Comprehensive Retrofits:

Choosing the “Right” Technologies

Presented by:

Carlos Santamaria, RPA, LEED AP

Vice President – Engineering Services

Wireless Pneumatic

Thermostats Advanced Energy Analytics

Company Overview

Glenborough, LLC has over 30 years of experience in the real

estate investment and management industry.

Our focus is on acquiring, managing, leasing and developing

high-quality office properties.

Our primary investment markets are in Northern California,

Southern California, Denver and Washington, D.C., with over

$2.0 billon of assets under management.

Energy & Sustainability Strategies Used

Wireless Pneumatic

Thermostats

Advanced Energy Analytics

GOAL #1 – Energy Reduction GOAL #2 - Cost Effective

Retrofits

Turbocor

Compressors

Glenborough’s Energy Management Team

Glenborough

Energy

Management

Team

Strategic

Vendors

EPA

ENERGY

STAR

Glenborough

Senior

Management

ABM

Engineering

Glb Internal

Employees

DOE-CBEA

BOMA INT/

CAL

Energy

Committee

Cost Effective Strategies W/ Implementing DEEP Energy Retrofits

1.Implementing Cost Effective Upgrades Quickly

2.Using a Variety of Funding Resources

3.Taking Advantage of Utility Rebates

4.Select Projects & Systems Where New Technologies

Make a Difference

5.View Each Project Independently

GOAL #1 – Energy Use Load Breakdown-Steps Towards Choosing the Right Technologies

Energy Use Breakdown - Major Loads

22%

48%

18%

12%

Lighting

HVAC

Plugs

Misc.Bldg

Example of “Best Guess”

Estimate Calculation of

Various Energy Use Loads

GOAL #1 – Utilizing an Energy

Information System

Actual Energy

Use Load As

Metered Through

Energy

Information

System

Taking Energy Analytics To a Higher Level

Real-Time Energy Technologies: Powerful for Daily Operator Decision Making

EnerNOC DemandSmart

Portal Provides Actionable, User-

Friendly Energy Data.

The Cloud-Based Platform Helps

Optimize Operations with Advanced

Energy Monitoring, Reporting, and

Analytics.

Identify Demand Spikes and Saving Opportunities

Analyze Off-Period Set-backs and Compare-to-Past

Benchmark and Compare Properties

Last year This year

Identify costly inconsistencies

REPORT SHOWS:

Usage for each meter by day

White line shows total daily consumption of all 4 meters

Pointing to column shows daily consumption for individual meter

Useful for analyzing heavy/light load meters and changes over time

Multiple Meter Reporting & Comparisons

Load Profiling – Powerful Information for Daily Operator Decision Making

EnerNoc DemandSmart

Real Time Energy Dashboard

User Friendly, Actionable Data

Energy Information System Attributes Summary

1.Ability to More Accurately Understand Energy Use Characteristics Through

“Energy Analytic’s”

2.Every Energy Use Load Has a Story To Tell – This Yields Hidden Savings

3.Allows For “Active or Interactive” Operational Strategies

4.Validates Energy Conservation Measures

5.Provides New Insight into Energy Use in Lieu of Simple Visualization Practices

6.Uses Multi-Variable Regression Model vs. Single Linear Regression Model (Use

of One Variable or Value!)

GOAL #2 - Cost Effective Retrofits

1.Implementing Cost Effective Upgrades Quickly

2.Using a Variety of Funding Resources

3.Taking Advantage of Utility Rebates

4.Select Projects & Systems Where New Technologies Make a

Difference

5.View Each Project Independently

Did You Know That 70% of Commercial Buildings Still Use Pneumatic Controls

• They Waste Energy, Require More R&M & Unhappy Tenants…

– No Night Setback, No Zone Control, No Optimal Start/Stop,

No Occupancy Override, No Demand Response…

• High Cost to Retrofit

– Market rate of $2500 - $3000 per zone

for traditional DDC retrofit

• Disruptive to Tenants

– Open Walls, Ceiling, Exposure to Asbestos

EXISTING LEGACY STAT WIRELESS PNEUMATIC THERMOSTAT

•Manual Set point Control •No Remote Readings •No Diagnostics •Manual Calibration Required •Cannot support Demand Response strategies

•Remote Wireless Set point Control •Remote Monitoring of Temp. & PSI •Pager/Cell Notification of Excursions •Automatic Self-calibration •Programmable Temperature Setbacks •Occupancy Override •Enables Demand Response strategies •BACnet Interface to BMS

DDC in 20 Minutes!

Wireless Pneumatic Thermostat (WPT)

Estimated Savings Potential $635/year (per 1000 sq-ft)

Upfront Retrofit Cost: $600 (per 1000 sq-ft) Payback Period: 11 months

Energy Savings 18-30% reduction in HVAC use 2500 kWh per year / 1000 sq-ft

$235/year @ $0.10/kWh

Maintenance Savings 3-6 hours/year per 1000 sq-ft

$400/year @ $80/hour

Temp Set point Policy

Night/ Weekend Setback & Occupancy

Override

5-10%

600 kWh $60/yr.

Retro Commis-sioning

Automatic Calibration

Faster Trouble- Shooting/ On-going

Commissioning

Reduced Tenant

Complaints/Calls

Duct Static Pressure & Supply Air

Temp

Reset

2-4% 300 kWh

$30/yr.

10-15% 1200 kWh/yr.

$115/yr.

Dead band Temp Policy

3-5% 400 kWh $30/yr.

5 hours/yr. $400/yr.

