Renewable Energy ………………………………17 District Actions ………………………....……….19 3

ONE GOAL

TWO YEARS LATER

FIVE ACTIONS COMPLETE

Lloyd EcoDistrict Energy Action Plan Update November 2016 TABLE OF CONTENTS

1. Introduction……………………...………..……….3 2035 Goals & Progress …………………..………...... …...5 District-Wide Energy Use Data ……………..………...…..7 2. Action Updates Existing Buildings ……………………………….9 New Buildings ………………………………..….15 Renewable Energy ………………………………17 District Actions ………………………....……….19 3. Conclusions ………………………...……..…….22

LLOYD ECODISTRICT ENERGY ACTION UPDATE - NOVEMBER 2016 2 INTRODUCTION

Background Targets were set which address these EXECUTIVE SUMMARY focus areas: In 2013, Lloyd EcoDistrict developed • 33% reduction in existing building Lloyd EcoDistrict has made substantial the Lloyd EcoDistrict Energy Action energy use progress towards the district goal of no Plan working with district stakeholders • 20% renewable energy generation net increase in energy use by 2035. representing approximately half of • New buildings designed 15% below buildings in the district, as well as projected code. Our biggest finding is that we have public partners. The Energy Action reduced building energy use by 12.2%, Plan is a 5-year plan that puts the nearly double our original five year goal. district on track to reach its energy 2016 Achievements Together, we have also developed goals as outlined in the Lloyd 250,000 square feet of solar EcoDistrict Roadmap. photovoltaics, and constructed new buildings that use 30% less energy. Goal and Focus Areas 12.2% Reduction in Building Energy Progress is made more quickly when goals Lloyd EcoDistrict established the Use are set and monitored, which is why the ambitious goal for no net increase district has undertaken the massive in energy use, despite future endeavor of tracking energy use for 87% development of the district being of buildings over 20,000 square feet. expected to double over the next 25 250,000 square years. feet of solar All of this hard work among so many photovoltaics committed stakeholders has produced To reach this goal, actions were excellent results towards meeting our developed around the following main energy goals. The district has emerged as focus areas: a leader for energy efficiency within the • Existing buildings, New Buildings region. Energy Star scores are 13% higher • New construction that use up to in Lloyd District than in the overall city. • Renewable energy 30% less energy We still have more to do, but the district • District energy should celebrate this success and stay • EcoDistrict catalyzers. motivated to continue this positive momentum.

LLOYD ECODISTRICT ENERGY ACTION UPDATE - NOVEMBER 2016 3

3 INTRODUCTION

Lloyd EcoDistrict Energy Goal and Focus Areas

LLOYD ECODISTRICT ENERGY ACTION UPDATE - NOVEMBER 2016 4

4 ENERGY ACTIONS

Lloyd EcoDistrict Energy Action Plan Project Completion Focus Area Action Target Status Completion Existing Building Energy HOTEL EASTLUND 30% Energy Reduction In Progress 100% LLOYD 700 32% Energy Reduction In Progress 80% Efficiency EAST WEST COLLEGE 2% Energy Reduction In Progress 70% OCC 13% Energy Reduction In Progress 40% LEGACY HEALTH 40% Energy Reduction In Progress 30% CALAROGA TERRACE 14% Energy Reduction In Progress 20%

New Building Energy NEW BUILDING EUI 15% Better than Oregon Code In Progress 10% Efficiency Renewable Energy/District OCC SOLAR PV 2MW Solar PV System Achieved 95% Energy ADDITIONAL SOLAR PV 50,000 SF Solar PV System Not Started 0% DISTRICT ENERGY OCC/Convention Center Hotel Not Started 0%

EcoDistrict Catalyzers ENERGY EFFICIENCY WORKING GROUP Continuous Ongoing 100% ENERGY BENCHMARKING & MONITORING Continuous Ongoing 80% BULK PURCHASE DEMONSTRATION PILOT Continuous Ongoing 80% PREFERRED SOLAR PROVIDER 3rd Party Partnership Not Started 5% EXISTING BUILDING ENERGY PROTOCOL Continuous Not Started 0%

This list shows the key actions identified energy efficiency projects they planned consistent progress on these action plan in the Energy Action Plan. All fifteen to pursue over the next five years. projects. Each focus area has been active actions outlined in the Energy Action Several catalyzer projects were also over the last two years, but existing Plan work together to make this five year identified which would work to building projects in particular have made goal possible. accelerate energy efficiency efforts, with strong progress. Three out of five Lloyd EcoDistrict organizational support. EcoDistrict catalyzer actions have Several key building owners set more launched and 2017 is anticipated to be an rigorous targets to reduce their energy Since 2013, district stakeholders and active year for the remaining two actions. use based upon expected returns from Lloyd EcoDistrict have been making

LLOYD ECODISTRICT ENERGY ACTION UPDATE - NOVEMBER 2016 5 2035 GOALS & CURRENT PROGRESS

Existing Building Energy Use Renewable Energy Generation New Building Performance 0%

