AABC Commissioning GroupAIA Provider Number 50111116

Converting an Old building into an Intelligent BuildingAIA Course Number CXENERGY1526

Leo O’Loughlin, PE, MBA, JLLHarry Sim, MS, MBA, CEO of Cypress EnvirosystemsApril 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 ofhandling, 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.

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permission of the speaker is prohibited.

© Jones Lang LaSalle 2015

© Cypress Envirosystems 2015

Copyright Materials

"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.

CourseDescription

LearningObjectives

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.

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

Objective: Create a “Smart Building”

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.

The Smart Buildings Institute describes a smart building as “one that…..

Property Management Balancing Act

C-Suite demands Workforce retention and productivityFacilities Manager

You collect data but then what?

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?

- How much are undetected problems costing you?

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

24/7 transparency of building operations

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

New Way, continuous optimization

New Solution – Reduces $s AND Enables Productivity

Old Way, painful choices

Cut SLAs

Defer maintenance

Reduce Staff

Capital limited.”

Smart Building Solution at 311 S. Wacker

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

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

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

1

2

3

Carbon Footprint Analysis

Measurement &Verification

Fault Detection &Diagnosis

Energy AnalysisExamineoptional

parameters

ImplementMeasures

Performancebaseline

CommissioningMethodology

IdentifyChanges

Identify &Qualify

Track,measure &

verify

311 S. Wacker System Deliverables

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

EnergyEfficiency Maintenance

Temp Setpoint

Policy

Night/Weekend Setback &Occupancy Override

Savings Strategies Targeted

DeadbandTempPolicy

RetroCommis-sioning/

Diag-nostics

Monitoring Based

Commissioning& Remote

Diagnostics

ReducedOccupant

Complaints

Duct Static PressureOptimiza-

tion

Supply Air TempReset

OptimalStart/Stop

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

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 CostlyTraditional DDC Retrofits are Invasive

And Labor Intensive• Pneumatic controls are deeply

embedded in a building’s infrastructure.

• 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

• Manual Setpoint Control• No Remote Readings• No Diagnostics• Manual Calibration

Required• Cannot support Demand

Response strategies

DDC in 20 Minutes!

Solution: Non-Invasive Pneumatic to DDC Retrofit

• 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

EXISTING LEGACY STAT WIRELESS PNEUMATIC THERMOSTAT

US Department of Energy / GSARecommended Best Practice

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

Less than 10 Minute Non-Invasive Installation

Step 1 Step 2 Step 3 Step 4 Step 5

Identify pneumaticthermostat type

Remove thermostat and backplate

Install WPT backplate to wall

Attach pneumatic pipes to WPT

Hang on wall and integrate with BAS

The Wireless Pneumatic Thermostat Provides (WPT) DDC Zone Control without Disruption

Integration of “Digital Pneumatics” to Smart Building Center

Green Box Controller

WPT

WPTWPT

WPT

WPT

BACnet/IP

RWAL

RWAL

RWAL

RWAL

WPT

WPT

WPT

WPTHUSB

Wired Ethernet

Wireless

Wireless Pneumatic Thermostat

Wireless Repeater

Wireless USB Hub

WPT

RWAL

HUSB

Green Box ControllerGBC

-

3G router

Cellular

Remote Command Center

Communication Gateway

BMSController

Energy Savings Strategies - Quantification

26%

Energy Consumption for HVAC Current 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

Est. HVAC annual electical use per sq-ft (kWh) 5.35 1.39 3.96

Est. HVAC annual electrical cost per sq-ft $0.52 $0.13 $0.38

26%

ProjectedSavings

Energy Savings Estimates

Data Gathered from WPT Enabled Savings

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

Data for optimization, fault detection, RCx, MBCx:

