Irvine Company Energy Management

Irvine Company Energy Management

Presented by

Rich Bluth P.E. Vice President, Energy Management

• Company Overview

• Energy Data Management • Energy Star Program

• Energy Efficiency

• Energy Network

• Metering Infrastructure

• Demand Response

Agenda

Irvine Company Portfolio

New Homes Apartment Properties

Resort Properties Retail Properties

Open Space

Office Properties

Coastal Office Properties

Orange County Silicon Valley

San Diego County Los Angeles

County

Irvine Company owns and operates a diverse portfolio of 40 million square feet of commercial office properties in Orange, San Diego, Los Angeles counties as

well as Silicon Valley, serving more than 3,500 Customers

Our focus: Long-Term Ownership in Premium California Markets

Energy Management Program

Energy Management Organization and Infrastructure implemented in 2007 has accomplished:

• Streamlined and Centralized Utility Bill Processing ~15,000 accounts

• Utility billing data stored and made readily accessible enterprise-wide

• Operations groups have access to real-time meter data providing direct and immediate feedback in evaluating energy reduction strategies

• Assist in identifying and sponsoring energy related projects focused on improving efficiency and alternative technologies

• Utilize real-time meter data to participate in utility sponsored demand reduction programs

Office Properties Energy Profile Office Properties Energy Use

Billing Information Database

• Utility Billing data is maintained on a individual meter basis, with all key billing attributes retained.

• Data input is 90%+ Electronic (EDI and flat file)

• Work flow integrated with our AP system

• This database is capable of auditing for variances. Audit findings are reported to operations.

• Historical data is used for variance analysis, budget development, energy efficiency project monitoring and carbon calculations

Typical Bill Data

Billing Database – Trending Information & Benchmarking

Trending available without running reports:

Internal Benchmarking opportunities:

Irvine Company Energy Star Program

• Benchmarking and Certification efforts are performed in-house by Energy Management staff

– Irvine Company is a active user of utility sponsored automated data upload for 500+ meters with SCE, SDG&E, So Cal Gas & PG&E.

– Program maturity now provides benchmarking opportunity within our portfolio to help prioritize future investment.

• 100% of High Rise Office Properties are actively benchmarked

– 107 buildings - 20.4 MSF

– Average Energy Star Rating: 83 (area weighted)

• Energy Star Certification:

– 2012: 69 Properties certified

– Total Energy Star Labeled square footage for 2013 is #2 in California and Top 10 Nationwide for Property Managers

• Irvine Company - Energy Star Leader in 2013

• Top Performer 2013 – portfolio score >75

• 1 of 21 Leaders Nationwide in the Commercial Real Estate Sector

Energy Management

Irvine Company Energy and Sustainability Recognition

• Southern California Edison San Diego Gas and Electric

Demand Response Leader 2012 Energy Champion 2011 (Honorary Mention)

Energy Management Award 2010 Energy Champion 2010

• LEED EBOM Certification, June 2013 • 54 Projects ~15 MSF

• Largest portfolio of LEED Certified Commercial Office Buildings in California

• BOMA The Outstanding Building of the Year (TOBY)

• Orange County:

• 1 & 2 Park Plaza, Irvine – Renovated Building - International Award 2012

• 3200 Park Center Drive - Renovated Building 2012

• 18500 Von Karman – Earth Regional Award 2011

• San Diego:

• 101 West Broadway - >500Ksf Regional Award 2012

• La Jolla Centre – Earth Award 2012

• The Plaza – 500Ksf to 1 MSF 2012

• Los Angeles

• Fox Plaza, West Los Angeles – International Award 2011

Existing Buildings and … Energy Efficiency

Energy Performance Strategy

Energy & Operational Performance Data

Identification of Energy Savings Opportunity

Implementation & Commissioning of Energy Savings Measure

Validation of Project Performance

Water Efficiency

High efficiency plumbing fixtures

Cooling Tower Water Management

Smart / Low Flow Irrigation

Energy Savings Identification Methods

Retro-Commissioning (RCx)

• Utility provided incentive program to audit for operational/energy

efficiency improvements

• Completed building RCx on 100% of eligible high-rise buildings in our portfolio

• 30% of Campus Office properties completed

Energy & Water Conservation Plan

• Survey/Track building system operational strategies and design

• Compare existing conditions to company operational and performance standards

• Calculate estimated savings to determine ROI

Energy Efficiency Projects

Key Areas of Focus:

HVAC System Optimization – Load Based Optimization System

• Optimized start/stop based on space temperatures • Implemented algorithms which constantly monitor building load and adjust set

points to optimized efficiency, while maintaining comfort conditions • Reset set points for chilled water, condenser water, supply air temperature, and

static pressure • VFDs installed on equipment to work with optimized strategies to control motor speed to meet actual building load

• Upgraded Thermal Energy Storage (TES) systems – 5 in OC • Heat Recovery and Thermal Flywheel Cycles

• On-Demand HVAC – All non-weekday lease hours

Energy Efficiency Projects

Optimization System Interface: User friendly interface for building engineers is key

Energy Efficiency Projects

Key Areas of Focus – continued

New Equipment Design (Development/Retrofit)

• Chillers - Larger heat exchangers • Cooling Towers – higher design wet bulb • Air Handlers – Larger cooling coils with lower face velocity

• Piping and Ductwork – Larger to reduce pressure drop

Energy Efficiency Projects

Key Areas of Focus – continued

Lighting

• LED’s installed in exit signs, elevator cabs, aircraft warning lighting, and exterior lighting applications (bollards, poles, signs, building wash, etc.)