Existing building energy use needs to be Renewable energy efforts have so far While data is limited for new buildings it -5% reduced by 33% by 2035 in order to meet been due to a single large project, and we appears that several new buildings are the district’s goal of no net increase in are missing information about renewable surpassing the EUI goal. So far, there has energy consumption. As of 2015, existing energy credits. However, a community been more residential construction in the -10% buildings have reduced their energy use solar program is being developed for district than any other type. Market by 12.2. This achievement is nearly 2017 to help accelerate solar research from NEEA shows averages for halfway to our 2035 goal in only five photovoltaic (PV) projects in the district. new residential construction in Oregon -15% years. The median Energy Use Intensity are performing 11% better than code. In (EUI), the measure of energy use by unit the best case scenario, it is estimated that -20% Actual (below code) of area, of buildings in the district has new buildings in the district may exceed been reduced by 20%. the original goal by 5%. EUI Goal (below code) -25% Energy 25% 35% 45 Performance ON TRACK ACCELERATE ON TRACK 30% 40 New Building Energy Performance 20% 35 25% 30

15% year) 20% - 25 Goal 15% 10% 20 Code - Office 2035 - Goal 2035 - Goal 15 10% EUI (kBtu/sf Code - Residences 2015 - Progress 5% 2015 - Progress 10 5% Better - Averages 5 Best - Case Studies 0% 0% 0 Energy Use Energy New Building Reduction Generation Performance

LLOYD ECODISTRICT ENERGY ACTION UPDATE - NOVEMBER 2016 6

6 EXISTING BUILDING GOAL & PROGRESS

In order to meet the 2035 goal for Existing Building Energy Use existing building energy efficiency, existing buildings will need to reduce ENERGY ACTION PLAN energy use by 1.1 MMBtus. Tracking 5 YEAR FOCUS our progress towards this 25 year Target: Achieved: goal, existing building retrofits need to reduce energy use by approximately 1,200,000 6.6% 12.2% Reduction Reduction* 6.6% every 5 years. Loosely extrapolating available existing building energy use data shows a 1,000,000 12.2% reduction has been achieved

- 6.6% since 2010, which is nearly double the - 6.6% -33% goal set forth in the energy action 800,000 - 12.2% - 6.6% plan. This is truly cause for celebration. - 6.6% - 6.6% 600,000 There is still more work to be done. The complete data for building energy use is not yet available district- wide, so it is possible that the buildings

Energy Use (MMBTU/year) Use Energy 400,000 which are currently being tracked are Baseline high performers for energy efficiency. Additionally, as simple low cost 200,000 Target measures to improve energy efficiency Achieved are completed, further reductions in 0 energy use will likely be more 2010 2015 2020 2025 2030 2035 challenging. Regardless, the key takeaway from the district's efforts to * Based on available building data set in Portfolio Manager, which represents 65.7% of district square footage. improve energy efficiency of existing Further refinement of the data is needed in order to more accurately track progress. buildings is that we surpassed our 2015 goal by 100% which is a resounding success.

LLOYD ECODISTRICT ENERGY ACTION UPDATE - NOVEMBER 2016 7

7 DISTRICT-WIDE BUILDING ENERGY USE DATA

Total Energy Use, 2010-2015 Energy Star Portfolio Manager 2015 Report

Electric Gas Energy Star Portfolio Manager is our 66,982,526 77,879,491 96,147,636 primary means of tracking our success 95,925,212 83,476,956 74,030,183 in energy efficiency as a district. This

data is reported voluntarily by building staff. The 2015 report confirms that we

(Kbtu) are currently on track to exceed our 284,684,487 276,237,543 259,717,339 246,284,005 246,170,600 234,838,627 goals, as demonstrated by the charts at left.

Annual Energy Consumption Consumption Annual Energy From the original cohort of 16 buildings 2010 2011 2012 2013 2014 2015 with available historical data, total energy use has decreased since 2010 from 351,667 MMBtu to 308,869 EUI, 2010-2015 MMBtu, a reduction of 12.2%. Energy use intensity (EUI) for this cohort of 72.00 buildings has also decreased by 9.1 70.00 kBtu/sf. 68.00 Reference: Lloyd EcoDistrict Energy Star Portfolio Manager Summary 2015 Report, October 2016, Green

66.00 Building Services

2 64.00

62.00 69.35 DISTRICT HIGHLIGHTS: kBtu/ft 68.53 69.01 60.00 66.69 64.24 • Overall Energy Use 58.00 60.19 Reduced by 12.2% 56.00 54.00 • District Median EUI 2010 2011 2012 2013 2014 2015 Reduced by 20%

