AABC Commissioning Group AIA Provider Number 50111116

Converting an Old building into an Intelligent Building AIA Course Number CXENERGY1526 Leo O’Loughlin, PE, MBA, JLL Harry Sim, MS, MBA, CEO of Cypress Envirosystems April 29, 2015

Credit(s) earned on completion of this course will be reported to AIA CES for AIA members. Certificates of Completion for both AIA members and non-AIA members are available upon request.

This course is registered with AIA CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product. _______________________________________ Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.

Copyright Materials This presentation is protected by US and International Copyright laws. Reproduction, distribution, display and use of the presentation without written permission of the speaker is prohibited.

© Jones Lang LaSalle 2015 © Cypress Envirosystems 2015

Course Description "Intelligent buildings", "internet of things", "the cloud" are concepts that are generating a lot of discussion. For facility operators, they promise the ability to remotely monitor and manage buildings to improve efficiency and reduce costs. However, only newer buildings with modern automation systems can take full advantage of these new technologies. Older buildings are not always good candidates, because they employ pneumatic and analog technologies which provide little or no visibility - this includes many of the most prestigious buildings in the US: Zeller Realty's 65 story tower in Chicago. Tenant comfort issues persisted and the building could not implement basic control strategies. The solutions included a wireless pneumatic thermostat (WPT), a non-invasive retrofit technology which can be implemented in a fraction of the time and cost of conventional DDC, but provides essentially the same functionality. 900 WPT's were installed in approximately six weeks and were fully integrated to provide visibility, control and estimated energy savings of 26%. The project also qualified for incentives from ComEd for 50% of the total cost, resulting in an estimated payback of 1.7 years. The project is an excellent example of how cost-effective intelligent building technologies can unlock the energy savings of the existing building stock.

Learning Objectives At the end of the this course, participants will be able to:

1. Gain a better understanding of intelligent buildings: how they work, how data is gathered and analyzed and the implications of having this actionable information. 2. Learn that smart building technologies, although easier to implement in new buildings, can be considered for older buildings through the use of effective retrofit technologies. 3. Understand how a non-invasive retrofit technology was successfully implemented at 311 S. Wacker Drive, Chicago. 4. Identify how to find energy savings in existing or older building stock.

Objective: Create a “Smart Building” The Smart Buildings Institute describes a smart building as “one that….. 1. Provides actionable information regarding the performance of building systems and facilities; 2. Proactively monitors and detects errors or deficiencies in building systems; 3. Integrates systems to an enterprise business level for real-time reporting and management utilization of operations, energy and occupant comfort; 4. Incorporates the tools, technologies, resources and practices to contribute to energy conservation and environmental sustainability.

Property Management Balancing Act

C-Suite demands Facilities Manager

Workforce retention and productivity

Eliminating Hidden Waste is Complex -

What building data are you analyzing every day?

-

What is it telling you?

-

Are you continuously detecting problems before they occur?

You collect -

How much are undetected problems costing you?

data

-

How often can you auto correct problems with no field labor?

but

then what?

New Solution – Reduces $s AND Enables Productivity Old Way, painful choices

New Way, continuous optimization 24/7 transparency of building operations

Cut SLAs Defer maintenance Reduce Staff Capital limited .”

Improved uptime and staff productivity through: • continuous fault detection, diagnosis and optimization • automated work order dispatch • remote issue correction • reduced work orders Energy savings of 10% to 20% with payback of 4 – 24 months

Smart Building Solution at 311 S. Wacker 1

Buildings from all over the world are monitored from a central location where data is gathered.

2

3

A decision is made, and the proper course of action is taken.

When an anomaly is detected, the data is analyzed by a Subject Matter Expert (SME).

311 S. Wacker System Deliverables Performance baseline

Measurement & Verification

Examine optional parameters

Identify & Qualify

Energy Analysis

Commissioning Methodology Track, measure & verify

Implement Measures Identify Changes

Fault Detection & Diagnosis

Carbon Footprint Analysis

311 South Wacker: Converting an “Old” Building • Built in 1990 • 65 Story Tower Chicago Loop • Premium Class A Office • 1.4 million sq-ft • Upgraded Andover Continuum BAS in 2000

Goals for 311 South Wacker Save Energy and Operational Cost Using Smart Building Technology: Continually optimize thousands of data points across >1,000 assets; Remotely optimize equipment on a dynamic basis to enhance energy cost saves; Improve Comfort and reduce hot/cold calls from occupants;

Hard Savings: 25% from HVAC Energy Bill

Savings Strategies Targeted Savings Energy Efficiency

Temp Setpoint Policy

Night/ Weekend Setback & Occupancy Override

Retro Commissioning/ Diagnostics

Deadband Temp Policy

Maintenance

Duct Static Pressure Optimization

Supply Air Temp Reset

Optimal Start/ Stop

Monitoring Based Commissioning & Remote Diagnostics

Problem: How to Implement Digital Strategies In a Pneumatic, Mechanical, Manual Building?

