Day: January 5, 2018

Achieving Zero-Energy in Retail Spaces

The retail sector is the second-highest energy consumer among U.S. commercial buildings, responsible for 25 percent of energy used despite representing only 16 percent of commercial floorspace.

This represents a significant energy and cost-savings opportunity for retail owners, operators and tenants. Market conditions for zero energy are ideal: there are numerous cost-effective opportunities for energy efficiency in retail stores and prices for renewable energy have plummeted. The cost of solar now averages 10-12 cents per kWh, in line with the average electricity rate.

Some retailers are pursuing this opportunity aggressively, pairing energy efficiency measures with onsite renewable energy to approach or achieve zero energy.

Zero Energy and DOE’s Better Buildings Alliance (BBA) offers technical assistance and peer networking for commercial building energy professionals. Through BBA, retailers can participate in Technology Research Teams and share best practices for reducing energy use in specific building systems, including HVAC, lighting, and energy management. The Renewables team helps partners make informed wind solar and storage decisions with resources like the On-Site Energy Storage Decision Guide. For more information on ZEBs and how BBA supports retail partners, visit the Better Buildings Solution Center, where Alliance partners share their best practices.

Retail pharmacy giant and Better Buildings partner Walgreens combined several energy-efficiency and renewable-energy measures in the development of its first zero-energy designed store in Evanston, Illinois. It features LED lighting, ultra-high-efficiency refrigeration, solar panels, geothermal heat pumps, wind turbines and more. Walgreens plans to use lessons learned at this store in the design and construction of efficiency programs across its portfolio. For example, Walgreens began retrofitting exterior lighting with LEDs in 2017 and incorporated LED fixtures in new store design criteria.

Regency Centers, national shopping center operator and Better Buildings partner, has implemented a solar power purchasing agreement, or PPA, at several locations. Regency installs and maintains a solar array on the shopping center rooftop, offering tenants the option to purchase up to 80 percent of their historical energy use from the array. By selling power to the tenant, Regency recoups its investment in the system. Keli Tiffany, Director of Utilities at Nordstrom, a Regency tenant, says the arrangement is a smart investment decision for them as well, since including solar in their energy portfolio provides insulation from fluctuating utility rates. The solar purchases also reduce Nordstrom’s impact on the environment.

In Spring 2018, the Better Buildings Financing Navigator will debut new financing products tailored for renewables projects. As the retail market evolves, keeping a trim profile is more important than ever. Moving towards zero energy can increase NOI and make a cleaner, leaner business.    

 

1 U.S. Energy Information Administration Commercial Buildings Energy Consumption Survey (CBECS) https://www.eia.gov/consumption/commercial/

2 Lazard’s Levelized Cost of Energy Analysis https://www.lazard.com/media/438038/levelized-cost-of-energy-v100.pdf

Alison Berry is a sustainability consultant at JDM Associates supporting the U.S. Department of Energy’s Better Buildings Initiative.

Image from the U.S. Department of Energy Wind Turbine at Walgreen’s Evanston Store

Will retailers soon add the title of Energy Advocate to their name? The answer may increasingly be yes.

An ever-growing number of cities and corporations are looking at their building portfolios as key pathways to boost bottom-line cost savings. They also want to improve the health of their employees, contribute to reaching sustainability goals, and positively impact their company brands. One such venue through which retail sustainability managers, energy managers, facility managers, and more can become involved is the City Energy Project (CEP). CEP is a national initiative that works  with 20 U.S. cities to catalyze energy efficiency improvements in public and private buildings. A joint initiative of the Natural Resources Defense Council and the Institute for Market Transformation, CEP is designed to break down traditional barriers to efficiency investments. CEP works to improve access to supporting data, eliminate incentive misalignments, and increase the availability for needed capital.

Participating CEP cities work to create and deploy custom efficiency strategies that drive energy improvements in the local real estate market. These policies and programs offer many opportunities for PRSM members to engage locally on energy- and water-efficiency initiatives and contribute to the development of national best practices. PRSM members are encouraged to engage with relevant cities on the energy- and water-efficiency initiatives under way. Involvement can range from participating in challenge programs or advising on local policies and better understanding how to meet compliance requirements. Using local financing options to invest in energy efficiency efforts and attending local trainings on new technologies and techniques to reduce energy use. For example, under the CEP, San Jose hosted a workshop last month to discuss zero net energy strategies for existing buildings. For more information on this specific training, visit www.newbuildings.org/existing-building-workshops.

