Category Archives: Renovations and Retrofits

Microsoft Uses Big Data To Manage Buildings and Facilities

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MicrosoftCampus

“My initial expectation was that we would see the return on investment in terms of driving down our energy costs, and we have seen that,” says Pittenger, to whom Smith reports. “What wasn’t part of my expectations was the gains we would have in operational efficiencies and our abilities to do repairs and maintenance much, much better and much, much smarter.”

Source: www.facilitiesnet.com

Image:  http://news.microsoft.com/2009/11/23/california-coding-microsoft-campus-in-silicon-valley-turns-10/

>” […] Over those 125 buildings on the main Microsoft campus, there are more than 30,000 building systems components — assets, in Smith’s terms — and more than 2 million points where building systems ranging from HVAC to lighting to power monitoring are connected to sensors. In a 24-hour period, those systems produce half a billion data transactions. Each one is small, but when you’re talking about half a billion of something, all those 1s and 0s add up pretty quickly.

But what’s important is being able to do something with those 1s and 0s, which Microsoft could not do until recently because of the mess of systems involved, says Jim Sinopoli, managing principal, Smart Buildings, who helped set up the software pilot program.

“You have an opportunity, if you’re building a new campus or a new building, to really start with a clean slate,” he says. “But you go in these existing buildings and you generally will come upon some unforeseen obstacles.”

The project turned out to be a relatively easy sell. First, Pittenger’s background is financial, so being able to show a strong ROI was a definite plus for Smith, because his boss understands exactly what that means when it comes time to ask for funding. Second, facilities management at Microsoft benefits from a company culture that considers every department to be a key player.

“(CEO) Steve Ballmer likes to say, ‘There are no support organizations at Microsoft,'” Pittenger says. “Everybody is fundamental to the core mission of the company. And we feel that way.”

After gaining approval, the first step was deciding how those obstacles would be overcome. Smith and his team began by writing out 195 requirements for the new way of operating and what their ultimate tool would be able to do. Then they proceeded to look around for an off-the-shelf solution that would be able to do all those things — and failed to find one. So, they built it.

More specifically, they worked with three vendors in a pilot program, encompassing 2.6 million square feet, to build an “analytics blanket” of fault detection algorithms that is layered on top of the different building management systems and reports back to the operations center. If Building 17 and Building 33 have different building management systems, those systems may not be able to talk to each other or provide data to a single reporting system in the operations center. But they can talk to the analytics blanket, which can take the information from every building and combine it into a single output in the operations center. It’s not a replacement for the BMS; instead, it’s adding on functionality that enhances the benefits of the existing BMS.”<

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Apple to Invest $2 Billion in Solar Farm Powered Data Center Renovation in Arizona

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Apple plans to invest $2 billion to build a data center in Arizona in the location where its failed sapphire manufacturing facility exists, the state announced Monday.

Source: blogs.wsj.com

“> […] The company plans to employ 150 full-time Apple staff at the Mesa, Arizona, facility, which will serve as a command center for its global network of data centers. In addition to the investment for the data center, Apple plans to build a solar farm capable of producing 70-megawatts of energy to power the facility.

Apple’s investment is expected to create up to 500 construction jobs as well, the state said.

Apple said it expects to start construction in 2016 after GT Advanced Technologies Inc., the company’s sapphire manufacturing partner, clears out of the 1.3 million square foot site. The $2 billion investment is in addition to the $1 billion that Apple had earmarked to build scratch-resistant sapphire screens at the same location.

The investment comes a few months after GTAT filed for bankruptcy protection in October, citing problems with the Arizona facility. Shortly after its bankruptcy filing, GTAT said it planned to lay off more than 700 employees in Arizona.

In October 2013, Apple had agreed to build a sapphire factory in Mesa that GTAT was going to operate. At the time, Apple had said the new factory was going to create 2,000 jobs and move an important part of its supply chain to the U.S.

However, the project struggled to produce a consistent level of sapphire at the quality demanded by Apple. In the end, Apple did not use sapphire from the facility for its latest iPhones. After GTAT’s bankruptcy, Apple has said it was seeking ways to preserve the jobs lost at the Mesa facility.

