Meriwether gets even greener
Lighting upgrade for new building will pay back in less than one year.
A lighting retrofit at “the eco-luxury” Meriwether high-rise condominium complex proves that there’s always room for energy-efficiency improvements, even in new buildings — and that energy projects are good investments.
The Meriwether, built just a few years ago in Portland’s South Waterfront neighborhood, is one of the few residential high-rise projects constructed to LEED Gold standards. That means it’s already highly energy efficient. But with a simple hallway lighting retrofit and two more projects in the queue, electricity costs are expected to drop by more than 25 percent.
LEDs boost savings
“In reviewing systems periodically, we always look for ways to economize,” explains David Berg, Building Maintenance Coordinator for Community Management Inc, the company that manages the high-rise for the Meriwether’s Home Owners Association. “MPD Systems, the electrical contractor we work with, is focused on green energy and solar options. They brought this new LED lighting option to our attention.”
The project, completed at the end of 2009, involved switching out already-efficient halogen lighting in the hallways for new, even more efficient LED lighting.
“The LED lighting technology for this application has improved, and now it’s a ‘warmer’ light. The LED dual-pin lights plugged right into the existing fixtures,” Berg explains.
Project costs totaled $14,222 but that was trimmed to $8,279 thanks in part to an Energy Trust cash incentive. The Oregon Business Energy Tax Credit — or BETC — program also helped to make the project financially feasible. However, since the Meriwether’s homeowners association is a nonprofit and has no tax liability, it used the pass-through option rather than a standard tax credit.
The switch saves 122,859 kilowatt-hours annually, or about $10,565 a year.* Payback on the project is expected to take less than one year.
“The Meriwether is already very green with eco-roofs as well as sun screens on the south sides of the building that deflect hot sunlight in the summer but allow the solar energy to enter in the winter months,” Berg says. “So the HOA was excited they could make their building even more energy efficient.”
Stairs and garage are next
Now, Berg and his team are heading for the stairs. The HOA recently approved a project for MPD Systems to modify the stairwell lighting at the Meriwether, and applications have been submitted for the Energy Trust and BETC rebates.
“High-rise buildings have a lot of stairs, and no one is in the stairwells 99 percent of time. We looked at turning off the lights completely and installing occupancy sensors, but there would be a large upfront cost,” Berg says. “Instead, we are going to change the ballasts and install high-efficiency, 25-watt lights.”
The stairwell lighting changes are expected to save 74,500 kWh or about $5,260 annually. Project costs of $21,850 will be reduced to $8,631 through Energy Trust incentives and the BETC pass-through option, with a 1.6-year payback.
Next on the project “to-do” list are super high-efficiency T5 lamps and ballasts for the parking garage.
In addition to energy savings, all three lighting projects use longer-lasting lamps, which will save significantly on labor costs as well as approximately $3,000 to $4,000 annually on replacement lamps.
Going for the gold
Although the building is already LEED gold, the HOA is also investigating solar water heating or other solar options, which, along with the lighting improvements, could help the Meriwether qualify for LEED platinum status. “That would be a pretty significant achievement,” he explains. “Especially considering we’re only spending about $25,000 out of pocket for the lighting and we’ll see payback in less than two years.”
*Individual savings will vary depending on circumstances.