The CEP looks forward to exploring ways PRSM and its members can engage with the project and its participating cities to unlock continual savings. In the interim, to learn more about the program and the individual cities involved, visit 
www.cityenergyproject.org.  

CEP is a national initiative that works with 20 U.S. cities to catalyze energy efficiency improvements in public and private buildings.

PRSM members are encouraged to engage with relevant cities on the energy- and water-efficiency initiatives 
under way.

Tips on making the best HVAC decisions

When it comes to the cost of doing business, heating, ventilation and air conditioning (HVAC) ranks high on the scale. It’s a specialized area, and one that’s in constant flux as innovations like LED lighting and the phase-out of R-22 refrigerant changes the landscape. For retailers, building relationships with trusted suppliers is a critical way to control expenses and make sure costly systems are being properly maintained.

How does one evaluate a prospective supplier? Ron Prager, COO of Brinco Mechanical Management Services, Inc., said the supplier’s references are still vital. The retailer has to “understand who these references are and actually take time to speak with them.”

Shirley Culman, Vice President of Facilities for Burlington Stores, said “the most important thing for me to understand about a supplier is how they plan to strategically manage a program.” It’s not enough to be reactive; decisions about whether to repair or replace equipment should be part of an overall plan. “A supplier needs to understand the organizational structure and objectives of the retailer and how they can best support the facilities manager,” she said.

When evaluating vendor performance, it can be difficult for the retailer to evaluate how well the HVAC units are being cared for. “One big-box retailer has their facility managers visit each site every year. Among other things, they also review the quality of HVAC maintenance,” Prager said.

When reviewing the cost of maintenance and repair, Prager cautions that comparisons used in benchmarking against other retailers must be weighted based on several variables such as use of EMS systems, set points, and equipment age and hours of operation, as these can have a major effect on R&M costs. “One key performance indicator for management of repair cost is cost avoidance,” he said.

“The difference between the initial quoted repair cost and the amount the retailer pays on the final invoice demonstrates due diligence,” Prager said. “In a relationship where the vendor is providing essential emergency service, it is imperative both parties understand the retailer’s expectations and the vendor’s ability to fully meet those expectations. We are partnering to provide a comfortable environment for shoppers and store associates, and to minimize system failures.”

When considering unit replacement, multiple expenses must be evaluated to estimate anticipated cost savings. Culman looks at energy costs from the preceding year (taking seasonal variations into account) and repair spend over a three- to five-year period, compared to the projected spend with new equipment.

When a retailer is considering a Net Zero Energy location, (where the site produces as much energy as it consumes), “we need to understand our own company’s energy objectives versus the cost of various energy saving options,” Culman said. “We need to be cautious about jumping onto new technology bandwagons.”

“This truly is a marriage,” she said, “so if you can develop a good professional rapport and chemistry with a vendor, it is very beneficial to your company, to your stores and I think to the vendor as well.”  

Ron Prager

Shirley Culman

Top five considerations when buying or replacing HVAC equipment:

1. Lease term and planned use changes.

2. Building condition and current energy needs. (“The structure should be evaluated by a Licensed Professional Engineer,” said Prager.)

3. Condition of the equipment at a site in relation to the balance of your fleet, as well as store performance.

4. Future contingencies. Better access to equipment can lower future maintenance costs. Build in redundancy to prevent total system failure. (“Should the current system be replaced like-for-like or re-engineered to a different system?” Culman asked.)

5. Internal and external stakeholders: energy or sustainability group, design team, construction team (and of course the landlord.)

By: Sarah B. Hood

Despite recent declines in the U.S. retail industry, Canada is seeing growth in the sector, with retail companies continuing to expand their footprint across the Canadian market. As rapidly changing customer expectations continue to evolve, FMs are faced with challenges in the ever-changing retail environment. At PRSM’s Canada East and Canada West conferences, attendees learned how to confront those challenges head on.

PRSM members from across Canada packed the Canada West conference in Vancouver and Canada East conference in Toronto. Both mornings kicked off with Bill Yanek, PRSM CEO, welcoming attendees and opening the general session.

“PRSM efforts across Canada continue to grow, as do our two seminal events Canada East and West,” said Bill Yanek, CEO of PRSM.