Arizona’s governor said the state did not provide additional financial incentives to keep Apple in the state. For the original investment in 2013, Arizona provided $10 million to Apple to sweeten the deal for the company.”<

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Hospital Retrofits Heating and Domestic-Hot-Water Systems For Substantial Energy Savings

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At Holton Community Hospital in rural Holton, Kan., two cast-iron atmospheric boilers and three gas-fired water heaters that had been in place for nearly 20 years were operating inefficiently.

Source: hpac.com

>” […] Based on the boiler-plate outputs and firing rates of the existing boilers and domestic water heaters at design conditions and outputs, three Knight XL heating boilers with inputs of 500,000 Btuh, two 119-gal. Squire indirect water heaters, and a 119-gal. buffer tank were selected. […]

On one of the Knight XL heating boilers, a Grundfos MAGNA3 variable-speed circulator pump was installed. The boiler controls the speed of the pump using the built-in Smart System. When the boiler modulates down, the pump slows to maintain a constant temperature rise across the heat exchanger at all times. Reducing pump revolutions reduces power consumption tremendously.

Monitoring equipment was placed on both the lead boiler and the member boiler not dedicated to domestic water. The lead boiler had the MAGNA3 40-80 F variable-speed circulator pump, while the member boiler used the UPS 43-100 F constant-speed circulator pump.

For analysis, the team compared two similar days, March 20 and 21, at a time when only the two monitored boilers would be running. At that time, domestic water use would be unlikely, reducing the chance the third boiler would fire and affect the measured values.Figure 1 shows the power consumed by the constant-speed circulator and the variable-speed circulator when each was the lead.

Lochinvar Chart2_AMD

FIGURE 1. Pump power consumption.

 

 

Pump-speed modulation resulted in significant energy savings. The MAGNA3 reached a maximum power usage of 270 W, but slowed to a minimum of just over 50 W, while the UPS ran at a continuous 365 W. Over the course of the hour, the MAGNA3 averaged 156 W.

With Smart System, the boiler adjusts the flow through its heat exchanger to control delta-T as well as system median temperature. Delta-T across the boiler is constant, resulting in enhanced building comfort, increased heat transfer, and electricity savings.

In January 2014, Holton Community Hospital spent a total of $1,207.31 on gas and electricity. In comparison, the hospital’s gas and electricity bills for January 2013 were $2,805.41—more than twice as much. […]”<

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Reduce Costs and Energy Use Through Elevator Efficiency Upgrades

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Buying or installing elevator equipment that promotes low-energy consumption can help save money and reduce a building’s environmental footprint.

Source: highrisefacilities.com

>”As part of a building’s overall energy usage, elevators consume up to 10 percent of the total energy in a building. From an environmental standpoint, the most significant impact elevators have is the electricity use while the elevator is in service. Therefore, buying or installing elevator equipment that promotes low-energy consumption can help save money and reduce a building’s environmental footprint.

Buildings and Energy

One way to measure overall energy usage is by calculating the power factor (PF) of the building and/or its energy-consuming devices. These are generally motors, transformers, high intensity discharge (HID) lighting, fluorescent devices or other pieces of equipment that require magnetism to operate. […]

Power factor is a measurement of electrical system efficiency in the distribution and consumption of electrical energy. It is the percentage of the amount of electric power being provided that is converted into real work and expressed as a number between zero and one. For example, if a device had a .70 PF, then 70 percent of the power that the utilities generate to run the device is actually being converted into real work. The lower the PF number, the poorer the PF efficiency. The higher the PF number, the greater the PF efficiency.

In some areas, utilities use PF in the computation of the demand charge. A low PF for a customer’s facility could result in a demand charge penalty that increases the monthly demand cost. This is where newer, more innovative elevator control systems can contribute to lower energy consumption and improve a buildings’ overall PF.

Because of electrical losses caused during generation, distribution and consumption of electricity, the amount of power needed to be provided by a utility company will be greater than the amount for which they get paid by consumers.