LLOYD ECODISTRICT ENERGY ACTION UPDATE - NOVEMBER 2016 8 REGIONAL CONTEXT

While it is valuable to know how optimistic that Lloyd EcoDistrict would Median Energy Star Score buildings in Lloyd EcoDistrict are perform well. Our efforts were performing relative to district-wide rewarded with strong energy Overall City Central City Lloyd EcoDistrict goals, it is also important to put those performance as well as a high 100 results in the context of regional percentage complying with reporting building performance. requirements. 90

City of Portland Energy Regional Leadership 86 High Performing Performing High Reporting Policy 80 80 Energy Star scores buildings from 0 to The City of Portland's Energy Reporting 100 with 100 being best performing and 73

Policy went into effect in April of 2016 0 being low performing. Buildings in 70 and the first report was published in Lloyd EcoDistrict achieved 13% better October of 2016. The City of Portland energy star scores than the overall city helped keep Lloyd EcoDistrict informed median score and 6% better than 60 about this policy and has supported our central city median score. This shows efforts to have strong compliance. As a how Lloyd EcoDistrict stakeholders are district, we have been tracking energy not only championing energy efficiency 50

use since 2010, which meant many at their organizations and within the Star Score Energy buildings were easily able to comply district, we are also emerging as energy with this requirement, and also made efficiency leaders for the city as a 40 Lloyd EcoDistrict a leader that others in whole. the City were looking towards as this 30 new policy came into affect.

In the last four years, we have worked 20

to help get more buildings tracking their

data and to connect building managers Reference: City of Portland 2015 Building Energy Performance in the district with resources and tools 10 to help improve their energy Reporting Results, September 2016, City of Portland Bureau of Planning and Sustainability performance. Therefore, we were

Low Performing Performing Low 0 LLOYD ECODISTRICT ENERGY ACTION UPDATE - NOVEMBER 2016 9 ACTION UPDATES • EXISTING BUILDING ENERGY EFFICIENCY • NEW BUILDING ENERGY EFFICIENCY • RENEWABLE ENERGY • DISTRICT ACTIONS

EXISTING BUILDINGS ENERGY EFFICIENCY PROJECTS

SUMMARY Source EUI (kbtu/sf) 6 buildings were identified as 701 2013 2015 undergoing major energy efficiency 597 projects within the 5-years of the energy action plan. Energy efficiency upgrades are still underway at many of these buildings, but currently 273 completed projects have already 207 improved energy use intensity by an 130 NA 154 158 109 101 117 109 average of 12%.

System assessment and energy audits 1 2 3 4 5 6* were the first phase of energy efficiency *complete 2015 data unavailable work for many of these buildings. LED lighting upgrades were often Site EUI (kbtu/sf) implemented early on due to the low 355 cost and high potential return on investment. Other low cost strategies 303 2013 2015 such as sealing leakages and HVAC filter replacement were also early projects tackled by many in this group. The following case studies go into more 130 NA detail about the energy efficiency work 87 88 81 82 underway at these buildings. 47 42 49 43

DISTRICT HIGHLIGHTS: 1 2 3 4 5 6* *complete 2015 data unavailable • Energy Use Intensity Reduced by 12%

LLOYD ECODISTRICT ENERGY ACTION UPDATE - NOVEMBER 2016 11 EXISTING BUILDINGS LLOYD 700 BUILDING

1 Overview & Goals hot water heater, and boilers has reduced heating costs by approximately 20% and A series of deep energy retrofit projects reduced greenhouse gas emissions have resulted in substantial cost savings associated with energy use by for this office building. These updates approximately 30%. Sealing envelope have also added value, improving tenant penetrations, destination controls for the acquisition and retention by 25% in the elevator, installing light-filtering shades last few years. Building management is on windows and lighting improvements projecting that with recently completed have also helped reduce energy use for projects, once 2016 data is assessed, the building as a whole. The occupancy Lloyd 700 will have met its energy use rate for the building has increased from 73% to 98% and rents have also reduction goal of 30%. BUILDING INFO: 2015 increased, which management credits to the improved occupant comfort and Building Type: Office 2 Current Status modernization of the building. Owner: AAT

Baseline Energy Use: 21,979 MMBtu/year Lloyd 700 underwent an integrated property assessment through NEEA 3 Still to Come Current Energy Use: 22,071 MMBtu/year which identified several key projects for Baseline Energy Cost: $502,944 year improving energy use: total replacement Despite estimates indicating energy use Current Energy Cost: $399,561 year of heating and cooling plant with new reduction goals have been met, building boilers, chillers, hot water heater and management continues to pursue Baseline EUI: 87 kBtu/Sf-year cooling tower. The building also sensible energy saving upgrades. Next on Current EUI: 88 kBtu/Sf-year participated in Lloyd also participates in the list for 2016 includes improving ETO’s Strategic Energy Management insulation and continuing sealing (SEM) program. Through streamlined penetrations and installing shades, as PROJECT HIGHLIGHTS: engineering and reduced loads, well as additional upgrades to LED mechanical equipment was downsized lighting and updated controls which is EUI improved by 24% resulting in a much more efficient being completed on a floor-by-floor basis heating and cooling system. A natural gas throughout tenant-occupied spaces. Note: ROI not inclusive of available incentives. PROGRESS TO DATE 80%