Reduced Occupant Complaints

Challenge: Existing Pneumatic Controls • Building uses pneumatic thermostats for temperature control. • Very common for buildings constructed up to 1999. • Fully manual – not networked, no programmability, no remote control, no remote monitoring/diagnostics • Cannot implement modern energy savings strategies: setbacks, duct static pressure control, optimal start/stop etc. • Requires more maintenance labor – no fault detection/ diagnostics, no alarms. More occupant complaints.

DDC Upgrades are Very Costly • Pneumatic controls are deeply embedded in a building’s infrastructure.

Traditional DDC Retrofits are Invasive And Labor Intensive

• Must open up walls and ceilings to replace – may have asbestos abatement • Cost $2,500 or more to replace with conventional DDC. • >10 years payback – very difficult to justify retrofit

Upgrading from pneumatics to DDC is labor intensive, costly, disruptive to occupants, with long payback

Solution: Non-Invasive Pneumatic to DDC Retrofit EXISTING LEGACY STAT

WIRELESS PNEUMATIC THERMOSTAT

DDC in 20 Minutes!

• • • •

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

• • • • • • • • •

Remote Wireless Setpoint Control Remote Monitoring of Temperature & Pressure Pager/Cell Notification of Excursions Automatic Self-calibration Programmable Temperature Setbacks Occupancy Override Enables Demand Response strategies BACnet Interface to BMS Compatible With Existing Johnson, Honeywell, Siemens, Robertshaw • Battery life of 3 – 5 years • Standalone operation with power failure

Less Than One third the cost of conventional DDC retrofit, with no occupant disruption

US Department of Energy / GSA Recommended Best Practice

http://www.gsa.gov/portal/content/215315

Less than 10 Minute Non-Invasive Installation The Wireless Pneumatic Thermostat Provides (WPT) DDC Zone Control without Disruption Step 1

Step 2

Step 3

Step 4

Step 5

Identify pneumatic thermostat type

Remove thermostat and backplate

Install WPT backplate to wall

Attach pneumatic pipes to WPT

Hang on wall and integrate with BAS

Integration of “Digital Pneumatics” to Smart Building Center Cellular

Communication Gateway

BMS Controller

3G router

-

BACnet/IP

Green Box Controller

Remote Command Center

WPT

WPT

WPT HUSB

WPT RWAL RWAL Wired Ethernet

RWAL WPT

Wireless WPT

Wireless Pneumatic Thermostat

GBC

Green Box Controller

RWAL

Wireless Repeater

HUSB

Wireless USB Hub

RWAL WPT WPT WPT WPT

Energy Savings Strategies - Quantification

26%

Energy Savings Estimates

Energy Consumption for HVAC

Current

Projected Savings

Projected Consumption

Est. HVAC annual electricity usage (kWh)

8,026,735

2,086,951

5,939,784

Est. HVAC annual electricity bill:

$774,356

$201,333

$573,023

5.35

1.39

3.96

$0.52

$0.13

$0.38

26% Est. HVAC annual electical use per sq-ft (kWh)

Est. HVAC annual electrical cost per sq-ft

Data Gathered from WPT Enabled Savings Data for optimization, fault detection, RCx, MBCx: • • • • •

Zone Temperature Branch Pressure (indicator of thermal demand) Setpoint Temperature Occupancy Mode Occupancy Override (afterhours work override)

Savings Strategies Targeted Savings Energy Efficiency

Temp Setpoint Policy

Night/ Weekend Setback & Occupancy Override

Retro Commissioning/ Diagnostics

Deadband Temp Policy

Maintenance

Duct Static Pressure Optimization

Supply Air Temp Reset

Optimal Start/ Stop

Monitoring Based Commissioning & Remote Diagnostics

Problem: How to Implement Digital Strategies In a Pneumatic, Mechanical, Manual Building?