Comparative Analysis

During a recent modernization of two identical traction elevators, before and after energy data was collected. The original, first generation silicon controlled rectifier (SCR), direct current (DC) motor control was measured using a series of fixed run patterns and known loads. After modernization, the new insulated-gate bipolar transistor (IGBT)-based alternating current (AC) motor control for a permanent magnet synchronous motor system was measured using the same run patterns and known loads.

The SCR-DC system used far more energy (watts/hour) to move the exact same load through the exact same distance compared to the IGBT-based permanent magnet AC control (Chart 1). In fact, in these six load tests, the IGBT-based system used less than half the energy. An incredible 383 percent increase in power factor of the IGBT-based system compared to the SCR-DC system (Chart 2). That means more of the energy consumed was being converted into real work with less waste in terms of heat and magnetism.

These kinds of energy usage reductions and PF increases are becoming even greater as newer elevator technology gets incorporated into buildings (Chart 3).

It’s easy to see how reducing energy consumption and increasing power rating can benefit the building’s owners and operators. However, these same improvements benefit the community as well. The electricity not being used in one building can be used by other customers — allowing utilities to meet the community’s electricity demand without increasing electricity generation. That translates into no rolling blackouts or brownouts, no new power plants being built and an overall smaller environmental footprint.

Hydraulic Elevators

Up to this point, traction elevator technology was discussed where wire ropes pull the elevator from above the car. In contrast, the hydraulic elevator pushes the elevator cab through the hoistway. The way a hydraulic system works is a piston and cylinder are sunk in the ground below the elevator. To go up, a pump forces oil from an oil tank reservoir into the cylinder — causing the piston to rise, making the elevator cab go up. To go down, gravity and the weight of the cab pushes the piston down into the cylinder and forces the hydraulic oil back into the tank reservoir. Historically, hydraulic elevators (or hydros) have been installed where either the building had fewer floors (typically six to eight) or lower material and installation costs were a consideration (when compared to a traction elevator). […]

Considerations Beyond the Hoistway

Energy reduction of a building’s elevators can also impact heating, ventilation and air conditioning (HVAC) systems. Quite often, elevator machine rooms are air conditioned to support removal of the heat generated by elevator control systems. Motor-generator-based elevator controls create a tremendous amount of heat; the effect is multiplied when several systems are contained in the same machine room.

Additionally, a check should be made of the shut-down timer typically employed with motor-generators (M-G) sets. Is it working? Does the M-G set turn off after a set period of time? Or has the timer failed and no longer shuts down the motor-generator, wasting energy as the M-G set turns but no work is being done by the elevator?

The elevator cab’s lighting can impact both the energy consumption and HVAC systems. A recent survey conducted of a 34-story high rise office building with 18 elevators showed the cab lights were on 24-hours a day. There are 28 incandescent light bulbs per elevator. That worked out to 100-amps of power being consumed continuously. By replacing the incandescent bulbs with compact fluorescents, energy consumption could be cut to 30 percent. And if a 24-hour clock timer is added to shut the lights off at midnight, even more energy could be saved.

Reducing Energy Consumption

Finally, if you’re considering an elevator modernization, call your electric provider or visit their Website to explore the possibility of energy rebates from the local utility provider. It is quite common for utilities to offer dollar incentives for specific building improvements that reduce energy consumption and improve PF.

There are various benefits to building owners and facility managers who lower their power consumption and understand how power factor helps reduce the overall cost of energy, particularly the energy used to run the elevators in their buildings. These benefits go beyond the elevators themselves to include benefits derived from HVAC systems, cab lighting and energy consumed when the elevators are not moving that affect the monthly utility bill.”

 

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Study Finds Global Opportunities for Improvements in Elevator Efficiency

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1259707a-d405-4e90-9e4b-4b7660c1a1d0.jpgElevators and escalators make up 2 to 5 percent of the energy used in most buildings, but can reach as high as 50 percent during peak operational times. At 5 percent, that means the yearly energy consumption of U.S. elevators is approximately five times of that used in all of Washington D.C.