LLOYD ECODISTRICT ENERGY ACTION UPDATE - NOVEMBER 2016 12 EXISTING BUILDINGS LEGACY HEALTH

1 Overview & Goals well as the site’s participation in the ETO Strategic Energy Management (SEM) Legacy Health owns and operates two program, a substantial reduction in buildings on this site; one newly energy use for the site has been achieved. constructed building approximately As a result campus building energy use 82,650 sq. ft. in size, and the original intensity has already dropped 15%. The building of approximately 155,000 sq. ft. weather normalized EUI for the site is The original building housed Legacy now 280 kBtu/sq. ft. - a significant Central Laboratory, the Legacy Research decrease from the baseline EUI of 350 Institute and a state operated long-term kBtu/sq. ft. However this new EUI does psychiatric care hospital. Going forward, not take into account the reduced energy the original building will house the use as a result of the Unity Behavioral Legacy Research Institute and the Unity Health space that is now under BUILDING INFO: 2015 Building Type: Healthcare Research, Center for Behavioral Health, a new construction. Once construction is completed it will be possible to properly Clinical Laboratory & collaboration between Adventist Health, Hospital Kaiser Permanente, Legacy Health and determine a new EUI for normal Owner: Legacy Health, Unity operations. OHSU. Note that each of the use types is Baseline Energy Use: 54,332 MMBtu/year highly energy-intensive. Legacy Health Current Energy Use: 55,313 MMBtu/year originally established a 5 year energy 3 Still to Come savings goal of 40% for this site and Baseline Energy Cost: $654,817 year during the design planning for the new Legacy Health remains focused on Current Energy Cost: $683,937 year lab building, an energy efficiency goal of continually improving energy efficiency Baseline EUI: 355 kBtu/Sf-year 30% better than code was established. at this site. Investments are continuing to be made in building infrastructure as Current EUI: 303 kBtu/Sf-year 2 Current Status new opportunities arise. Continued PROJECT HIGHLIGHTS: participation in the ETO SEM program With the addition of the new building will allow regular monitoring of energy EUI improved by 15% and more energy-efficient systems to use at the site and continued operations support that additional square footage, as and maintenance improvements. PROGRESS TO DATE 30%

LLOYD ECODISTRICT ENERGY ACTION UPDATE - NOVEMBER 2016 13 EXISTING BUILDINGS OREGON CONVENTION CENTER

1 Overview & Goals tune the system and controls. Without these improvements and with record Working closely with Energy Trust of event booking, over the past two years, Oregon and employing a strategic energy the cost of power for operating the management approach, staff at this LEED facility would have been over one million Platinum convention center have been dollars higher. Additionally, a massive following a detailed and aggressive five- solar array was installed that occupies year plan to improve overall facility use. the north roof. This project is described So far, with addition of renewable energy in more detail on page 18. sourcing, the facility is now producing 33.8% less greenhouse gas emissions Still to Come compared to the baseline in 2014. 3 BUILDING INFO: 2015 Lighting upgrades throughout the facility Building Type: Event 2 Current Status are currently underway for the Owner: Oregon Convention Center ballrooms. The tower, loading dock and Baseline Energy Use: 42,454 MMBtu/year parking garage are planned for LED OCC management has been targeting five Current Energy Use: 36,918 MMBtu/year main phases of energy efficiency lighting upgrades as well. The timing of improvements: chiller and boiler replacements are Baseline Energy Cost: $895,861 year currently being evaluated. • Stage 1 – Recommissioning Current Energy Cost: $915,310 year • Stage 2 – Lighting Baseline EUI: 49 kBtu/Sf-year • Stage 3 - Load Reductions Current EUI: 43 kBtu/Sf-year • Stage 4 - Fan Systems • Stage 5 - Heating and Cooling Plant. PROJECT HIGHLIGHTS: Ongoing commissioning studies have been helping OCC staff evaluate condition and timing of HVAC upgrades while using EUI improved by 7% low-cost or no-cost improvement to fine- Note: ROI not inclusive of available incentives. PROGRESS TO DATE 40%

