The Empire State BuildingCreate a transparent, replicable, quantitative program for cost justified energy efficiencyreinvestment with monitored and verified operating costs reductions and payback analysis

102 stories and 2.95 million square feet

4.0 million visitors per year

$11 million in annual energy costs

Peak electric demand of 9.5 MWdown from 11.6 (3.8 W/sf incl. HVAC)

88 kBtu per sf per yr for the office building

CO2 emissions of 25,000 tons per year (22lbs/sqft)

In 2006, ownership set an upgrade program to reposition and repurpose the Empire State Building. In 2008, energy efficiency was made a priority.

1) Reposition the world's most famous office building into a Pre-War Trophy asset

2) Prove or disprove energy efficiency retrofits’ economic viability

3) Use our work to publicize and differentiate our building andattract tenants

4) Produce a replicable model for energy efficiency retrofits ofexisting buildings, which will make up 85% of buildings in placein New York City in 2030

5) “If the only place we succeed is ESB, the effort is a failure."

Objective and Motivation

Achieve financial return & carbon output reductionESB can reduce energy use cost-effectively and CO2 reduction comes along for free

A solution that balances CO2

reductions and financial returnsis in this range.

There are diminishing (andexpensive) returns forgreater efficiency.

WINDOWS: Refurbishment of existing 6,514 duo-pane in an on site facility increased insulationfrom R-2 to R-8. Process included the addition of suspended, coated film and new krytpon/ argongas fill. 96% of original glass and frames were reused.

Measures

RADIATIVE BARRIER: Installed more than six-thousand insulated reflective barriers behindradiator units located on the perimeter of the building. Virtually no building has this insulation.

Measures

MeasuresCHILLER PLANT RETROFIT: The chiller plant retrofit project included the retrofit of fourindustrial electric chillers in addition to upgrades to controls, variable speed drives, and primaryloop bypasses.

VAV AIR HANDLING UNITS: Replacing existing constant volume units with variable air volumeunits using a new air handling layout (two floor-mounted units per floor instead of four ceiling-hung units). Units are replaced as tenant spaces are rebuilt.

Measures

MeasuresDDC CONTROLS: The measure involved upgrading the existing control systems at theEmpire State Building with one of the largest wireless networks ever installed.

Real-time facilities performance index monitoring used for continuous commissioning ofHVAC systems.

Integration of efficiency measuresThe key to the ESB process is integrating the right steps in the right order. Eight interactivesteps were chosen out of more than 60 considered… no “Silver Bullet”.

38%Reduction

“Green” vs. Energy Efficient RetrofitsCommon definitions of “Green” buildings omit measured and verified energy efficiency.Energy efficient retrofits focus on quantifiable energy efficiency measures.

Green Building Practices

• Renewable, recycled-content, reused and locally produced materials

• Indoor air quality (voc-free materials, DCV)

• Recycling programs• Water reduction• Green cleaning• Green pest management

Energy Efficient Retrofits

• Reduce loads• Provide controls• Optimize systems efficiency• Integrated, lifecycle approach• Reduce energy usage • Quantifiable metrics• Guaranteed savings• Measurable payback and

return on investment

Converging forces

Recognition of need to develop moresustainable and efficient business practices

Acceptance of energy supply constraints andnational security issues posed by energydependence

Ongoing federal, state and local legislativeaction

Corporate trend toward GRI reporting, selfregulation and reduction in GHG emissions

Customer, employee and shareholderpressures

Business opportunity

Growing pressure to alter appraisals, valuesfor lending and purchasing based onsustainability

Reduced operating costs through efficiency

Increased marketability, competitiveness

Improved work environments, productivity,recruitment and retention

Positive NPV and ROI

Fund improvements through energy savings

Maintain value

Industry drivers for energy efficient retrofits

• Better thermal comfort resulting from better windows, radiativebarrier, and better controls;

• Improved indoor air quality resulting from DCV; and• Better lighting conditions that coordinate

ambient and task lighting.• Positive ROI• Tenant Prebuilt Program and Design Guidelines

Tenant SpacesEnhanced work environments are created

Savings in Tenant SpacesSkanska studied their own installation costs to project costs and savings

Data provided by Skanska based on performance of their 32nd floor office at the ESB, 2009

HIGH PERFORMANCE DEMONSTRATION PROJECT

GOAL: Transform the market by accelerating demand for high performance tenant installations and energy upgrades to base building central systems in commercial buildings

METHOD: Integrate value analysis of potential high performance measures into standard practice for design and installation of tenant improvements and base building retrofits

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VALUE PROPOSITION

Highlight the value of high performance build outs and retrofits that will accrue to both tenants and building owners:

•Tenants benefit from:

•financial savings resulting from decreased energy consumption

•improved workplace comfort

•increased worker productivity and retention

•Building Owners benefit from:

•decreased operating cost through decreased energy consumption

•improved occupancy through meeting tenant demand

•improved tenant satisfaction, resulting in higher renewal probability

•increased asset value

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PROJECT DEVELOPMENT PROCESS

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1.1. 2.2. 3.3. 4.4. 5.5. 6.6.

Design Workshops

Preliminary Analysis

Initiation/ Define Tenant

Goals

Value Analysis

•ROI•LCCA•GHG

Measurement and

Verification

Tenant Review & Decision/

Implementation

Case Study

HIGH PERFORMANCE CASE STUDIES

ENERGY SAVINGS OPPORTUNITIES

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ENERGY SAVINGS OPPORTUNITIES

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ENERGY SAVINGS OPPORTUNITIES

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Minimize energy using “right steps in the right order”:1)Reduce loads2)Increase equipment efficiency3)Address occupant behavior

•ENERGY END USE CATEGORIES:a.Envelopeb.Lightingc.Coolingd.Ventilatione.Heatingf.IT/ Server Roomsg.Domestic Hot Waterh.Controlsi.Plug Loads j.Energy Managementk.Demand Responsel.Sub-metering

TENANT ENERGY MANAGEMENT: This measure provides tenants with access to onlineenergy consumption and benchmarking information as well as sustainability tips and updates.

Measures