 

 

 

image source: http://www.thyssenkrupp.com/en/produkte/energieeffiziente-aufzugssysteme.html

Source: aceee.org

>”Chicago—More energy-efficient elevators can significantly reduce the costs of operating a building, but the information needed to help building owners identify the appropriate elevator system—and the savings associated with it—aren’t readily available, according to a new study published by a leading policy group. The study, by the American Council for an Energy-Efficient Economy, was published with the support of UTC Building & Industrial Systems, the parent organization of Otis, the world’s largest manufacturer and maintainer of people-moving products.

[…] The technology exists today to reduce that consumption by 40 percent or more, especially by cutting energy use between trips, when an elevator is idle, according to the study. Some technologies have been found to reduce consumption by as much as 75 percent, but without a standard way to measure energy savings and a rating system to distinguish more efficient elevators, building owners may be unaware of the benefits of upgrading to a more efficient system or choosing a more efficient system for new construction.

“Enhanced visibility when it comes to elevator efficiency can help customers grasp the full value package of better controls, improved performance, reduced sound, and increased comfort,” said Harvey Sachs, ACEEE senior fellow, and the study’s lead author. Sameer Kwatra of ACEEE presented the study on Tuesday, January 27 at the 2015 American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE) Winter Conference in Chicago.

The study lays out a framework for industry leaders to set common standards for measuring elevator efficiency. Those standards could lead to a rating system, such as the U.S. Environmental Protection Agency’s ENERGY STAR® ratings already in place for heating, ventilating and air-conditioning systems, and many home appliances. Clear standards also could lead energy utilities and government agencies to offer incentives, such as rebates, for very efficient models. And building label programs, such as the U.S. Green Building Council’s LEED® program, could include elevator efficiency as a factor in certifying buildings. Right now, the LEED program considers elevators a part of unregulated “process loads,” and there are no direct credits for installing more efficient systems.

“Owners see elevators as an extension of the building lobby — a way to include their personality and values in the building,” said John Mandyck, chief sustainability officer, UTC Building & Industrial Systems. “As consumers and tenants better understand and value the effects green buildings have on the health and productivity of inhabitants, clear standards for measuring elevator efficiency can provide a great opportunity to reduce operating costs and showcase the environmental attributes of a building.”

The report identified energy-efficient elevator technologies that can be included in building codes and factored in elevator rating and labeling systems. […]”<

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Energy Efficiency, the Invisible fuel

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THE CHEAPEST AND cleanest energy choice of all is not to waste it. Progress on this has been striking yet the potential is still vast. Improvements in energy…

Source: www.economist.com

>”[…] The “fifth fuel”, as energy efficiency is sometimes called, is the cheapest of all. A report by ACEEE, an American energy-efficiency group, reckons that the average cost of saving a kilowatt hour is 2.8 cents; the typical retail cost of one in America is 10 cents. In the electricity-using sector, saving a kilowatt hour can cost as little as one-sixth of a cent, says Mr Lovins of Rocky Mountain Institute, so payback can be measured in months, not years.

The largest single chunk of final energy consumption, 31%, is in buildings, chiefly heating and cooling. Much of that is wasted, not least because in the past architects have paid little attention to details such as the design of pipework (long, narrow pipes with lots of right angles are far more wasteful than short, fat and straight ones). Energy efficiency has been nobody’s priority: it takes time and money that architects, builders, landlords and tenants would rather spend on other things.

In countries with no tradition of thrifty energy use, the skills needed are in short supply, too. Even the wealthy, knowledgeable and determined Mr Liebreich had trouble getting the builders who worked on his energy-saving house to take his instructions seriously. Painstakingly taping the joins in insulating boards, and the gaps around them, seems unnecessary unless you understand the physics behind it: it is plugging the last few leaks that brings the biggest benefits. Builders are trained to worry about adequate ventilation, but not many know about the marvels of heat exchangers set in chimney stacks. […]

One answer to this market failure is to bring in mandatory standards for landlords and those selling properties. Another involves energy-service companies, known as ESCOs, which guarantee lower bills in exchange for modernisation. The company can develop economies of scale and tap financial markets for the upfront costs. The savings are shared with owners and occupiers. ESCOs are already a $6.5 billion-a-year industry in America and a $12 billion one in China. Both are dwarfed by Europe, with €41 billion ($56 billion) last year. Navigant Research, the consultancy, expects this to double by 2023.