Keynote speaker and facilitator Jennifer Spear got attendees to think faster, lead smarter and act now with her presentation about leading through change. She emphasized the importance of creating opportunity in the face of uncertainty, and how to act swiftly and effectively to innovate without fear. Attendees laughed at the improv-based challenges, and learned how to problem solve in the process.

“This was a great opportunity to connect with new and existing partners, with interactive speaker Jennifer Spear encouraging us to work together through the changes in our industry,” said Annabelle Martensen, Facilities Specialist at Saje Natural Wellness.

Other attendees raved about Spear’s presentation as well. “PRSM Canada guided us to lead through change unscripted,” said Barry Crystal, Vice President, Retail Construction and Maintenance Division at Direct Construction Company Limited. “Jennifer Spear was an excellent keynote speaker and facilitator that actively engaged everyone in attendance.”

During the networking luncheon, attendees listened to award-winning guest speaker, Mandy Rennehan, Blue Collar CEO and Founder of Freshco, as she dove deep into the issues surrounding the skills gap.

Rennehan discussed how not only is the skills gap impacting the retail facilities management industry, but Canada as a whole. She highlighted initiatives taken to narrow the skills gap, as she inspired and mobilized PRSM members to help reverse the trend.

Attendees also participated in PRSM’s fan favorite Retail Quick Connect session, where retailers and suppliers networked in a “speed dating” type of setting. Conversations and connections continued throughout the closing reception.

After two successful conferences, PRSM members and staff are already excited for future PRSM Canada events, especially Yanek. “Whether East or West, PRSM Canada is ending 2017 on a high note.” 

By: Kendall Carlson

David Acquaviva

Divisional Vice President, Procurement, Sears Holdings Corporation

How long have you worked in facilities management?

I’ve been with Sears Holdings Corporation for 29 years and in Procurement for just under 12 years where one of my responsibilities is the facilities portfolio. This includes facilities management and procurement for all Sears Holdings Corporation brands such as Sears, Kmart, Sears Home Services, Sears Automotive and Innovel.

Why were you interested in FM as a career?

The portfolio allows me the opportunity to see tangible and immediate results. It irritates my wife when we go shopping. While she is shopping, I am looking at who made the shopping carts or what type of flooring is used or the logos on the housekeeper’s uniforms. This is why Procurement with a FM portfolio as a basis is exciting. It allows for the ability to acquire the best ideas from the marketplace/physical locations and apply those applications to your individual portfolio of stores. 

What is the most interesting FM task you have been asked to do?

From a procurement standpoint, the contractual elements are the most interesting aspect of the job. Depending on the business climate of the respective retailers, the goal may be consolidation or diversification of the supplier base in a particular portfolio. I enjoy the challenge of negotiating and finding a solution that works well for people on both sides of the table.

What are the main benefits you get from being a PRSM member?

Interaction and education. On the interaction side, you don’t realize how many suppliers that you collaborate with until you’ve been in PRSM a couple of years. It’s amazing how many suppliers in the group are now suppliers for Sears Holdings Corporation. The other side is education. Every time I go to a PRSM event, I walk away smarter. 

What PRSM committees have you served on?

I have been in the Sourcing Committee for several years. This year, I am a member and previously I have also held the position of the Retail Chair.

What advice would you give to someone entering the FM industry?

Be ready for 10 different things in a 10-hour day. Whatever you plan that morning, plan on it changing. You have to be willing to jump around here, there and everywhere. Also, the relationship between procurement and facility management is key. Neither one can live “in a bubble” and both teams need to collaborate on a daily basis.

What do you see as the biggest challenges to the retail FM industry and why?

Systems integration appears to be a large challenge. Many new products are being introduced to the marketplace and the IoT (Internet of Things) allows the retailers to become more educated on the day to day actives that were overlooked in the past. The challenge is to integrate these systems into our current infrastructure.

Kaitlyn Gibson

Owner, Fusion Mechanical Services, LLC

How long have you worked in Facility Management?

I’ve been working on the service provider side of facilities management for about 10 years. It all started with an opportunity to intern in the accounting department at an HVAC/R company while attending college. I had a great boss and mentor who fostered my professional growth by allowing me to be involved in many parts of the business. 

Why were you interested in FM?

My father owned his own business building and repairing residential houses, so I was surrounded by various trades throughout my childhood. Once I was introduced to Commercial HVAC during my college internship I knew I wanted it to be my focus.

What are the main benefits you get from being a PRSM member?