• LED options for interior applications and parking structures

• Occupancy sensors in suites (bi-level in exterior offices) / restrooms • Corridors and lobbies controlled by EMS/BAS • Evaluating advanced lighting controls with integrated HVAC controls

RESULTS: Energy Savings over the past 5 years ~25,000,000 KWh’s

Energy Efficiency Projects

Key Areas of Focus - continued

Water

Installation of high efficiency plumbing fixtures

• Replaced over >4,000 pre-1992 EPAct compliant fixtures with HE models

Enhanced Water Treatment Technologies for Cooling Towers

• Implemented “Blended” system to maximize water savings and equipment protection

Smart , high efficiency irrigation systems

• Installation of weather tracking controllers portfolio-wide to match zone operation to weather conditions

• Retrofit existing sprinklers with HE heads or drip systems

RESULTS: Water savings over the past 5 years ~78 million gallons

Energy Management Network and Metering Infrastructure

Wide Area Network for Energy Management Information – Partnered with local telecom company to install a dedicated, managed network for

communication to our properties throughout California

– ~200 circuits operational at this time measuring 1400+ loads

Benefits: • Managed Network with strong security & excellent reliability vs. DSL (24x7 monitoring)

• Remote Access for Operations Personnel

• Metering capabilities enable engineering analysis from an individual meter to a portfolio level providing for real-time data for load management

• Metering software platform provides a “Single Portal” Access which is available for all Operations staff

•Enabler for Demand Response Programs

Load Shape Analysis

Demand Response (DR) Programs

SCE - Irvine Company efforts began system development in 2010 using TA/TI funding

• Project Scope: Develop a portfolio wide DR management tool for high rise locations in Orange Co.

• 186 service accounts audited through the Technical Assistance Program

• 21 Projects – 78 service accounts - $3.6M in Technology Incentives

• Deployment of DR platform initiated Summer 2012

Program Considerations • DR programs with flexibility in their design

allowing us to integrate within the constraints of our business (Length of Event & Number of Events, Advance

Notification, Opt in/Opt out at time of event)

• Self-aggregation potential • Avoid impact to customers while still

delivering meaningful load reductions. • Future capability real time price response • It’s the “Right Thing To Do” from a

community and sustainability perspective

High Rise Building Equipment DR Setup

• Configurations are done at the equipment, building and portfolio level

• System screens with 10 available stages of Demand Response with the ability to establish governing performance criteria for each stage

High Rise Orange County Portfolio DR

• Building Demand Response can be implemented on a individual basis or on a collective portfolio-wide coordinated manner

• System calculates individual baselines, targeted reductions based on individual or portfolio based demand reduction goals

SCE High Rise Demand Response (DR)

– Shadow Meters: View a single meter or aggregate portfolio real time

– Analytical Backbone allows us to calculate a baseline including morning adjustment

– Building energy management systems allowed us to respond quickly and make adjustments

SCE Demand Bidding Results August 29, 2012

Actual Load Reduction:

4PM to 5PM – 1.9 MW

5PM to 6PM – 2.3 MW

Master Comparison Demand Response - SDG&E Capacity Bidding

Campus Office RCx & Demand Response – Success Story

Challenge: NNN leased locations <100,000 square feet not eligible for

“standard” retro-commissioning (RCx) without impacting hundreds of

customers.

– Irvine Company approached SCE regarding “missed opportunity” for RCx for

buildings <100,000sf

– NNN Leased locations complicate portfolio enrollment and access to meter

data for analysis

– Third Party Aggregator worked with us and SCE to resolve data access issue

while maintaining integrity of tenant

– Also developed a “standard” DR package that can be made available to

interested tenants

Result:

• 110+ buildings enrolled in RCx programs, SCE and PG&E territory

• 34 Irvine Company metered buildings enrolled in DR ~ 1MW of DR capacity

520 Newport Center Auto DR

520 Newport Center Auto DR

• Extensive Sub-Metering Infrastructure

– Leverages existing analytic and network capabilities

– Base Building Systems

– Switchgear with integrated sub-metering

– LEED – lighting, HVAC and plug load measured independently

• Auto DR capability leverages existing DR experience

– Uses best practices from our legacy portfolio

– Early discussions with design development team AND SCE let to a

commitment to integrate Auto DR

– SCE Integrated Demand Side Management Program

• Operational experience estimates building DR potential ~ 330KW

• SCE to develop model to validate DR potential

Demand Response (DR)

Customer acceptance

– ~ Two-thirds neutral about activity if not adversely affected

– ~ One-third were appreciative that their landlord was doing something green and about half

of this group participated in someway.

– Notification is key!

– Team talking points

Demand Response

Talking Points

This program will help California avert an energy crisis and reduce the amount of rolling black-outs or system failures as a result of the overloaded electrical distribution system, including antiquated power plants. It was created to help shed electrical load from the grid during peak summer days when the community is experiencing an electricity shortage.

By being proactive, we are able to implement the most effective load-shedding strategy with the least amount of customer impact.

During an event, most changes will occur behind the scenes; however,

there will be some items that may be more noticeable such as: o Water features and common area lights shut off o Modifications to our a/c operations

Letters will be distributed to our customers in July to provide an overview of the program.

The day of an event, signage will be placed in the main elevator lobbies to keep the customers informed.

We are being proactive in enrolling our OC buildings now and experimenting with this program as we are certain participation will be required in the near future.

This program provides environmental advantages such as: o Green house gas reduction when power plants are not required to

operate at full load. o For every KW reduced, the production of related carbons is reduced

by 1.43 lbs.

The Engineering Team will constantly monitor the HVAC system during an event and will have the ability to return the system back to normal if necessary.

We are proud to be part of California’s power crisis solution.

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