LLOYD ECODISTRICT ENERGY ACTION UPDATE - NOVEMBER 2016 14 EXISTING BUILDINGS EAST WEST COLLEGE

1 Overview & Goals control room. The roof was painted white in order to reflect more heat. Filters were East West College is an excellent example changed and a key ventilation fan was of how existing building stock can be replaced. Since the building has adequate retrofitted to meet modern energy daylight at many times of the day, efficiency standards. Built in 1919, employees were given desk lamps in through upgrades and careful operations order to improve controllability of the building has been able to achieve an lighting for the individual and reduce the impressive energy use intensity of 47.2 intensity of overhead lighting. Occupants kBtu per square foot. East West College is have indicated that changes like this have a massage therapy school, therefore the improved comfort as well. Procedural changes such as reducing the number of health and comfort of those who use the BUILDING INFO: 2015 building is an even greater priority lights left on in the evening and changing Building Type: Office because this aligns with the mission of the hours in which lights are turned on, the school. Lighting, thermal comfort, to reflect the reduced occupancy during Owner: EW College indoor air quality and noise non-school hours, also helped reduce Baseline Energy Use: 2,549 MMBtu/year considerations all feature highly in electrical loads. Current Energy Use: 2,267 MMBtu/year building operational considerations for Baseline Energy Cost: $48,135 year East West college. 3 Still to Come Current Energy Cost: $48,365 year

2 Current Status Upgrading the HVAC system is currently Baseline EUI: 47 kBtu/Sf-year the highest priority for the building. Six Current EUI: 42 kBtu/Sf-year Working with a consultant, an energy poor-performing HVAC units have been audit revealed several fixes and upgrades replaced and six more are in the process to improve the operation of the HVAC of being replaced. Additionally, using PROJECT HIGHLIGHTS: system and reduce electrical loads. Lloyd EcoDistrict’s LED Advantage Leakages in the envelope were identified Member Program (LAMP), all exterior EUI improved by 7% and sealed in the roof and elevator lighting has been upgraded to LEDs. Note: ROI not inclusive of available incentives. PROGRESS TO DATE 70%

LLOYD ECODISTRICT ENERGY ACTION UPDATE - NOVEMBER 2016 15 EXISTING BUILDINGS HOTEL EASTLUND

1 Overview & Goals were used throughout the building. Auto shutoff sensors for lighting were installed Back in 2014, the Hotel Eastlund was in rooms and public areas and the overall called the Red Lion Inn. This building was light level was reduced in the design, purchased by new owners and which is logical given the high levels of completely rehabilitated, with all systems daylight throughout the building. replaced except the structure. This new st hotel has been open since June 1 of 3 Still to Come 2015, so it is not yet clear what the effect on energy use has been with such a Hotel Eastlund is new so energy use data drastic change. is not fully available. It will be useful to assess how much the improvements BUILDING INFO: 2015 2 Current Status reduced energy use and continue to Building Type: Office monitor energy use over time in order to Owner: Hotel Eastlund seek maximum operational efficiency. The HVAC system of this new building is Baseline Energy Use: 14,000 MMBtu/year controlled by a central system. The single Since this building was not operational at pane uninsulated curtain wall system the time of the Energy Action Plan, the Current Energy Use: Not Available was replaced with insulated double-pane baseline energy use was an estimated Baseline Energy Cost: $222,000 year glass. With so much glass in the building figure from an energy model provided by Current Energy Cost: Not Available envelope, this alone will have a the design team. Therefore, it is substantial impact on the building energy recommended that once the first Baseline EUI: 130 kBtu/Sf-year use. Variable frequency drive’s were complete year of energy use has been Current EUI: Not Available installed on the HVAC allowing the tracked the baseline energy use be system to accommodate additional adjusted to reflect actual use. loading. A central control allows hotel PROJECT HIGHLIGHTS: management to turn off heating and cooling in unoccupied rooms and turn it Estimated Savings 40%?% back on when guests check in. LED lights Note: ROI not inclusive of available incentives. PROGRESS TO DATE 100%

LLOYD ECODISTRICT ENERGY ACTION UPDATE - NOVEMBER 2016 16 NEW BUILDINGS NEW BUILDING EUI

SUMMARY Potential EUIs (Office) Reducing new building energy efficiency alone is not enough to achieve the goal of no net increase in energy consumption. The square footage of the district is expected to double by 2035, therefore to meet our goals new construction coming into the district will need to perform 15% better than Oregon Energy code.

It should be noted that the analysis done to create this goal focused on the EUI of office space with a target of between 30 to 45 kBtu/sf/year, but many new properties in the district are residential. Market research from Northwest Energy Efficiency Alliance (NEEA) suggests new residential construction is likely to be achieving 11% Lloyd EcoDistrict Target (15% below better than code. projected code)

DISTRICT HIGHLIGHTS: Estimated Current Lloyd Ecodistrict New Building EUIs • New Building EUI at least 11% better than Oregon Energy Code

Reference: Oregon Residential Energy Code Compliance, April 9, 2014, Northwest Energy Efficiency Alliance