I’ve found that the biggest benefit of being a PRSM member has been the networking. I’ve had many opportunities at the PRSM conferences and local PRSM events to network with current and potential customers as well as other vendors. The relationships I’ve built at PRSM have led to great business opportunities and allowed me to grow professionally from the knowledge and insight of other service providers. 

What advice would you give to someone entering the FM industry?

Get involved. Learn from customers, vendors and industry veterans who’ve been working in facilities or in the trades. Remain engaged. Stay on top of latest trends and changes taking place in our industry. 

What do you see as the biggest challenges to the FM industry and why?

The biggest challenge facing our industry is the workforce shortage. As the workforce is aging and retiring, less young people are becoming involved in the trades. I recently attended a HVAC course at a local technical school and there were only eight students in the class. As a business owner thinking about future hiring that was concerning. It will be imperative to promote careers in the trades to grow class sizes at the technical schools. It is also important to foster the development of junior technicians in order to replace and expand the current workforce. 

According to the 2017 Member Needs Assessment, Best Practices are the number one resource our PRSM Members request from our Association. PRSM has more than 380 best practices from eight editions of the Best Practices Book published from 2010 to 2017 on 40 different trades such as fire protection, HVAC, janitorial and energy management.

Written by working FM professionals sharing their own experiences and lessons learned, these papers are designed to educate and inform you about what other industry professionals are doing, along with their successes and failures.

Here are some of our more recent Best Practices that can help with implementing an energy management system.

Selecting an Energy Management System

The 2016 Best Practice, “Selecting an Energy Management System” by Stan Schmidt, Director of Facilities, Stage Stores, Inc., shares seven steps for gathering the information needed such as the Return on Investment (ROI) and to make an informed decision on how to best implement an Energy Management System (EMS) for retailers.

How to Obtain Financial Approval for EMS Projects

The 2016 Best Practice, “How to Obtain Financial Approval for EMS Projects,” by Shawn Browning, RFMP, FMA, LEED-Green Associate, Facility Manager, Nike, Inc., provides a step-by-step process for EMS budget approval including how to calculate the ROI, how to partner with a supplier and a pilot program. The best practice also has additional items to be considered when calculating these numbers.

How to Uncover Hidden Problems When Implementing an Energy Management System

In the 2017 Best Practice, “How to Uncover Hidden Problems When Implementing an Energy Management System” by Samantha Foley, Chief Marketing Officer, ENTOUCH, explains why retailers should implement EMS to reduce energy consumption, mitigate risk, improve operational efficiencies and extend the useful equipment life of key capital assets.

Adjusting HVAC and Lighting Schedules 
to Save Money

Retailers can leverage existing infrastructure and data sources to realize immediate savings. In the 2017 Best Practice, “Adjusting HVAC and Lighting Schedules to Save Money,” Tonya Martin, Director of Business Development, Phoenix Energy Technologies, shares how an audit identified lighting and HVAC equipment that was running during times when buildings were unoccupied. Read the best practice to understand steps taken to slash energy usage.

All of these best practices, along with many others, can be found on PRSM.com. Enter the title under the search bar or find all Energy Management Best Practices under FM Topics.

Written by working FM professionals sharing their own experiences and lessons learned, these papers are designed to educate and inform you about what other industry professionals are doing along with their successes 
and failures.

 

By: Meg Buckley

Get ready to rock n’ roll at PRSM2018 National Conference April 9-11, 2018 in Nashville, Tennessee! Hundreds of PRSM retailers and suppliers will connect, collaborate and contribute to this three-day conference at the Gaylord Opryland Hotel, deep in the heart of Music City.

“We love Nashville and the vibe it will bring to our conference,” said LeeAnn Norton, VP of Global Events at PRSM. “Our attendees are great people, and putting them in a great location where they are all under one roof is vital!”

Beyond networking, PRSM2018 National Conference is a time for retailers and suppliers to have fun and give back. On Saturday, April 7, from 1:00 P.M. – 6:00 P.M., the PRSM Charity will conduct its annual work day to help restore a local charitable facility. Volunteers and local suppliers are needed to help complete the project.

PRSM will host the Annual PRSM Golf Classic on Sunday, April 8 at the Gaylord Springs Golf Links. Tee time is at 1:00 P.M. and an awards reception will follow.

Pre-conference sessions kick off Monday, April 9 with PRSM Board and Committee meetings, and the Retail Quick Connect – a rapid-fire, speed-dating type of one-on-one session where suppliers can meet with retailers to discuss their products and services – followed by the PRSM2018 Welcome Reception.