That highlights one of the biggest reasons for optimism about the future of energy. Capital markets, frozen into caution after the financial crash of 2008, are now doing again what they are supposed to do: financing investments on the basis of future revenues. The growth of a bond market to pay for energy-efficiency projects was an encouraging sign in 2014, when $30 billion-40 billion were issued; this year’s total is likely to be $100 billion.

“The price of fossil fuels will always fluctuate. Solar is bound to get cheaper”

Solar energy is now a predictable income stream drawing in serious money. A rooftop lease can finance an investment of $15,000-20,000 with monthly payments that are lower than the customer’s current utility bill. SolarCity, an American company, has financed $5 billion in new solar capacity, raising money initially from institutional investors, including Goldman Sachs and Google, but now from individual private investors—who also become what the company calls “brand ambassadors”, encouraging friends and colleagues to install solar panels too.

The model is simple: SolarCity pays for the installation, then bundles the revenues and sells a bond based on the expected future income stream. Maturities range from one to seven years. The upshot is that the cost of capital for the solar industry is 200-300 basis points lower than that for utilities. […]”<

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Continuous Monitoring Solution Designed for Facility and Energy Management

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Verisae and Ecova partner to combine technology and service across nearly 3,000 facilities for an innovative and smart operational approach …

 

image source: http://energymanagementsystems.org/faqs-on-developing-energy-management-systems/

Source: www.virtual-strategy.com

>” Verisae, a leading global provider of SaaS solutions that drive cost reductions in maintenance, energy, mobile workforces, and environmental management, and Ecova, a total energy and sustainability management company, are pleased to announce the success of their growing partnership to help multisite companies solve their toughest energy, operations, and maintenance challenges.

The continuous monitoring solution combines Verisae’s Software-as-a-Service (SaaS) technology platform with Ecova’s Operations Control Center (OCC) to empower data-driven decision making. The solution analyses operational data in real-time, and has the capability to look for issues and anomalies to predict equipment failure and automatically identify inefficiencies causing higher energy consumption.

Ecova’s fully-staffed 24/7/365 OCC investigates inbound service calls, alarms, telemetry data, and work orders to determine the source of energy, equipment, and system faults and, where possible, corrects issues remotely before they escalate into financial, operational, or comfort problems. Trouble tickets and inbound calls are captured and tracked in the Verisae platform to provide companies with visibility into any operational issues. Combining data analytics that flag potentially troubling conditions with a service that investigates and resolves issues increases operational efficiencies and improves energy savings.

“Companies are constantly challenged to cut costs while maintaining quality, performance, and comfort,” says Jerry Dolinsky, CEO of Verisae. “Our combined solution helps clients address these challenges so they can reduce costs and improve operational efficiencies without impacting value.”

[…] “<

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Madrid upgrades with World’s largest street lighting project

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To support its ambition of becoming a Smart City, the Spanish capital, Madrid, is embarking on the world’s largest street lighting upgrade project. Philips is providing the city’s government with 225,000 new energy-efficient lights for the renewal of the entire street lighting system.

Source: traffictechnologytoday.com

>”The products, which deliver 44% in energy savings, will finance the cost of the technology upgrade, providing Madrid with the best quality of street lighting for a brighter, safer and ‘smarter’ city at no additional cost to its citizens. The project has been conducted in collaboration with ESCO energy service companies hired by the Madrid city council through a public bidding process. […]”<

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The Ripple Effect of Energy Efficiency Investment

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“The term “multiple benefits” has emerged to describe the additional value that emerges with any energy performance improvement. The benefits that occur onsite can be especially meaningful to manufacturing, commercial, and institutional facilities. Energy efficiency’s positive ripple effects include increased productivity and product quality, system reliability, and more. ”

 

Source: aceee.org

>” […]  Over the past few decades, researchers have documented numerous cases of energy efficiency improvements—almost always focusing exclusively on energy savings. Non-energy benefits are often recognized, but only in concept. ACEEE’s new report, Multiple Benefits of Business-Sector Energy Efficiency, summarizes what we know about the multiple benefits for the business sector. True quantification of these benefits remains elusive due to a lack of standard definitions, measurements, and documentation, but also in part because variations in business facility design and function ensures that a comprehensive list of potential energy efficiency measures is long, varied, and often unique to the facility.

