EDF Presentation - Final 2

Editor's Notes

• #2: Good morning, My name is Kevin Kirk, I am the Manager of Engineering Services for Shorenstein Realty Services and this is Ryan Moya, MBA/MS Candidate at the University of Michigan. Ryan worked in our San Francisco office as a fellow this past summer.
• #3: Today, we are going to tell you a little about the Shorenstein Company and who we are. Using data at Shorenstein, What we think is still needed in the industry to go to the next level of managing energy and then Ryan is going to highlight some of his outstanding work over the summer.
• #4: A little about Shorenstein. We are a National Real Estate Owner and Operator of Class A Office properties across the country. We are based in San Francisco and have an East Coast headquarters in Manhattan. Our current portfolio is about 26 M SF with properties in all of these different markets. As you probably know, energy strategies are going to vary across these areas as to what works, what types of energy we use, etc. So being able to capture the data and put it to use is critical to our operations. (CLICK TO NEXT SLIDE, )
• #5: Partnerships: To manage our data and operate efficiently on a portfolio wide basis, we’ve collaborated with partnerships, one example becoming an ENERGY STAR Partner. Doing so has garnered numerous accolades (i.e. GRESB Star, Green Lease Leader) (CLICK TO TRANSITION TO BETTER BUILDINGS CHALLEGE ANIMATION) Goals: One of our major sustainability goals over the last few years was participating in DOE BBC. (CLICK TO TRANSITION TO GOALS) With our BBC commitment, SRS pledged to Reduce Energy and GHG by 20% by 2020. We are effectively there today. 5 years ahead of schedule. We also had a water reduction goal of 6% by 2016. We have not yet achieved that goal and I think one of the keys to success here is going to be gathering data on different uses so we can effectively manage it.
• #6: Data is critically important to SRS and how we approach energy management across our portfolio as I mentioned earlier. We use data to monitor our daily operations in real time. Our Chief Engineers look at their load profiles everyday and we set alerts to notify us as we approach established limits We look at our consumption at every property. We can look at any interval to see what happened and was something on that didn’t need to be on overnight We look at our demand, Demand is the peak use at a given time during the billing period and in some markets it depends on what time of day it is. In some markets Demand can be as much as 55% of the total monthly utility cost so controlling it is critical We use it to model efficiency measures and test our theories out before implementation. (Chilled water operation in Irvine.) We use it to measure and verify the results of the projects we do so we can demonstrate the financial value to our investors. (CLICK TO WHAT’S NEEDED SLIDE)
• #7: The industry has made great strides in energy management and data utilization over the last few years but there are still things we need. Equipment level data – We need to be more granular in how we look at the operations. Ability to aggregate all the sources into a single location. With IoT, this cant be to far off. Ability to look at data in several ways so that the operators can put it to use. Education/Decision-Aiding – Technology is outpacing the current literacy. We have to bring up the next generation of operators to be able to truly operate the “Basically, data needs to allow us to better decisions immediately, so how to we go from here…..” (CLICK TO 1st Family Guy Image ) “….to now making better decisions based off the data we collect.” (CLICK TO 2nd Family Guy Image making good decision )
• #8: RM: “I will be brief and piggy back off of what Kevin has already said, but my name is Ryan Moya, I’m a dual degree candidate at Michigan and coming off a great experience at Shorenstein this past summer.” (CLICK TO Data Related Projects Slide)
• #9: So similar to what you just heard from Kevin, I wanted to first share 3 themes that were evident this past summer: A need for data to be Seamless, Actionable, to hold scale for portfolio wide impact. Streamline the multiple data providers into one usable location or place for analysis. And Ultimately, that Data Should Translate into Action and not be time consuming for SRS employees at the field level. (CLICK TO Data Projects) [click to ASHRAE]   So with that said, I’ll go over a list of data related projects I did this summer. The first is a project I specifically did for Kevin, as he was hoping that SRS could internalize the process of conducting ASHRAE Level II audits going forward and not rely on their current 3rd party providers, based on the fact that SRS employees know the properties better than third party providers and with the right information, immediate attention or investment can be applied to the property. To do this, I created an internal template for each property being audited that uses existing ENERNOC and ENERGY STAR data to streamline and make of use in one centralized location. The inputs in the excel template autopopulate into graphs, which is dynamically linked to a word template so that Kevin doesn’t have to spend too much time manually doing this for each property.    [WASTE]: I also piloted portfolio wide waste tracking in ENERGY STAR and utilized a water analysis tool to compare usage patterns for 36 comparable properties.   [click to Measurabl slide1]
• #10: So similar to what you just heard from Kevin, I wanted to first share 3 themes that were evident this past summer: A need for data to be Seamless, Actionable, to hold scale for portfolio wide impact. Streamline the multiple data providers into one usable location or place for analysis. And Ultimately, that Data Should Translate into Action and not be time consuming for SRS employees at the field level. (CLICK TO Data Projects) [click to ASHRAE]   So with that said, I’ll go over a list of data related projects I did this summer. The first is a project I specifically did for Kevin, as he was hoping that SRS could internalize the process of conducting ASHRAE Level II audits going forward and not rely on their current 3rd party providers, based on the fact that SRS employees know the properties better than third party providers and with the right information, immediate attention or investment can be applied to the property. To do this, I created an internal template for each property being audited that uses existing ENERNOC and ENERGY STAR data to streamline and make of use in one centralized location. The inputs in the excel template autopopulate into graphs, which is dynamically linked to a word template so that Kevin doesn’t have to spend too much time manually doing this for each property.    [WASTE]: I also piloted portfolio wide waste tracking in ENERGY STAR and utilized a water analysis tool to compare usage patterns for 36 comparable properties.   [click to Measurabl slide1]
• #11: But the bulk of my summer was related was assisting the implementation of measurabl-- a utility data automation company.  Automation is considerably valuable from the field’s perspective because Measurabl reduces the time spent on manual meter data entry in ENERGY STAR on a monthly basis. This is close to my heart, and something I voiced to each property I spoke with, because I previously came from the field level and know that property managers can be pulled in different directions. From the corporate side, Jaxon and Kevin are equally as busy, and this reduces the time required to validate data is accurate, current and troubleshoot issues when they arise. Finally, going forward automation will help in reporting for EPR reports as well as GRESB if this is included in their future scope. [click to see automation process] [click to Measurabl slide2]  My role this summer was to assist in the implementation phase. I contacted each property and discuss the information that needed to be collected- communicating what accounts could be automated, which were special cases that needed further discussion, and which could not be automated. I validated the data that was sent in (over 400 utility accounts and 24 direct metered tenants) and afterwards worked on contract administration (Implementation letters) as well as internal communications and HTGs
• #12: But the bulk of my summer was related was assisting the implementation of measurabl-- a utility data automation company.  Automation is considerably valuable from the field’s perspective because Measurabl reduces the time spent on manual meter data entry in ENERGY STAR on a monthly basis. This is close to my heart, and something I voiced to each property I spoke with, because I previously came from the field level and know that property managers can be pulled in different directions. From the corporate side, Jaxon and Kevin are equally as busy, and this reduces the time required to validate data is accurate, current and troubleshoot issues when they arise. Finally, going forward automation will help in reporting for EPR reports as well as GRESB if this is included in their future scope. [click to see automation process] [click to Measurabl slide2]  My role this summer was to assist in the implementation phase. I contacted each property and discuss the information that needed to be collected- communicating what accounts could be automated, which were special cases that needed further discussion, and which could not be automated. I validated the data that was sent in (over 400 utility accounts and 24 direct metered tenants) and afterwards worked on contract administration (Implementation letters) as well as internal communications and HTGs