Gary Vaynerchuck, one of the most sought after public speakers alive today and a four-time New York Times bestselling author, will keynote the PRSM Annual Awards and Sponsor Luncheon, Tuesday, April 10. Suppliers and Retailers will enjoy separate networking breakfasts, and the Exhibition Hall will open immediately following the Awards Luncheon.

“Any way you look at it, retail is undergoing disruption of epic proportions,” said Bill Yanek, CEO of PRSM. “PRSM secured a keynote speaker who thrives in this type of business climate. When you add Gary to our marquee meeting location in Nashville, we have the ingredients for a very memorable conference.”

Day two is all about education and exhibits. National Conference is a learning experience for every attendee. More than a dozen educational sessions will be presented by seasoned FM professionals. Topics will include the value of building your FM network, lessons learned from women in leadership, maintenance information sessions, and so much more. In the exhibit hall, join hundreds of supplier companies at the industry’s premier and largest trade show for retail facilities professionals where you can see product showcases, demonstrations and services in action.

What better way to close out National Conference in Nashville than rocking out to country music legends whose roots run deep in Music City? Nashville-based country music group, Diamond Rio, will provide closing entertainment on Wednesday night. The band has sold more than 10 million albums, won a Grammy Award, a Dove Award, six Vocal Group of the Year wins (CMA and ACM), released two Greatest Hit albums, earned five multi-week no. 1 singles, 22 Top 10 singles, three certified Platinum and five Gold albums, released an autobiography – and with zero band member changes.

“We wanted to go with a good Nashville feel for our closing entertainment,” Norton said. “Diamond Rio has so many hits and is a great band to sing and dance to. It’s the final event of the conference. After networking, learning and selling, it will be fun for everyone to relax and have a great time.”

With so many things to see and do in Nashville, the possibilities for fun are endless. From touring Music Row to concerts to sporting events and festivals, the days before and after National Conference are full of exciting activities.

Registration for PRSM2018 National Conference is open! For more information or to register, please visit 
www.prsmnational.com.   

Photo: CrackerClips Stock Media/shutterstock.com

Gary Vaynerchuk is a serial entrepreneur and the CEO and co-founder of VaynerMedia, a full-service digital agency servicing Fortune 500 clients across the company’s four locations.

Gary is one of the most sought after public speakers alive today. He is a venture capitalist, four-time New York Times bestselling author, and an early investor in companies such as Twitter, Tumblr, Venmo and Uber. Gary has been named to both Crain’s and Fortune’s 40 Under 40 lists.

In addition to running VaynerMedia, Gary also serves as the CEO of holding company VaynerX, which houses VaynerMedia and new publishing company, The Gallery. Gary serves as a partner in the athlete representation agency VaynerSports and restaurant reservations app Resy.

Gary also runs DailyVee, an online documentary series, and hosts #AskGaryVee, a business and advice Q&A show online.

He recently launched his podcast, The Gary Vaynerchuk Audio Experience, and appears with Gwyneth Paltrow, Jessica Alba and Will.i.am on Apple’s first original series, Planet of the Apps.

Nashville Highlights:

1. Country Music Hall of Fame and Museum: Visit the world’s largest popular music museum and see the ever-changing exhibits featuring the legends of country music and today’s hottest country stars.

2. Music Row and historic RCA Studio B: Take a tour of Music Row and stop by RCA Studio B where Elvis, Dolly Parton, Chet Atkins and many others recorded classic hits.

3. The Parthenon: Visit the world’s only full-scale reproduction of the ancient Parthenon in Athens, Greece. The Parthenon houses an art gallery and museum as well as the world’s tallest indoor sculpture.

4. Grand Ole Opry House Tours: Take a backstage tour of the Opry House – a must-see for country music lovers.

5. Special Events:

• Nashville Fashion Week – Apr 3-7, 2018

• Nashville Predators vs. Columbus Blue Jackets hockey game – Apr 7, 2018

• Nashville Cherry Blossom Festival – Apr 14, 2018

• Steel Magnolias Play – Apr 6-7, 2018

• Wicked the Musical – Apr 10; 12; 14, 2018

By: Kendall Carlson

In late November, PRSM again participated in RetailGreen, the leading conference on design, construction, and maintenance of sustainable retail projects. PRSM co-sponsored the event with our friends at the International Council of Shopping Centers (ICSC).