LLOYD ECODISTRICT ENERGY ACTION UPDATE - NOVEMBER 2016 17 NEW BUILDINGS NEW BUILDING EUI

1 Overview & Goals projected to be 30% lower than Oregon PROJECT HIGHLIGHTS: energy code. A second phase of Informal interviews with managers and development is planned in an adjacent • Several New Multi- market research suggest several new lot. buildings are performing close to or 1400 NE Multnomah Family Residential better than Lloyd EcoDistrict’s goal of While energy modeling information was 15% below code. Buildings not available, this development has been

utilizing best practices to energy • Hassalo on Eighth is 2 Current Status efficiency. The project leads have been designed to consume working with Lloyd EcoDistrict and Over the last 3 years, there has been an Energy Trust of Oregon (ETO) to ensure 30% less energy then influx of new multi-family residential an energy efficient design, including units in the district. Since the district’s energy star fixtures and LED lighting. The typical buildings of new building energy use goals were building received design and land use this type. predominantly based on office space, approval and will open in late 2018. research is needed to determine what affect the increase in residences will have Still to Come on total energy use for the district. 3

However, a recent study by NEEA, shows More developments are coming into the newly constructed residences throughout district, including an affordable housing Oregon are using 11% less energy than community. A new building guideline is required for code compliance. needed so that developers are aware that their project is in an EcoDistrict and have Hassalo on Eighth guidance and direction to resources, such This LEED platinum community houses as ETO’s path to net zero program, that 657 residences and has been designed to will best help them to support EcoDistrict the highest performance standards. goals. Annual energy use for these buildings is

PROGRESS TO DATE 80%

LLOYD ECODISTRICT ENERGY ACTION UPDATE - NOVEMBER 2016 18 RENEWABLE ENERGY SOLAR PHOTOVOLTAICS (PV)

1 Overview & Goals 3 Still to Come

Nearly 600,000 SF of solar PV will be There are many models which could needed to meet the district’s five year improve access to this technology. A well- renewable energy goal, with 300,000 SF vetted third party servicer could provide a identified for on-site generation. uniform deal structure and delivery package, with built-in financing options. 2 Current Status Alternatively, the district could provide a SUMMARY list of vetted providers and expedited Since OCC was able to install a 2.2 MW processing. Another option would be a In addition to improving building array, representing approximately community solar model where members energy consumption, 20% of total 250,000 SF, the remaining on-site solar buy into a solar installation and receive energy use in the district will need to needed to meet Energy Action Plan goals either dividends or a bill credit on their come from renewable sources. This is only 50,000 SF. With almost 750,000 SF electric bill. The rules for the latter are will most likely take the form of solar of remaining usable solar area in the under development at the state level. PV and may include renewable energy district, this goal is still achievable. Several large sites make community solar credits, on-site solar production, or a Currently, Lloyd EcoDistrict is in the early a reasonable option, and the potential to community solar option. The solar phases of developing a campaign to link battery storage to this solution could array at OCC was an important first improve the business climate for solar. also improve the district’s resiliency in step for the district. Improving access the event of a disaster scenario. to solar options is the next step to help

smaller entities invest in this energy Solar Options Campaign Outline solution. Educational Series DISTRICT HIGHLIGHTS: Contractor Preapproval List Expedited Process Developed • Only 50,000 SF of on- Community Options Explored site solar needed Implementation/Marketing D J F M A M J J A O N PROGRESS TO DATE 30%

LLOYD ECODISTRICT ENERGY ACTION UPDATE - NOVEMBER 2016 19 RENEWABLE ENERGY OCC SOLAR PV

1 Overview & Goals replacement in order to minimize PROJECT HIGHLIGHTS: maintenance complications. 6,500 solar panels were installed on top • 2.2 MW array of the north part of the Oregon 3 Still to Come Convention Center roof. What was • 25% of building initially designed as a 1.1 MW solar array The solar array has been operational system, was expanded to a 2.2 MW energy use since early August of 2016. OCC staff is system. This was possible due to a eager to track the production and peak • 1% of total energy use partnership that allowed Pacific Power usage of the system and hopes to share Blue Sky and ETO incentives to work district-wide this data for public education. Several together and improve the size of the employees have been inspired by the system that could be financed through success of this project to install solar in solar installer and supplier, Solar City. their homes. 2MW is the maximum possible size for net-metered solar array in Oregon. It is estimated that this PV system will supply approximately 25% of OCC’s annual energy use, or approximately 9,230 MMBTU per year.

2 Current Status

Through a power purchase agreement, OCC was able to have the solar arrays installed at no upfront cost. This agreement extends through the full life of the roof, approximately 20 years. The project was timed following a roof

