Life Cycle December Considerations, 7, 2010 Asset Management, and Planning Process Seattle-Tacoma International Airport

Transcription

1 Life Cycle Considerations, Asset Management, and Planning Process Seattle-Tacoma International Airport ACC/ACI-NA/FAA Airport NEPA & Planning Workshop Dave Tomber, Aviation Planning Program Manager Life Cycle December Considerations, 7, 2010 Asset Management, and Planning Process Seattle-Tacoma International Airport 1

2 Background What Is Sustainable Asset Management? Proactive long-term way of thinking about facility development and ownership Professional asset management Environmental performance Total cost of ownership Focus on total cost of facility ownership, linking capital and operating costs Improved decision-making based on clear data and well-defined objectives Industry best practices that minimize economic waste Fusion of environmental and financial performance (2 shades of green) 2

3 Background Why Do We Care About Sustainable Asset Management? We are an owner, builder, operator, maintainer, and lessor for many facilities For every $1 spent on construction, approximately $3 will be spent on operations, maintenance a and renewal e over time for an airport terminal Most total ownership costs occur after design and construction, yet most of the decisions driving these costs occur before detailed design is completed Facilities are a core strategic resource enabling us to generate revenue Ability to optimize financial and environmental performance Other long-term assets Current assets Restricted cash and investments Capital facility assets Source: Port of Seattle Comprehensive Annual Financial Report 3

4 Lifecycle Financial Analysis Total Cost of Ownership Defined 5 sustainment categories from best practices Developed projected average annual expenditure requirements Sustainment Categories Component Renewal + Minor Repair + Maintenance + Operation + Tools Asset Inventory, Analysis Techniques Asset Inventory CMMS, Analysis Techniques Reports, Analysis Techniques Utilities Dashboard, Analysis Techniques = Total Cost of Ownership 4

5 Centralized Asset Inventory Type of Information Contained in Centralized Asset Inventory Data organized hierarchically by system and location on airport Unit costs Quantities Design life Condition and remaining life (based on age or observation) Age based modeling more economical than detailed on-site observation (80/20 rule) Utilize more costly observation assessment for high priority areas requiring justification 5

6 Component Renewal Planning For Renewal Capital assets deteriorate and fail by components and systems (not as a whole) Decisions on maintenance and cyclic component renewal events drive asset life Lack of maintenance will greatly reduce typical life of individual components Integrate renewal planning with planning for other needs (capacity or new function) Less Than 10 Years 12 to 20 years 25 to 50 Years 8 Year Cycle Events 15 Year Cycle Events 30 Year Cycle Events Over 50 Years Steady State Events Interior Finishes Building Envelope Mechanical Electrical Plumbing Elevators Structure Foundation 6

7 Lifecycle Financial Analysis Pay Now Or More Later Deferred maintenance and renewal is more costly to correct later in lifecycle Fa acility Cond dition Inde ex 0% 25% 50% 75% Replacement Threshold Optimal Time To Invest Less $ To Fix More $ To Fix $ Benefit $ 100% Years 7

8 Design Life Performance When Is It Time To Replace? Where annual cost to maintain exceeds annualized cost to replace ney Mon Replacement Threshold 0 Annual Cost to Maintain Years 8

9 Design Life Performance Optimize Lifecycle Costs Between Operating and Capital Budgets Under funding maintenance may not be the least economic strategy over time Port of Seattle Asset Renewal Model Effect of Maintenance Funding of Lifetime % % % time % Lifet 80.00% 60.00% % Lifetime 40.00% 20.00% 00% 0.00% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 110% 120% 130% 140% 150% 160% % Maintenance Funding 9

10 Lifecycle Financial Analysis Return On Investment Gain from investment Additional years of life X annual cost of ownership Cost of investment Cost of proposed renewal Formula ROI = Gain from investment Cost of investment Cost of investment Example (5 years additional life x $10K annual cost) ($40K invest cost) ROI = 25% $40K invest cost At zero cost of capital 10

11 Life Cycle Approach Strategic Approach To Renewal (Not Just Replacing Like For Like ) Apply approach to relife and renew existing terminals Integrate into master planning (initial cost + ongoing legacy costs) Define strategy for water and energy efficiency (like for like, moderate, or net zero) B Central N C D Main Terminal Parking S EUI = 256 kbtu/sf/yr A 11

12 Energy Use Embodied vs Operational Energy Impact of a Typical Terminal Building Over 50 Years 80% of energy impact is operational and 20% embodied Total Embodied 20% Ceiling Finishes 1% External Walls 15% Internal Walls 4% Windows 14% Foundations 4% Lighting 23% 80% Operational Ventilation 13% Embodied Roof Covering Floor & Wall Finishes 9% 3% Services Roof Structure Frame 11% Operational Elevators 2% 9% 6% 24% Floors Food Service 8% Other 6% Refrigeration 15% Foundations Equipment 12% Heating 21% 12

13 Master Planning Application Strategic Approach To Renewal (Not Just Replacing Like For Like ) Energy use (like for like, net zero, or somewhere in between?) PLANNING & DESIGN OPERATION EXIST TERMINAL Typical 40 Years Old Added Load RENEWAL 184 NEW TERMINAL Typical Current Code Energy Star Score: 50 HEATNG/COOLING + High performance glass + High performance walls & low infiltration + 65% effective heat recovery + ground source heat pumps + demand controlled ventilation ventilative cooling + radiant slab cooling LIGHTING + Maximize daylighting + Daylight dimming + Lighting power CONTROLS/LOADS + Cooling setpoint w/ radiant - Heating setpoint w/ radiant + Flight schedule controls + Seasonal controls + Step up/down controls - Phantom loads PV ROOF & FACADE + 5,000 kwh/year for every 1,000 gsf (w/ 10% safety) BUILDING EUI ENERGY USE INTENSITY = ENERGY CONSUMPTION PER FLOOR AREA SQUARE FOOT 16+ = NET ZERO ENERGY THE TRANSFORMATION TO NET ZERO 13

14 Master Planning Application Strategy for Seattle-Tacoma International Airport Passenger activity grows from 32 to 60 MAP (million annual passengers) 25 year average weighted life of existing terminal 3 million square feet of existing terminal area, 90% remains after 25 years 1 million square feet of new terminal area added 14

15 Master Planning Application Scenario for Reducing Energy Use Through Renewal Establish 25 year energy performance targets for new and existing terminal area 1,000 ANNUAL ENE ERGY USE (MILLIO ONS) EXIST TERMINAL 3,000,000 SF EUI = 256 NEW TERMINAL 1,000,000 SF Added Area 256 EXIST TERMINAL 2,700,000 SF 90% of Current Area NEW TERMINAL 15% of Current Use 38 EXIST TERMINAL 50% of Current Use 15% 50% NERGY USE ENERGY SAVINGS 0 CURRENT ENERGY USE FUTURE ENERGY CURRENT LEVEL 346 FUTURE ENERGY TARGET LEVELS E 15

16 Master Planning Application Strategy Guiding Projects in Capital Finance and Implementation Plan Not just initial capital costs, but also ongoing lifecycle costs for renewal Master planning integrates sustainability considerations and performance targets Building Lifecycle 100 Year Structure 50 Year Skin Net Zero Water Rainwater Collection Greywater 15 Year Technology Waste Compost Net Zero Energy Mechanical Controls/Loads Controls by Flight/Season Electrical Internal Cap & Trade Energy Controls to Step Up/Down 16

17 Thank You! Dave Tomber Port of Seattle, Aviation Planning Program Manager Tel: (206) org 17