During RetailGreen, Stephanie Moon, RFMP, PRSM’s VP of Strategic Resource Development, moderated a panel that discussed how to engage operations and maintenance personnel in an operating retail center/store. PRSM’s Immediate Past Chair, Leigh Pearson, RFMP, Director, Facility, Environmental and Procurement Services, Staples, Inc. (Canada) joined PRSM-member Chris Ladner, LEED Fellow, CEM, CxA, CEA, Principal, Entegrity Partners and Paul A. Mathew, PH.D., Staff Scientist, Department Head, Whole Building Systems, Building Technologies and Urban Systems Division, Lawrence Berkeley National Laboratory on the panel. The panel addressed the continued evolution of sustainability and energy management. The panel highlighted how the FM’s energy management responsibilities have increased in importance and complexity, and how energy management is moving beyond sustainability.

Beyond Sustainability

This issue of Retail Store Maintenance focuses on net zero energy buildings. A zero-energy building (ZEB) produces enough renewable energy to meet its own annual energy consumption requirements, and reduces the use of non-renewable energy in the building sector. ZEBs use multiple cost-effective measures to reduce energy usage and boost efficiency. They also use renewable energy systems to produce enough energy to meet remaining energy needs. (A Common Definition for Zero Energy Buildings, September 2015, Prepared for the U.S. Department of Energy by The National Institute of Building Sciences.)

Net Zero Rare, but Increasing

Way back in 2008, the U.S. Department of Energy launched its Net Zero Energy Commercial Building Initiative (CBI). Then DOE used an array of public and private partnerships to advance the development and adoption of high-performance buildings and, the initial goal was to achieve marketable net zero energy buildings by 2025. However, until recently achieving net zero energy consumption was rare. As renewable technologies and building energy efficiencies have continued to improve, more commercial buildings can now achieve the net zero designation.

ZEBs Benefit FMs

For the FM, there are several long-term advantages of moving toward ZEBs, including lower environmental impacts, lower operating and maintenance costs, better resiliency to power outages and natural disasters, and improved energy security. Reduced energy consumption makes it simpler and less expensive to meet the building’s energy needs with renewable sources of energy. ZEBs have the potential to transform how buildings use energy, and there are an increasing number of building owners who want to achieve ZEB status.

PRSM Resources and Tools and a 2018 Unveiling

For our FMs, the PRSM Sustainability Council and the PRSM Energy Working Group provide a valuable forum to engage on ZEB and other energy-related topics. In 2018, the Energy Working Group will release a tool that illustrates the effectiveness of Energy Management Systems. The tool will also calculate a Return on Investment, ROI. This is the first step after implementing a pilot program to determine if a full-scale program is necessary.

REI opens a net zero energy building, and shares its design process on constructing a building that produces as much energy as it uses

Outdoor gear retailer REI has been building its retail stores and distribution centers to LEED-standards for two decades. But when the consumer cooperative was ready to open a third distribution center in the Southwest, it decided to take on an additional challenge: constructing a net zero energy building (NZEB) that would earn LEED platinum certification. 

It was a logical next step for a company that emphasizes both environmental and fiscal responsibility in its operations. “We want to be connecting people to the outdoors for generations to come, and with that perspective, we choose to take a long-term view on investments, especially the large capital investments we will be operating on behalf of our members for decades to come,” said Kirk Myers, senior manager of sustainability.

REI’s net zero energy distribution center, which opened in 2016, includes a 2.2-megawatt solar energy system that annually produces as much power as it consumes. It should pay for itself in about five years. Other energy-efficient features include LED lights that turn off when not in use. The design team also chose both the building orientation and the location of various activities inside the facility with an eye to minimize energy usage. The loading dock, for example, is positioned to limit heat coming in from outside.

Reducing design uncertainty

The initial step in the construction of REI’s net zero energy building was modeling the project’s feasibility from an engineering and economic perspective. Then, after choosing design and construction partners, REI held a three-day design charrette facilitated by the Rocky Mountain Institute, an organization focused on promoting sustainability and energy and resource efficiency. Myers said having this process in place was the most critical factor in achieving REI’s desired outcomes.

In most building projects, engineers will design systems that deliver more performance than the building will actually need, because they don’t have a good understanding of how other building elements might impact their system’s performance. “No one wants to be the failure point,” Myers said.