Note: All calculations based on 300,000

sq-ft retrofit project, $0.10 per kWh

electricity rate, and $80 per hour

maintenance labor rate.

Case Studies: The Aventine Office & 1525 Wilson Boulevard Buildings

Aventine Office

La Jolla, California

1525 Wilson Boulevard

Arlington, Virginia

The Aventine Office

Aventine Office Building

La Jolla, California

252,957 sf / Built 1990

23 Year Old Building

• All Electric Building

• 2 - 300 Ton Centrifugal Chillers

• All VFD Plant Using OptimumLOOP

Technology

•Using Turbocor Compressor Technology

• Allerton Energy Mgt System

• Direct Digital VAV Control

The Aventine Office Building Energy Management Strategies

Energy Use Breakdown - Major Loads

22%

48%

18%

12%

Lighting

HVAC

Plugs

Misc.Bldg

Largest Areas of Energy Consumption Identified

& Upgraded. HVAC Systems

Energy Use Breakdown (9) Components

11%

10%

9%

9%

13%

18%

15%

2%

13%

High Rise Tenant Ltg

Low Rise Tenant Ltg

HR Tenent Plug Load

LR Tenent Plug Load

HR Tenent VAV Load

LR Tenent VAV Load

Chiller Plant Load

HVAC Fans

BaseBldg Load

The Aventine Office Building

Energy Management Strategies

Network Based vs. Conventional Controls Moves Re-Commissioning to New Level

The Aventine Chiller Plant Performance Range is (.40 - .60/kW/ton)

The Aventine Office Building High Performance Results

ENERGY STAR Rating of

“100” for last 4 Years

23 kBtu/SF– Site Energy

Use Intensity

The Aventine Office Building

Energy Management Strategies

• Chiller Plant Identified as Energy Load with Single Biggest

Savings Opportunities

- Glenborough Installs Optimum Energy’s Software Solution “OptimumLOOP”

-Improved Plant Efficiency from a 1.4 KW/per/ton to a .40 - .60 KW/per/ton Plant Efficiency Range

- The Aventine Reduced over 501,745 Kilowatts of Energy

Saving $75,763 from single project.

The Aventine Office Building USGBC & ENERGY STAR Results

LEED Platinum Certification – Just “One of a Hand

Full” of 20 Plus - Year Old Multi -Tenant Office

Buildings in the World!

ENERGY STAR Rating

of “100” for last Four

Years

“Sustained Performance”

1525 Wilson Boulevard Building

• All Electric Building

• 12 – 60 Ton Reciprocating Compressors

• Legacy Pneumatic Control

• In-efficient Perimeter Electric Heat

• Legacy Energy Management System

• All Systems Working Against Each Other

1525 Wilson Boulevard

Arlington, Virginia

Objectives & Obstacles – 1525 Wilson Boulevard Building

Project Start Date - June 2009

Project Completion Date - January 2010

Project Objectives (1) Upgrade HVAC System

(2) Improve Energy Efficiency

(2) Improve Tenant IAQ

(3) Improve Tenant Retention

Major Obstacles (1) COST – 1.1M

(2) Field Cooperation

(3) New Technology Adoption

(4) Logistics' Vendor & Site

Results – 1525 Wilson Boulevard Building

5 Major Outcomes

1. Energy Reduction of 2,353,040 kwh or 28%

2. Reduction of 1,218 MtCO2e

3. ENERGY STAR Score Increased from “63” to

“97” – 54% Improvement

4. HVAC Calls Reduced by over 27% with Occupancy

100%

5.Yearly Cost Reduction 250k - 280k Increase in

Asset Value of >$3,000,000 / calculated at .075 cent/kwh rate.

6. Payback estimated at < 48 months.

Results – 1525 Wilson Boulevard Building

1525 Wilson Blvd Building – Arlington, VA

•National Recognition for Sustainability &

Energy Efficiency – Best in Class

•“Identify & Attack High Energy Use”

EUI & ENERGY STAR SCORE Tracking

050

100150200250300350

Septem

ber 200

9

Novem

ber 2

009

Janu

ary 2

010

Marc

h 20

10

May 2

010

July

2010

ENERGY STAR

Score

Source Energy Use

Intensity

Linear (Source

Energy Use Intensity)

Comprehensive Energy Retrofit Strategy

1. Identify & Use Real Time Energy Data

2. Try New, Proven Technologies

3. Must Have Trust in Technology

4. Vision and Desire Towards Change

5. Know That Road Blocks Will Occur

6. Must Be Flexible to Change Parameters if Necessary

7. Key – Team Must Be on Board

Glenborough’s Energy Efficiency & Sustainability Accomplishments

• NAREIT Leader in the Light “Gold” Award for Energy Efficiency - 2005

• EPA Top Leaders Award for Achieving a Portfolio Wide Average ENERGY STAR Score above 75 - 2008

• Flex Your Power Energy Efficiency Award - 2008

• EPA Top Leaders Award for Reducing Energy Across the Portfolio by over 10% - 2009

• EPA – ENERGY STAR National Building Competition Finalist and 4th Place Award Winner – Highest Percentage Reduction - 2010

• EPA Top Leaders Award for Achieving a Portfolio Wide Average ENERGY STAR Score above 85 – 2011 & 2012

• Recognized by BOMA International in Achieving BOMA’s 7-Point Energy Challenge. This award recognizes Glenborough for their portfolio wide energy reduction of 30% as well several other energy reduction practices.

Questions

If you would like to contact us, please feel free to send an email to Carlos Santamaria, LEED AP, Vice President – Engineering Services

carlos.santamaria@glenborough.com

Or call 650-343-9300x522