PROGRESS TO DATE 95%

LLOYD ECODISTRICT ENERGY ACTION UPDATE - NOVEMBER 2016 20 DISTRICT ACTIONS ENERGY BENCHMARKING

SUMMARY 1 Overview & Goals 2 Current Status

In addition to targeting existing and new Tracking progress towards energy The current data set includes 65.7% of building energy use, and renewable energy, goals requires actual building data. the total building area (11,529,831 sf) collaborative action plays a vital role in our Using Energy Star Portfolio Manager and 25 property owners. While this success as an EcoDistrict. District-wide (ESPM), buildings in the district log initial data is valuable, with only a endeavors can act as a catalyst to accelerate their energy use, and share this data portion of district square footage energy efficiency efforts. The three most with Lloyd EcoDistrict. Data tracking represented, a more complete data set active district actions are the energy began with a core group of 16 is needed in order to verify total buildings. Leading up to City of district baseline energy use. efficiency working group, energy Portland’s energy reporting policy benchmarking, and a bulk purchasing pilot coming into affect in 2016, the for LEDs. EcoDistrict set a goal to track all 3 Still to Come buildings over 50,000SF. This would DISTRICT HIGHLIGHTS: focus outreach efforts while capturing As more buildings in the district begin a large percentage of the district to track and share their data, the • 87% of buildings over building square footage. Over time, the baseline will need to be adjusted. data tracking target has expanded to Setting sector-specific targets for EUI, 20,000 SF tracking and include all buildings over 20,000 SF benchmarking and forecasting this and will eventually include multi- progress are important next steps. sharing energy use data family residential properties as well. Performing professional engineer verification would help ensure the accuracy of this data set.

1,467,961 sf 1,475,711 sf 273,496 sf Retail Retail In Portfolio 767,838 sf 232,068 sf 969,005 sf 161,454 sf Manager Hotel Hotel

2,935,864 sf 99,462 sf 2,896,603 sf 724,811 sf Not In Office Office Portolio 1,251,744 sf 1,174,912 sf 1,049,772 sf Manager Event Event Sharing data 0 1,000,000 2,000,000 3,000,000 4,000,000 0 1,000,000 2,000,000 3,000,000 4,000,000 separately 2014 Data Set 2015 Data Set

LLOYD ECODISTRICT ENERGY ACTION UPDATE - NOVEMBER 2016 21 DISTRICT ACTIONS ENERGY EFFICIENCY WORKING GROUP

Purpose Energy Efficiency Working Group Projects

The main purpose of the energy efficiency 14 Standards Tracking working group is to track progress and 1 Education Bulk Buys ensure implementation of energy efficiency 12 Promotion Governance projects in the district. The group serves an 1

Resources important educational function for 10 knowledge-sharing among stakeholders, 5 awareness of available tools and resources, 8 and highlighting case studies from district leaders. The group also provides 6 opportunities to collaborate and develop new

energy efficiency projects. NumberofProjects 4 4 1 2 1 Projects 2 1 1 2 2 1 1 Stakeholders in the working group are 0 tracking their energy in Portfolio Manager. DEVELOPMENT LAUNCH MANAGEMENT STEWARDSHIP Sharing these results with the group helps show how buildings are performing within the district context and how energy goals are progressing. The group has also been kept Membership Power, attend to seek allied interests, aware of programs or services which can aide support the work of the group and and enhance use of Portfolio Manager for The group has grown to encompass 42 promote beneficial programs. Industry energy monitoring, and has discussed ideas members, with a core group of partners, including Green Building for further district support, such as approximately 7 who attend Services provide key technical and professional engineer verification. The consistently. The membership of the delivery support. stakeholders are also informed of Lloyd group consists mostly of district EcoDistrict and partner programs which can stakeholders who work to accomplish support energy efficiency goals. Several energy efficiency projects in their additional bulk buy opportunities are being buildings. Public partners, such as explored for possible future programs. Energy Trust, City of Portland and Pacific

LLOYD ECODISTRICT ENERGY ACTION UPDATE - NOVEMBER 2016 22 DISTRICT ACTIONS BULK PURCHASE PILOT

Another key strategy identified in the energy Action Plan was the concept of a bulk LAMP Projects To-Date (2016) purchase to make energy reducing products more affordable and accessible. This would 33 Prospects be one of the projects managed by Lloyd EcoDistrict. The idea for this pilot was to find a simple but meaningful project where we 14 Proposals could test the concept of aggregating demand for energy efficiency products. 14 4 Proposals Contracts Many stakeholders in the district identified a 42% desire to do LED retrofits, therefore this was 12% a logical choice for the bulk purchase demonstration pilot. Lloyd EcoDistrict approached several lighting distributors on behalf of the group, and was able to negotiate a competitive pricing schedule and developed a streamlined process. Originally, the program would cover parking lot lighting Lloyd EcoDistrict to fund further work, Still to Come only, but it now covers all interior and and also donate funds to a nonprofit exterior LED lighting applications. working to help the homeless Now that LAMP has been launched, population in Portland. In order to Lloyd EcoDistrict will work to LED Advantage Member Program make the scope of the project work for determine the next bulk purchase opportunity which would most benefit (LAMP) the service provider, the program is available throughout Oregon, which is the district. Several ideas are being

possible due to a strategic partnership considered, ranging from smart power This program was launched in February of with Building Owners and Managers strips, to software energy management 2016. By making it easier to purchase LEDs, (BOMA) Oregon. As of October 2016, solutions. Lloyd EcoDistrict is LAMP helps to reduce the amount of energy several LED installations were consulting with the energy efficiency that goes towards lighting. In addition, the complete and a pilot project with a working group regarding which program is structured to provide discounted facility for the City of Portland was technologies would be most effective to pricing to stakeholders, provide a small fee to underway. support energy efficiency goals. LLOYD ECODISTRICT ENERGY ACTION UPDATE - NOVEMBER 2016 23 DISTRICT ACTIONS STILL TO COME

