840 14 4,960 14 5,900 May 5,520 14 4,080 10 5,040 14 5,040 11 4,920 Jun 5,120 13 4,560 12 6,160 17 4,720 10 5,140 Jul 3,840 13 3,920 10 5,600 16 4,640 12 4,500 Aug 3,280 10 4,560 14 6,800 15 5,600 14 5,060 Sep 4,080 13 4,960 14 6,080 15 5,120 11 5,060 Oct 4,720 12 5,360 14 5,680 14 5,840 14 5,400 Nov 6,400 15 6,160 14 6,480 13 5,120 13 6,040 Dec 6,160 15 5,920 16 6,080 18 6,080 14 6,060 Total 67,280 61,040 70,800 65,680 66,200 Average 5,607 14 5,087 13 5,900 16 5,473 14 5,517 Load Factor 54.3% 53.3% 51.6% 55.4% 14 ELECTRIC BILLING DETAILS Month Energy Demand Total Energy Demand Total % Change Jan $517 $0 $517 $618 $0 $618 19.6% Feb $589 $0 $589 $633 $0 $633 7.4% Mar $510 $0 $510 $502 $0 $502 -1.4% Apr $553 $0 $553 $474 $0 $474 -14.4% May $481 $0 $481 $481 $0 $481 0.0% Jun $582 $0 $582 $452 $0 $452 -22.3% Jul $531 $0 $531 $445 $0 $445 -16.3% Aug $640 $0 $640 $531 $0 $531 -16.9% Sep $575 $0 $575 $488 $0 $488 -15.1% Oct $539 $0 $539 $553 $0 $553 2.7% Nov $611 $0 $611 $488 $0 $488 -20.1% Dec $575 $0 $575 $575 $0 $575 0.0% Total $ 6,702 $ 0 $ 6,702 $ 6,239 $ 0 $ 6,239 -6.9% Average $ 558 $ 0 $ 558 $ 520 $ 0 $ 520 -6.9% Cost ($/kWh) 0.0947 100% 0% 0.0950 0.4% 2009 2010 Electrical costs are based on the current electric rates. 2010 General Service Month 2007 2008 2009 Average Sawmill Cove Administration Building 25 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 Sitka Sawmill Cove Admin Bldg 0 0 0 0 0 0 0 0 0 0 0 0 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov DecElectric Use (kWh)Month of the Year Electric Use History 2007 2008 2009 2010 0 5 10 15 20 25 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 Sawmill Cove Administration Building 26 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 Sitka Sawmill Cove Admin Bldg 2010 $ 0 $ 100 $ 200 $ 300 $ 400 $ 500 $ 600 $ 700 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 0 2 4 6 8 10 12 14 16 18 20 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 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 Sawmill Cove Administration Building 27 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 Sitka Sawmill Cove Admin Bldg #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! Year Fuel Oil Degree Days 2,007 4,905 6,665 2,008 7,080 6,420 2,009 6,991 7,639 2,010 7,000 7,360 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 9,000 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 2007 2008 2009 2010 Degree DaysGallons of Fuel OilYear Annual Fuel Oil Use Fuel Oil Degree Days Sawmill Cove Administration Building 28 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 Energy Cost $/MMBTU Area ECI EUI Fuel Oil $3.78 $38.99 32,476 $1.01 36 Electricity $0.095 $29.31 Source Cost Electricity 66,200 kWh $6,300 226 19% Fuel Oil 7,024 Gallons $26,500 954 81% Totals -$32,800 1,180 100% Annual Energy Consumption and Cost Consumption Energy, MMBtu Sawmill Cove Administration Building 29 Energy Audit (October 2011) Appendix C Equipment Data Sawmill Cove Administration Building 30 Energy Audit (October 2011) Unit ID Location Function Make Model Type Capacity Efficiency Motor HP/Volts/RPM/Effic NotesWestVent Hood X-Tractair3,000 cfm1-1/2 HPWest Domestic Hot Water Reliance 60650 gallon2nd Utility Domestic Hot Water American12 gallon1st Floor Toilets ExhaustVPE 12 VA75 WattsLight switch control1st Floor Showers ExhaustFantec FGBXL470 CFM142 WattsLight switch controlBasement Domestic Hot Water AO Smith DRE 52 100100 gallon12 kWThree elementsBoiler RoomBoilerRiteNo nameplateBoiler Room Boiler Burner Beckett CF 1400/52 80 C7.4 GPH1/2 HP / 115VBasement Compressor Ingersol Rand 242-5N3 HP / 480 V / 86.5% Operating between 70-90 psiCP-1 Steam Room 1st Floor East Grundfos UP43-75F115V / 2.15 AmpsCP-2 Steam Room 1st Floor North Grundfos UP43-75F115V / 2.15 AmpsCP-3 Steam Room Cafeteria Grundfos UP26-99F115V / 2.15 AmpsCP-4 Steam Room 2nd Floor West Grundfos UP43 75115V / 2.15 AmpsCP-5 Steam Room 1st Floor South Grundfos UP43 75115V / 2.15 AmpsCP-6 Steam Room 2nd Floor South Grundfos UP43 75115V / 2.15 Amps2nd Floor Toilets Exhaust Loren Cook 120 C 10 D Roof Mount1/8 HPMajor Equipment InventorySawmill Cove Administration Building 31 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 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 RF Return fan SIR Savings to investment ratio SF Supply fan UV Unit ventilator VAV Variable air volume VFD Variable frequency drive Sawmill Cove Administration Building 32 Energy Audit (October 2011)