Download “BUILDING AUTOMATION” Ron Zimmer, President & CEO

REAL ESTATE FORUM
USING TECHNOLOGY TO RETHINK
CORPORATE STRATEGY
“BUILDING AUTOMATION”
Ron Zimmer, President & CEO
December 3, 2003
Toronto Convention Centre
Continental Automated
Buildings Association
Mission Statement:
“ To encourage the development,
promotion, pursuit and
understanding of integrated
systems and automation in homes
and buildings.”
Definition of Intelligent
Building Technologies
“ The use of integrated technological
building systems, communications and
controls to create a building and its
infrastructure which provides the owner,
operator and occupant with an
environment which is flexible, effective,
comfortable and secure.”
Source: Technology Roadmap for
Intelligent Buildings (www.caba.org/trm)
Challenges...
•
•
•
•
•
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Financial impacts/life cycle costs.
Integrated design/build process.
IBS reliability.
Education and changing practices.
Competing technologies.
Standards/protocols are not interoperable.
FACILITIES AS PROFIT CENTERS
“Today, facilities are viewed as strategic
resources... elevating the facility
manager to the role of asset manager
supporting the organization's overall
business goals. ... managing facilities
as a true profit center.”
(From an E-mail promoting a new book “Total Productive Facilities
Management - By Richard Sievert)
Perspective
Building owners are looking for:
 Building controls to utilize the infrastructure of
their existing intranets and Internet.
 Facilities to be a data source to help them
better run their business or organization.
 Easy integration of all facility management
tasks so that they can operate more efficiently.
(Source: Paul Ehrlich, Trane - Global
Controls & Contracting)
INTERNET STANDARDS
• Internet standards (Web Services) are the future.
These include:
– Physical - Ethernet, TCP/IP.
– Human readable - HTML, JAVA, Active X.
– Machine readable - XML, SOAP, SNMP, SMTP.
• Web pages for user interface.
• IT data standards for open communications between
devices.
These standards will dominate in the future!
(Source: Paul Ehrlich, Trane - Global
Controls & Contracting)
CABA XML/Web Services
(oBIX) COMMITTEE
• CABA created the XML/Web Services (oBIX) Committee
to look at using Internet standards for interoperable
facility management in April, 2003.
• Presently there are 90 members involved from around
the world!
• The Committee has five working groups:
– Data Model, Services, Security, Network Management
and Marketing.
• The goals are to move quickly and create non-binding
guidelines - oBIX (Open Building Information Xchange).
PROPOSED ARCHITECTURE
Client PC’s
with
Web Browser
oBIX (Ethernet / TCP/IP/XML / HTTP)
Intranet
Network
based
controller
LonTalk
Controller
LonTalk
Controller
LonTalk
Controller
Other rotocols
Room
Controller
LonTalk
BACnet
Room
Controller
Other
XML based
system
Network
based
controller
Controller
Controller
Enterprise
Application
Servers
(Source: Paul Ehrlich, Trane Global Controls & Contracting)
)
Benefits...
•
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•
•
Better building access.
Standardized infrastructure.
Higher building/rental value.
Consumption costs.
Occupant/tenant control.
Single control point.
Electricity Usage
Interior Light
Cooling
Heating
Ventilation
Office Equipment
Exterior Light
Water
Refrigration & Cooking
Misc.
0%
SOURCE: Alan Whitson
5%
10%
15%
20%
25%
30%
Who Gets the Energy
Savings...
SOURCE: Alan Whitson
• Total Savings
$0.50/Sq. Ft.
– Tenant Saves $0.15/Sq. Ft.
– Landlord Saves $0.35/Sq.
Ft.
$0.15
$1.95
$1.60
Before Upgrade
After Upgrade
355,000 SF 19-Story Building
• Building Value Increases
– $0.35
Net Energy
Savings
– ÷ 7.5%
Cap Rate
– $4.67
Increased Value
• Bottom Line - $1,657,850
Saving Energy Pays
• Invest $1.25/sq. ft. in an
Efficient Lighting Upgrade
• Saves $0.50/sq. ft. in
Energy Costs per Year
– Payback - 2.5 Years
– ROI - 40%
• Creates $6.67/sq. ft. in
Building Value
– ROI - 533.6%
$6.67
$1.25
Investment
Building Value
Created
SOURCE: Alan Whitson
TIFFANY BUILDING - SAN FRANCISCO
Modeled Savings
Annual Utility
Savings
Payback (Yrs.)*
Measure
Cost
Building Controls
$250,000
$58,956
4.2
$260,000
$45,093
5.5
$11,000
$2,603
Convert SF 1&2 to
VAV
VFD Cooling
Tower
SOURCE: Kenmark Controls, Inc.
$521,000
3.5
$106,652
* Calculations include California energy incentives
Echelon Building 1
San Jose:
75,000 sq ft
2000 points monitored
2001 Energy Costs:
Electricity: $ 296,533
Gas: $35,946
KWh: 1,740,000
(Model): 4,134,000 KWh
Savings: -58%
SOURCE: Kenmark Controls, Inc.
Your Information Source
for Home and Building
Automation
www.caba.org
E: [email protected]
T: 613.990.7407
F: 613.991.9990
US/Canada: 888.798.CABA