Existing Building Energy Existing Building Energy Protocol Outline Protocol

An outline was created in the Energy Understand Energy Use Action Plan to provide district stakeholders clear steps to improve their existing building’s energy use. However, this outline should be expanded to a brief Building Performance & Project Identification stand-alone document which includes a comprehensive listing of resources, such as Energy Trust programs, which a Business Case Assessment building manager can utilize. Development of this document should occur in 2017. Leverage EcoDistrict Structure & Delivery District Energy

Back in 2014, there was a potential for district energy collaboration between Project Implementation OCC, Veterans Memorial Coliseum and Rose Quarter. While this project did not come to fruition, district energy still has merit as a clean and efficient energy Nonetheless, implementing such a Therefore, district energy should production strategy. However, system could make sense due to timing definitely still be considered in Lloyd implementing district energy requires of major systems of several adjacent EcoDistrict’s long-range plan to reach substantial capital investments. buildings. Additionally, in the future, our energy use goals. Due to this high cost burden, it is often public policy options or third party only possible to pursue these systems service providers could provide with costs shared among multiple parties. solutions to the current financial It has proven challenging to get barriers to district energy systems. businesses to commit funds to shared investments.

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District Energy programs, which a building manager can utilize. Development of this document Back in 2014, there was a potential for should occur in 2017. district energy collaboration between OCC and the Convention Center Hotel. While this project did not come to Preferred Solar Provider fruition, district energy still has merit as a clean and efficient energy production A preferred solar provider program strategy. However, implementing district would take similar shape to bulk energy requires substantial capital purchasing programs. A well-vetted investments. Due to this high cost third party servicer would provide a burden, it is often only possible to uniform deal structure and delivery pursue these systems with costs shared package for the district, with built-in among multiple parties, and it has financing options. The City of Portland proven challenging to get businesses to ran a short-term program with a similar commit funds to shared investments. structure and while the uptake was high, logistical considerations made management of the program intensive. If implementing such a system makes Additionally, some new structures for sense due to timing of major systems of community solar now exist which may several adjacent buildings, such a equally help to increase solar access strategy should definitely still be with less logistical difficulties. Therefore, considered. Additionally, public policy preferred solar provider is one of options or third party service providers several other structures for solar may in the future provide solutions to incentive programs being explored by the current financial barriers to district the district for implementation in late energy systems. 2017.

Existing Building Energy Calaroga Terrace Protocol This existing building energy efficiency An outline was created in the Energy project set forward an energy savings Action Plan to provide district goal of 14%. Unfortunately, updates stakeholders clear steps to improve their were not available for this project. existing building’s energy use. However, this outline should be expanded to a brief stand-alone document which includes a comprehensive listing of resources, such as Energy Trust CONCLUSIONS

Acknowledgements

The Lloyd EcoDistrict is grateful for our board, committed stakeholders, and community partners each of whom are vital to the continued success of our work as a district towards our energy goals. In addition, we would like to give a special thanks to the following individuals and their organizations for contributing their expertise to the findings in this report. CONCLUSIONS Andria Jacobs, City of Portland Bureau of Planning and Sustainability The district should celebrate the Vihn Mason, City of Portland Bureau of Planning and Sustainability substantial progress that has been Kellee Jackson, Green Building Services made towards our district goal of no Wade Lange, American Assets Trust net increase in energy use by 2035. Pat Lydon, Legacy Health These first two years represent a big David Slawson, East West College step in the right direction. Working Cassidy Bolger, Portland Lloyd Center Community together, the invested stakeholders in Stephanie Shaffer, Hassalo on 8th this district have reduced building Matt Uchtman, Oregon Convention Center energy use by 12.2%, developed Sheila Holden, Pacificorp 250,000 SF of solar PV, and launched Rodrigo George, Bonneville Power Administration a successful LED bulk-buying Jim Collins, Quantum Energy program. Our success indicates that

our efforts are on the right track to meeting our energy goals. Our work References

isn’t done yet, we have a lot of • City of Portland 2015 Building Energy Performance Reporting Results, important steps to take, but we should September 2016, City of Portland Bureau of Planning and Sustainability be proud of what we have • Lloyd EcoDistrict Energy Star Portfolio Manager Summary 2015 Report, accomplished and stay motivated as October 2016, Green Building Services we continue to pave the way as • Oregon Residential Energy Code Compliance, April 9, 2014, Northwest Energy energy efficiency leaders. Efficiency Alliance

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