The REI design charrette, however, gave engineers and designers insight into how systems would work together as a whole, reducing their uncertainty about each individual system’s required performance.

“An energy modeling firm did a robust energy model that allowed us to understand exactly what the optimal amount of insulation would be in different walls of the building – east-facing versus west, north or south-facing,” Myers said. Through the discussions, HVAC engineers gained a good understanding of the envelope construction and its performance of other processes that could emit heat, and impact cooling requirements. Armed with that knowledge, they didn’t have to over-design the system to ensure it would perform effectively. “It allowed the uncertainty to be reduced significantly, which allowed us to use smaller HVAC tonnage,” Myers said.

However, this was not a simple process. “Since we were aiming for net zero energy, the energy model had to be very, very sophisticated. We had to understand how the production rate, the volume that is moving through the warehouse, works at different times of the day and also seasonally, with our big anniversary sale in May and of course the holidays. And how do those production periods line up with how hot it is in Phoenix at that time?” Myers said.

The integrated design process answered such questions, trading an investment of time up front for savings on first cost and on total costs of ownership, he added.

Choosing technology

Before the design charrette, REI had identified a number of technology innovations that might be used in its new distribution center. Part of the work of the design charrette was to determine whether or not such technologies would be viable. “In the end, what we put in the building was relatively established technologies; we just thought through how to integrate them into the building in a very considered way,” Myers said.

The design charrette participants also examined various alternatives for several building systems. They discussed and ultimately decided against precooling air going into the AC system by running it underground. They looked at installing a direct current microgrid, which could take the DC current from the solar panels and use it to directly power electric forklifts and similar loads that use DC. That would eliminate the energy loss that comes with converting power from DC to AC and then back to DC. “But back in 2015 that was just a little too cutting edge. We couldn’t get UL-listed fixtures, so we decided against it,” Myers explained.

Charrette discussions also guided the placement of the building’s skylights. REI and its partners designed and installed a robotic fulfillment system in the distribution center; it enables one person to process items eight times faster than they normally could. Since the robots don’t need light to operate, and, REI employees spend little time in the robotic area, the designers were able to cluster the skylights over areas of the building where humans would be working. This left plenty of roof room to install the large solar array.

At times the charrette participants determined that the most energy efficient solution for the building wasn’t the best choice. “We installed the highest efficiency HVAC system we could get, but it’s still using more electricity than we would have if we had gone with an evaporative cooling system,” Myers said. “But, we saved millions of gallons of water a year in a desert environment by making this choice. That was part of our approach, obviously thinking about energy but also thinking about the total impact this building would have on the local ecosystem.”

Despite water-saving features like no-flush urinals and other high-efficiency fixtures, REI could not reach its goal of zero additional water usage for the facility. So it funded a project that made irrigation improvements for ranchers in the headwater areas of the Verde River. “We are now ensuring that there is, by a huge factor, more water going into that river and into that watershed than we are taking out for consumption by our building,”  Myers said.

Offering best practices information

During this multi-year design and construction process, REI learned a great deal about net zero energy building. Now it is making that information available to other companies considering similar projects.

“That’s part of our theory of change,” Myers said. “REI is here to help protect the outdoors for generations to come, so we want to share that information broadly. Part of our collaboration with the Rocky Mountain Institute and the U.S. Department of Energy is to put together a showcase portfolio on this building and to share the best practices – the things that we were successful at, the things that we weren’t able to do. We want other folks to take that and learn.”

Myers said distribution center projects are typically more focused on fast execution than on sustainability. To change that, more companies should integrate a charrette-type conversation into their design process. “Companies today are recognizing that there is a lot of opportunity to reduce operating costs by taking this sustainable approach,” Myers said. The upfront time required for this process can be offset by both financial and environmental benefits over the long term.   

 

“REI is here to help protect the outdoors for generations to come, so we want to share that information broadly.”

Kirk Myers, REI

REI Distribution Center – the numbers behind zero energy

• The facility’s 2.2 megawatt solar system produces renewable energy on-site, enough to power the entire facility annually. The system is expected to provide REI with 20 years of free energy and pay for itself in five years.

• REI and its partners have designed the industry’s first omni-channel one-touch fulfillment system, enabling one person to process items eight times faster than the typical distribution center, meaning outdoor enthusiasts will get their gear faster.

• Despite being in the middle of a desert, the distribution center will help restore the nearby Verde River by enhancing water flows and recreation access. 