Reduced Occupant Complaints

Example of Real Time Optimization: Duct Static Pressure Reset

Duct Static pressure reset strategy implemented; dropped pressure from 2 in. W.C. to 0.8 in. W.C. Dropped VFD from 90% to 60%

Savings Strategies Targeted Savings Energy Efficiency

Temp Setpoint Policy

Night/ Weekend Setback & Occupancy Override

Retro Commissioning/ Diagnostics

Deadband Temp Policy

Maintenance

Duct Static Pressure Optimization

Supply Air Temp Reset

Optimal Start/ Stop

Monitoring Based Commissioning & Remote Diagnostics

Problem: How to Implement Digital Strategies In a Pneumatic, Mechanical, Manual Building?

Reduced Occupant Complaints

Deadband Temperature Setpoints Standard Thermostat Behavior (Typical, Direct Acting)

Deadband Thermostat Behavior (Typical, Direct Acting) Min Setpoint*

Conventional Setpoint 18

18

Heating Branch Pressure (psi)

Heating Branch Pressure (psi)

Max Setpoint*

8

Cooling

Off 8

Cooling

2

2 60

72

Ambient Temperature (deg F)

85

60

68

78

Ambient Temperature (deg F) *Minimum and Maximum Setpoints are selectable by user or building manager

85

Deadband with Occupancy Schedule

Cooling Setpoint Cooling Setpoint Zone Temp Branch Pressure

Savings Strategies Targeted Savings Energy Efficiency

Temp Setpoint Policy

Night/ Weekend Setback & Occupancy Override

Retro Commissioning/ Diagnostics

Deadband Temp Policy

Maintenance

Duct Static Pressure Optimization

Supply Air Temp Reset

Optimal Start/ Stop

Monitoring Based Commissioning & Remote Diagnostics

Problem: How to Implement Digital Strategies In a Pneumatic, Mechanical, Manual Building?

Reduced Occupant Complaints

RCx and MBCx Using Pneumatic Data Diagnostic Data

Possible Faults

Alarm

PSI (branch)

Temperature ⁰F

PSI (branch)

Temperature ⁰F

PSI (branch)

Temperature ⁰F

• None

Setpoint Temp

Room Temp

Branch Pressure

• Faulty Reset Velocity Controller • Stuck damper • Broken spring • Undersized cooling capacity design

• Faulty Reset Velocity Controller • Electric reheat and AC on • VAV Box Fault • Adjacent Zone Overcooling

Maintenance Savings Number of Thermostats

Typical labor hours expended per thermostat per year (existing)

Reduction in labor hours due to WPT Retrofit

Total Labor Hour Savings by implementing WPT Retrofit

Cost per labor man-hour fully loaded

Total Labor Cost Savings

915 units

4 hours

35%

1281 hours

$55 per man-hour

$70,455

Maintenance savings from: • Autocalibration – avoid manual calibration at each stat • Reduced Hot/Cold Calls – can monitor and change setpoints remotely • Improved data for troubleshooting – can trend and alarm data

Project Financials Annual Savings per sq-ft Energy

1.39 kWh

for entire building $0.13

2,086,951 kWh

$201,333

Maintenance

$0.05

1281 man-hours

$70,455

Total

$0.18

• 26% Energy Savings $271,788

• Under $1 per sq-ft cost implementation cost

Project Cost Total thermostat retrofit and BACnet and electrical work

$800,000

• 50% Utility Rebate • Payback in under two years

Projected Payback Period (with 50% ComEd incentive) Total Cost Divided by Total Benefits

1.5 years

Payback if only counting energy savings benefits

2.0 years

50% Utility Rebate from ComEd

Many Benefits from Smart Buildings….. Cost efficiency Manage utility expenses Reduce maintenance expenses Optimize capital budget process and projections

Business risk management Manage downtime risk Intelligent maintenance program Manage equipment retrofit and upgrade

Operational effectiveness Online building performance management 24x7 online service Improved Asset Management SME's & skilled building engineers Dispatch as required to MES or Building Engineer

Environmental Achieve environmental targets Compliance with building regulations Corporate Social Responsibility

This concludes The American Institute of Architects Continuing Education Systems Course

Leo O’Loughlin

[email protected] (619) 742-0942

Harry Sim

[email protected] (408) 307-0922

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