Regency Centers Granada Village Shopping Center

Images

Photo of the exterior of the mall under reconstruction
Regency updated this mall to improve both aesthetics and energy efficiency. Building enclosure performance was enhanced with added insulation and upgraded windows. Exterior upgrades included new parking lot and architectural lighting. The renovated mall has earned a Gold certification from the U.S. Green Building Council.

General Information

Quick Facts

Location

Granada Hills, CA

Operating Hours

Varies

Building Type

  • Food Sales
  • Grocery Store or Food Market
  • Food Service
  • Fast Food
  • Mercantile (Enclosed and Strip Malls)
  • Strip Shopping Center

Project Information

Project Owner

Regency Centers

Occupant Type

Corporation, for-profit

Regency Centers— a premier national shopping center company with total a portfolio of 367 shopping centers— is taking a new step in leading high performance retrofits through a Commercial Building Partnership (CBP) with the U.S. Department of Energy (DOE). Regency and DOE are teaming to save energy at an existing building retrofit project at a community shopping center in Granada Hills, California. Computer modeling indicates the project will achieve 30% energy savings relative to the existing buildings’ annual energy use when it is complete in 2012. The total annual energy cost savings for the design is $203,000 when compared to a building that would comply with ASHRAE 90.1-2004.

Location Details

Address

10823 Zelzah Ave, Granada Hills, CA

Site context/setting

Suburban

Occupancy

Owner Occupied

No

Owner Type

Corporation, for-profit

Building Hours of Operation

Varies

Building Details

Scope

GENERAL FLOOR AREA

Total Gross Floor Area 125,416 ft²

BUILDING

Building unit or complex: Described project includes multiple buildings
Number of Stories 1
Percent Renovated 100%

COMPLETION

DATE OF OCCUPANCY/COMPLETION

October 2012

Architectural Details

ARCHITECTURAL MEASURE USED TO MEET A HIGH-LEVEL OF ENERGY PERFORMANCE

This mall went through an exterior retrofit of the roof and wall assemblies, including window upgrades and insulation/airtightness improvements.

Process

Lessons Learned

Discuss goals that were met and goals that were not achieved, and the reasons for these outcomes

Savings Likely to Settle Up

    Current findings suggest that Granada Village is achieving about 20% of savings in comparison to historic energy consumption. However, building performance is likely to improve over time. The data for the analysis was collected immediately after the mall was occupied. Equipment operations had not yet stabilized. Further, many tenants were still in transition because of the renovation. The actual savings will continue to vary, but will likely improve as new tenants settle into new spaces.

Creative Partnership with Tenants

    Like many leased properties, the Granada Hills shopping center had a challenge in the split-incentive arrangement between tenants and landlords. Creative partnerships with tenants are key to overcoming the split incentive. Improvements may be funded by the building owner or tenant, but the results benefit the owner through longer tenant leases and lower operation costs, while the tenant benefits from an improved customer experience and lower utility bills. With leased properties and the uncertainty of who future tenants will be, design the space and energy package to maintain as much flexibility as possible.

Tenants Appreciate Upgrades

    A post renovation survey found that tenants were pleased with energy upgrades. Tenants reported being more comfortable, noticed no changes in lighting quality, and believed that comfort and safety had been maintained or improved. These perceptions are important to the building owners because their business is dependent on tenant satisfaction. It is not enough that retail customers and the public approve of the building’s green label. Tenant perceptions of building performance and their retail customers’ acceptance are important to the economic performance of the building as an asset.

Older Structures Represent Challenges and Opportunities

    While renovating an older building can bring unique EEM challenges, there are often additional energy savings with low additional costs. At Granada Hills, the older buildings provided challenges because structural enhancements were required to support the heavier rooftop HVAC systems. Updating the older buildings provided opportunity as well because it allowed the leaky and uncomfortable tenant spaces to receive air sealing and become much more comfortable and reduce tenant utility bills.

Funding for Energy Features

    Funding for innovative measures like electric vehicle charging stations, lighting improvements, and HVAC upgrades may be available from national programs or local utilities. The Granada Village project was able to leverage cost incentives for many of the energy features.

Finances

Details

Estimated payback time of any investment in measures needed to reach zero net energy

Estimated payback time for this project is approximately 5 years.

General Energy

General

Energy Use

The challenge in retrofitting existing shopping centers is balancing energy efficiency improvements with the evolving needs of the current and future tenants. In this project, a 225,000 square foot shopping center has been dramatically renovated with energy savings strategies that include roof insulation, high performance windows, premium efficiency packaged rooftop heat pumps, efficient exterior lighting including reduced power controls, and interior lighting upgrades. Computer modeling indicates that the proposed energy measures have the potential to reduce energy consumption by 28%, which correlates to an annual energy cost savings of 31%.

Energy Systems

  • Increase roof insulation to R-30
  • Increase wall insulation in some sections to R-5
  • Storefront window glazing will be upgraded to an assembly U-Factor of 0.54 and a SHGC of 0.426
  • Upgrade interior lighting to T24-2008 minimum for retail spaces with a lighting power density specified to be 1.6 W/ft2.
  • Install new exterior lighting controls including photosensors and clocks to turn off part of the parking lot lighting from 11pm to 6am.
  • Install low wattage recessed can lights in the common canopy area
  • Install high efficiency 5 ton heat pump units
  • Install high efficiency 12.5 ton packages AC units with natural gas furnaces

Was Life-Cycle Analysis used?

No

Energy Datasets

Dataset NameYearTypePurchased Energy (kBtu/ft²)
Modeled code baseline2012Base case: ASHRAE 90.183.40
Final Design2012Simulation75.21
Pre-retrofit modeled2012Base case: Other (specify)104.10
Actual Estimated2012Actual & simulation hybrid77.70

People

Project Team

Nadel Architects, Inc.
Architect
http://www.nadelarc.com/
DRC Engineering
Civil engineer
http://www.drc-eng.com/
LRM, Ltd.
Landscape architect
http://www.lrmltd.com/
CAMCO Pacific Construction
Contractor
http://www.camcopacific.com/
AGI General Contracting
Contractor
http://agigc.com/
Magnum Enterprises, Inc.
Contractor
http://www.meigc.com/
S.D. Deacon
Contractor
http://www.deacon.com/
CIMA CM&D
Contractor
http://cimacmd.com/
ANF & Associates
Structural engineer
http://www.manta.com/c/mm8ht01/anf-assoc
Palmieri & Associates, Inc.
Electrical engineer
Integrated Mechanical Systems, Inc.
Mechanical engineer
http://integratedmechanical.com/
Jaycocal Engineering, Inc.
Plumbing engineer
Glumac
Energy consultant
http://www.glumac.com
Stantec
Environmental building consultant
http://www.stantec.com/default.htm#