Savings

EnergyEfficiency Maintenance

Temp Setpoint

Policy

Night/Weekend Setback &Occupancy Override

Savings Strategies Targeted

DeadbandTempPolicy

RetroCommis-sioning/

Diag-nostics

Monitoring Based

Commissioning& Remote

Diagnostics

ReducedOccupant

Complaints

Duct Static PressureOptimiza-

tion

Supply Air TempReset

OptimalStart/Stop

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

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

EnergyEfficiency Maintenance

Temp Setpoint

Policy

Night/Weekend Setback &Occupancy Override

Savings Strategies Targeted

DeadbandTempPolicy

RetroCommis-sioning/

Diag-nostics

Monitoring Based

Commissioning& Remote

Diagnostics

ReducedOccupant

Complaints

Duct Static PressureOptimiza-

tion

Supply Air TempReset

OptimalStart/Stop

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

Deadband Temperature Setpoints

60 8572

2

18

Bran

ch P

ress

ure

(psi

)

8

Ambient Temperature (deg F)

ConventionalSetpoint

Heating

Cooling

60 85682

18

Bran

ch P

ress

ure

(psi

)

8

Ambient Temperature (deg F)

MinSetpoint*

Heating

Cooling

Off

MaxSetpoint*

78

StandardThermostat Behavior

(Typical, Direct Acting)

DeadbandThermostat Behavior

(Typical, Direct Acting)

*Minimum and Maximum Setpoints are selectable by user or building manager

Deadband with Occupancy Schedule

CoolingSetpointCoolingSetpointZoneTemp

BranchPressure

Savings

EnergyEfficiency Maintenance

Temp Setpoint

Policy

Night/Weekend Setback &Occupancy Override

Savings Strategies Targeted

DeadbandTempPolicy

RetroCommis-sioning/

Diag-nostics

Monitoring Based

Commissioning& Remote

Diagnostics

ReducedOccupant

Complaints

Duct Static PressureOptimiza-

tion

Supply Air TempReset

OptimalStart/Stop

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

RCx and MBCx Using Pneumatic DataDiagnostic Data Alarm

PossibleFaults

• None

• 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

Tem

pera

ture

⁰FTe

mpe

ratu

re ⁰F

Tem

pera

ture

⁰F

PS

I (branch)P

SI (branch)

PS

I (branch)

Setpoint Temp Room Temp Branch Pressure

Number of Thermostats 915 units

Typical labor hours expended per thermostat per year (existing) 4 hours

Reduction in labor hours due to WPT Retrofit 35%

Total Labor Hour Savings by implementing WPT Retrofit 1281 hours

Cost per labor man-hour fully loaded $55 per man-hour

Total Labor Cost Savings $70,455

Maintenance Savings

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

• 26% Energy Savings

• Under $1 per sq-ft cost implementation cost

• 50% Utility Rebate

• Payback in under two years

Annual Savings

Energy 1.39 kWh $0.13 2,086,951 kWh $201,333

Maintenance $0.05 1281 man-hours $70,455

Total $0.18 $271,788

Project Cost

$800,000

Projected Payback Period(with 50% ComEd incentive)

1.5 years

2.0 years

Total thermostat retrofit and BACnet and electrical work

Total Cost Divided by Total Benefits

Payback if only counting energy savings benefits

per sq-ft for entire building

50% Utility Rebate from ComEd

Many Benefits from Smart Buildings…..

Business risk managementManage downtime risk

Intelligent maintenance programManage equipment retrofit and upgrade

Operational effectivenessOnline building performance management

24x7 online serviceImproved Asset Management

SME's & skilled building engineers Dispatch as required to MES or Building Engineer

EnvironmentalAchieve environmental targets

Compliance with building regulationsCorporate Social Responsibility

Cost efficiencyManage utility expenses

Reduce maintenance expensesOptimize capital budget process and projections

This concludes The American Institute of Architects Continuing Education Systems Course

Leo O’Loughlin

Harry Sim

Leo.OLoughlin@am.jll.com(619) 742-0942

Harry.Sim@CypressEnvirosystems.com(408) 307-0922

Energy Dashboard (cont.)Smart Building – Visibility and Diagnostics

GHG ReportingSmart Building – Visibility and Diagnostics