• The distribution center features a non-evaporative cooling system to keep employees cool in the desert heat. The system is fully powered by renewable energy and saves millions of gallons of water every year.

By: Mary Lou Jay

Achieve net zero energy with a building management system (BMS)

Zero, zilch, zip. In most aspects of business and life, zero is not an exciting number – but it is an extremely desirable digit in the modern facilities management world. In fact, for most facility owners and managers, a net zero energy building is a dream come true. These buildings produce as much energy as they use each year, resulting in major cost savings.

How can FMs accomplish such a daunting feat? It all starts with slashing your facility’s energy waste and that’s exactly where a building management system (BMS) can help.

“One of the first steps in achieving the goal of Zero Energy Management is to eliminate waste,” explained James Walton, vice president of ENTOUCH. Based in Richardson, Texas, ENTOUCH provides building solutions and managed services to multi-site companies across North America. “BMS platforms not only allow for proper control and optimization of equipment, but when paired with energy monitoring devices, the system can identify areas of waste.”

Let’s face it: practically every building is wasting energy in some way, shape or form. The challenge is pinpointing where energy is being squandered. Once you find and eliminate energy waste, you can reinvest those dollars into solar panels, fuel cells and other technologies that will place you on the path to net zero energy.

BMS 101

There are countless building management systems on the market, and not all are created equal. When  selecting the right BMS, Walton said there are key factors retail facility managers should consider.

“The first step is to define the overall goal your company or department wants to achieve,” he said. Once you have defined these objectives, you will have a better idea about which BMS or EMS (energy management system) is right for your facility. “When selecting a system, a facility manager should consider adding energy monitoring for critical sub-loads,” Walton added. “It is one thing to be able to control equipment, but without feedback loops it is difficult to continue to optimize.”

Of course, FMs might encounter a few stumbling blocks when installing a new BMS. “Depending on the age of the building and how previous systems were installed, new wiring may be required,” Walton explained. “One of the areas that can be problematic during EMS installations is properly configuring lighting controls. This is due to how lights may have been wired in the building that do not allow for control optimization.” If you want to achieve Zero Energy Management, it’s often critical to rewire the lighting for optimal energy control, he said.

Then, there’s the building management systems integration issue. If your building has multiple existing systems, you may or may not be able to integrate them into one platform.

“Many systems have the capability to integrate either through cloud platforms or by the installation of gateways,” Walton said. “A facility manager should consider if current EMS platforms can help achieve the previously defined goals. If they want to achieve a Zero Energy Management program, does the EMS system include the required components, or does the system need to be augmented?”

When selecting a BMS, cost will be a key consideration. Sometimes a more expensive system could be worth the hefty price tag. “We often focus first on the cost of a system and do not consider the total cost of ownership,” Walton emphasized. While the initial cost is important, Walton said a slightly more expensive system that provides a better user experience and greater value may help you reach your ultimate goal of Zero Energy Management.

Looking to the Future

Although it’s impossible to predict precisely what future building management systems will look like, Walton said one thing is certain. “EMS systems will continue to push into the realm of advanced equipment diagnostics,” he said. “We are already seeing LED lighting companies build sensors into individual light fixtures and electrical panel manufactures are adding energy monitors into electrical sub-panels. I believe this trend will continue to trickle down into other facility components.” As these systems provide more data and companies allow for multiple integrated databases, Walton predicts FMs will achieve continued optimization.

In future building management systems, the IoT (Internet of Things) will also come into play. The IoT refers to the connection of machines and devices, other than typical computers and smartphones, to the Internet. (Think cars, kitchen appliances, heart rate monitors  and yes, energy management systems.)

“The IoT has been impacting the BMS industry for a significant time,” Walton said. “The newer EMS companies have built their platforms on the IoT concept.” However, he points out that IoT is being approached as series of parts. “Most facility managers do not need more projects or more parts,” Walton explained. “They need a solution, which will be the critical path for the EMS companies.”

Not sure where to begin in your quest for net zero energy? Fortunately, there are plenty of resources available. “The Internet is a good start, but it can be difficult to shift through the data,” Walton said. “I would recommend PRSM resources as they have a wealth of knowledge including training courses on EMS. You could also reach out to other FMs and learn from what they have done.”   λ

James Walton

Let’s face it: practically every building is wasting energy in some way, shape or form. The challenge is pinpointing where that energy is being squandered.

By: Amy Bell