Energy Management and Conservation Across a Nationwide Portfolio of Office Buildings

Paul SacconeVice President – Engineering and Energy Operations

October 27,2006

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EOP National Platform

Seattle 9.6Portland 3.9

Sacramento 2.7Oakland 2.6

San Fran 10.0San Jose 5.9

Los Angeles 8.4Orange County 5.7

San Diego 2.2

Denver 4.0

Austin 3.4

Atlanta 5.3

Chicago 12.0

Boston 11.9Stamford 1.7

New York 6.3Wash D.C. 6.6

Square Feet in Millions

109.6 Million Square Feet

As of 10-3-06.

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U.S. Energy Consumption By Category

0

20

40

60

80

100

120

140

1960 1970 1980 1990 2000 2010 2020

Transportation Industrial Commercial Residential

ENERGY REPRESENTS THE SINGLE LARGEST PURCHASED GOOD FOR EQUITY OFFICE

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Energy Energy ProcurementProcurement

Energy Energy ConservationConservation

Energy Energy InvestmentInvestment

DistributedDistributedGenerationGeneration

EnergyEnergyMonitoringMonitoring

Education / Education / TrainingTraining

Six Focus Areas of Energy Strategy

ENERGY CONSERVATION

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Energy Conservation

Established Best Practices database (BP) by system and geographical location

Developed training and measurement parameters to reduce utility consumption without spending capital

Set and enumerated goals (4.5% total savings in 2004 and 2005)

Change mindsets

ENERGY INVESTMENTS

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Energy Investments

Evaluate energy investment projects

Analyze projects for energy cost savings and return

Create performance measurement parameters

Implement projects to reduce utility operating costs

Analysis Program Flowchart

LOAD PHASELOAD PHASE

DESIGN PHASEDESIGN PHASE

SYSTEMSYSTEMSIMULATION PHASESIMULATION PHASE

EQUIPMENTEQUIPMENTSIMULATION PHASESIMULATION PHASE

ECONOMICECONOMICANALYSIS PHASEANALYSIS PHASE

BUILDING BUILDING DESCRIPTIONDESCRIPTION

SYSTEMS SYSTEMS DESCRIPTIONSDESCRIPTIONS

EQUIPMENT EQUIPMENT DESCRIPTIONSDESCRIPTIONS

ECONOMIC DATAECONOMIC DATA

Peak & Hourly LoadsPeak & Hourly Loads

WEATHER

EQUIPMENTPERFORMANCE

LocationLocation ZonesZones Design DataDesign Data

System TypesSystem Types System DetailsSystem Details

Equipment TypesEquipment Types Equipment InfoEquipment Info

Mortgage LifeMortgage Life Economic FactorsEconomic Factors First CostFirst Cost Maintenance CostMaintenance Cost

By ZonesBy Zones

CFM & Supply Air Dry BulbCFM & Supply Air Dry Bulb By ZoneBy Zone

Equipment LoadsEquipment Loads By SystemBy System By HourBy Hour

Energy ConsumptionEnergy Consumption By SourceBy Source

EconomicEconomicComparisonsComparisons

of Alternativesof Alternatives

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Two Year Cost vs. Annual Energy Savings

18

6

0

2

4

6

8

10

12

14

16

18

20

Actual Cost Savings

Dollars in Millions

$

DISTRIBUTED GENERATION

13

Conventional Thermal Generation

Fuel Fuel

100%100% Electricity

70% Waste Heat

Pollution

(Remote from Thermal Users)

Power PlantPower Plant 30%

Combined Heat and Power (CHP)

Steam

Electricity

Chilled Water

66%

Waste Heat

(On Site)

CHP PlantsFuel

100%

34%

Pollution

Benefit – Grid Stability

Perform RatePerform RateAnalysisAnalysis

PerformancePerformanceMetricsMetrics

Energy AlarmsEnergy Alarms

MonitorMonitorDistributedDistributedGeneratorsGenerators

Weather / OccupancyWeather / OccupancyCompensationCompensation

Utility Bill AnalysisUtility Bill Analysis& Validation& ValidationITRON – EMS

Energy & Expense Profiles

Energy Monitoring

Alarm Function

Load Profile

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Positive Energy & Environmental Impact

20

Impact Program Actions

4.5%

3.6%

2.4%

4.5%

15.0%

Conservation program

Investment Program

Energy monitoring

Distributed generation

Total benefit

Continue BDP application

Continue Investing in efficiency

Refine ITRON monitoringand verification system

Continue to improve Cogenoperations

What Can You Do?

Create effective and realistic energy efficiency building codes

Provide direct and indirect (through the utilities) energy efficiency incentives

Lobby for competitive access that will promote energy efficiency in the generation sector

Lobby for and require fair interconnection standards and rate structures that will promote CHP and the associated energy and environmental benefits

Q & A

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