To give some concrete examples of non-energy benefits at work: Optimizing the use of steam in a plywood manufacturing plant not only reduces the boiler’s natural gas consumption, it also improves the rate of throughput, thus increasing the plant’s daily product yield. A lighting retrofit reduces electricity consumption while also introducing lamps with a longer operating life, thus reducing the labor costs associated with replacing lighting. In many instances, monitoring energy use also provides insights into water or raw material usage, thereby revealing opportunities to optimize manufacturing inputs and eliminate production waste. By implementing energy efficiency, businesses can also boost their productivity. This additional value may make the difference in a business leader’s decision to pursue certain capital investment for their facility.

Meanwhile, energy resource planners at utilities and public utility commissions recognize the impact of large-facility energy demands on the cost and reliability of generation and transmission assets. By maximizing consumer efficiency, costs are reduced or offset throughout a utility system. So the ability to quantify the multiple benefits of investing in energy efficiency, if only in general terms, is an appealing prospect for resource planners eager to encourage greater participation in efficiency programs.

Unfortunately, our research shows that this quantification rarely happens, even though the multiple benefits are frequently evident. A number of studies offer measurement methodologies, anticipating the availability of proper data. When these methodologies are employed with limited samples, we see how proper accounting of non-energy benefits dramatically improves the investment performance of energy efficiency improvements—for example, improving payback times by 50% or better. Samples may provide impressive results, but the data remains too shallow to confidently infer the value to come for any single project type implemented in a specific industrial configuration. Developing such metrics will require more data.  […]”<

 

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Building Recommissioning: Recertifying To LEED Platinum EB+OM

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The facilities management director for Armstrong World Industries shares insights into the company’s LEED Platinum recertification pursuit.

Source: facilityexecutive.com

>” […] Q: When the LEED recertification process began for the Armstrong Headquarters facility (Building 701), how did you and the rest of the team begin evaluating the status of the building, in terms of its readiness to be re-certified?

A: Since our initial certification in 2007, we had established specific policies/procedures to follow for the building.  We had these in place so it was more a matter of reviewing what information was needed and fine tuning some of our data processes.  We continue to utilize our building automation system (Johnson Controls Metasys) for controlling all of our building systems and collect much of our operational data through that system. During our performance period, we read our data points on a more frequent basis to understand if systems were operating as designed. If readings were off, metrics signaled a physical change to be made to improve operations and data.

One surprise to our team was our Energy Star score.  We realized we had some searching to do when we saw that our building score had dropped below the 90’s where it had been in 2012. However, to recertify and meet the prerequisite for the E&A category, our Energy Score needed to be 70, and we met that.

In short, our recommissioning process helped us pinpoint many opportunities for improving building operations.

Q: For the recertification, which systems or strategies were newly introduced to the facility?

A: As a building owner, you are always thinking about improving building operations along with budgeting dollars to make the changes. Items that were budgeted for 2014 that were included in our building recertification included: a new roof with an SRI (Solar Reflectance Index) of 78; LED lamp replacements in the lobby; and electrical sub-meters for building lighting.

One other item that was completed in 2010 after electrical deregulation was daylight housekeeping. We traditionally did our housekeeping from 5 pm to midnight. However, as we reviewed our electrical costs and determined a savings opportunity, we moved to daytime hours for cleaning. This saved Building 701 approximately $750 weekly in energy costs. We implemented daylight housekeeping across the entire corporate campus, saving the company $150,000 annually in energy costs.

Q: What is the most challenging aspect of running a LEED Platinum facility? And what is most rewarding?

A: The most challenging aspect of operating and maintaining a LEED- EBOM facility is making sure you have qualified and trained technicians to understand and manage the building operations.

The most rewarding aspect is meeting with customers and guests to discuss the sustainable characteristics of the building and thinking about what to budget for in the upcoming year to improve overall building operations and maintenance to reduce costs. […] “<

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