Building Energy Exchange - Highrise - Low Carbon - Eport

report Office Deep Retrofit
Profiles
High Rise /
Low Carbon
Report Partners
1. United Nations
Headquarters 7. NEC Headquarters contents
executive summary
2
key findings
6
11. 222 South
12. One Battery
introduction and background

Riverside Plaza Park Plaza
8. District
Center 13. 8
125 Maiden Lane
summary list of profiles
2. Byron Rogers
Federal Building
10
building profiles
12 – 47
14. technical solutions matrix

1001 Pennsylvania 48
Avenue
solutions summary
3. 1177 West
Hastings Street 9. Millennium
Building
50
glossary of terms
15. 17. 53
conclusions and path forward

Sun Life TfL Palestra
54
appendix: methodology and approach

Assurance Building
16. 801
Grand
58
project references
10. Empire State
Building
60
about this report

62
4. Kyoto Station
Mixed Use 5. 560 Lexington
Avenue 18. 330 West
34th Street
6. Five Manhattan West
High Rise / Low Carbon 1

executive summary New York’s iconic skyline is
Key Findings
dominated by commercial
• Major building-wide can be found in addressing • Only measured performance
high-rise office buildings. renovation projects provide tenant spaces — a key confers successful retrofit
an effective vehicle for deep component of a carbon savings
One of the engines of its energy savings mitigation plan. Measured performance
Energy efficiency can be Tenant in place energy is hard to find, but vitally
economy and the home to a strategic addition to efficiency retrofits can important to verify results:
major renovation projects, be challenging, but highly ‘If you don’t measure it,
many of the world’s leading providing for some of the effective. you can’t manage it and you
deepest savings while also can’t fix it.’
corporate headquarters, significantly contributing • Planning and analysis are
to the overall property foundational to a cost- • Changing context: The look
these buildings are a value creation. effective deep retrofit forward may be different
A comprehensive design than the look back
foundational part of New • Tenant spaces present and planning process Carbon will become a
strategic and essential is a necessary component new performance metric,
York City’s identity. savings opportunities of creating an effective influencing ROI economics,
Tenant vacancy, turnover, deep retrofit that achieves technology choices, and
or repositioning tends to be predicted results at retrofit project motivations,
a time of reinvestment, and effective costs. costs and benefits.
substantial energy savings
These same skyscrapers also have retrofits of high-rise office buildings zone similar to New York, and, most projects cutting their energy use in
a fundamental role in achieving that achieved LL97’s aggressive importantly, only to include projects half. Additionally, it is worth noting
our City and State’s climate action carbon emission limits, and that had measured and verifiable that all these projects occurred prior
goals. This survey provides a diverse asked, what can we learn from pre- and post-retrofit energy data. to, and, therefore, in the absence
set of relevant deep energy retrofit them? The compendium explores This last requirement often proved of, the recent aggressive climate
case studies, from around the globe, key questions, including: what the most challenging. legislation, demonstrating that low
which demonstrate how high-rise energy savings are achievable; carbon high-rise office retrofits are,
office buildings can achieve low what buildings systems were Nonetheless, this survey profiles indeed, possible.
carbon emission targets. upgraded; what technology was eighteen projects that undertook
deployed; what were the obstacles a deep retrofit that resulted in These profiles represent a variety
With the passage of the Climate and opportunities; what factors often dramatic energy reduction. of building sizes, typologies,
Mobilization Act’s (CMA) Local motivated the project; and what are A complete facade reclad, a ages, and ownership structures.
Law 97 (LL97), in April, 2019, the the key lessons learned? Midtown tenant repositioning, a Some projects were complete ‘gut
City’s groundbreaking legislation Chicago upgrade and densification, renovations’ of empty buildings,
to curb carbon emissions, many This study’s benchmark was to find a midwestern energy model others were incremental upgrades
questions have arisen about the deep retrofit projects of existing calibration, a Japanese climate while the building’s tenants
ability to transform New York’s high-rise office buildings that policy demonstration project, the remained in place. As detailed in the
existing skyline into high performing resulted in annual operational comprehensive repositioning of report’s Technical Solutions Matrix,
buildings with dramatically lower carbon emissions at or below the NYC’s most iconic tower, and many almost all the projects included
carbon emissions — especially LL97’s 2030 carbon caps.0 more, this diverse set of retrofit energy efficiency upgrades to
our high-rise office buildings. To provide the most relevant projects was able to achieve an their lighting systems and controls,
This research team conducted examples, the authors chose to limit average of a 36% reduction in their both favored and cost effective
a global search for deep energy the examples to projects in a climate site energy intensity, with several retrofit savings opportunities; and
2 High Rise / Low Carbon High Rise / Low Carbon 3

Site EUI [kBtu/sf]
As the urgency of the global Post-Retrofit GHGI [kg CO2/sf]
Post-Retrofit EUI Low to High
climate crisis mounts, many (using NYC LL97 factors)
Low to High
The bar graphs below show pre- and

post-retrofit metered Site EUI for
jurisdictions are looking The bar graphs below show post-
retrofit GHGI, ordered from lowest
each building, ordered by lowest to
highest post-retrofit Site EUI. to New York City’s LL97 and to highest.
4.5
0 160 New York State’s Climate 0
NYC LL97 2030 Limit
9
District Center
60
Leadership and Community Five Manhattan West
Preservation Act for precedent. 3.1

38
330 West 34th Street District Center

40
48
These aggressive laws steer 3.2
Five Manhattan West

42
73 a pathway to a carbon neutral 330 West 34th Street
3.3
Byron Rogers Federal Building economy and building sector by Byron Rogers Federal Building
mid-century, and it is imperative

94
42 3.4
Millennium Building
that they succeed. This survey
560 Lexington Avenue
73
47 3.9
1001 Pennsylvania Avenue

71
provides several glimmers, Millennium Building
clues, and concrete models as

50 3.9
560 Lexington Avenue

most found significant carbon
125 Maiden Lane
52
90
reductions from recommissioning, to how New York’s commercial 4.0
upgrading, or completely replacing
125 Maiden Lane
52
76
their cooling systems. Each retrofit high-rise office buildings NEC Headquarters
4.1
NEC Headquarters had various motivating factors, can appreciably contribute 1001 Pennsylvania Avenue
summarized in the Key Results
94
57
to achieving these essential 4.2
801 Grand section, including complete Empire State Building

70
96
repositioning of the property, to climate goals. 5.5
222 South Riverside Plaza

116
strategic upgrades when a tenant 222 South Riverside Plaza
5.6
turned over, or at the end of life
76
Empire State Building

122 of a major piece of equipment or 1177 West Hastings Street
79 5.7
building system. Whether driven
1177 West Hastings Street 801 Grand
80
162 by a corporate Environmental, 5.8
Sun Life Assurance

Social, and Governance (ESG) Sun Life Assurance
81
113
commitment, reduced operating 6.1
United Nations Headquarters costs, or to attract new tenants with United Nations Headquarters
93
213
increased comfort and quality, all 6.1
One Battery Park Plaza the projects included a planned, One Battery Park Plaza
145
99
intentional, and tactical deployment 6.4
TfL Palestra Building

147
of energy efficiency, suffused TfL Palestra Building
113
throughout the project. 7.2
Kyoto Station Mixed Use Kyoto Station Mixed Use

222
119
0 For buildings outside of NYC, the authors estimated 8.6
the project’s CO2 emissions using LL97’s stated carbon
pre-retrofit post-retrofit GHGI
coefficients for the 2030 target year.
key findings
Major building-wide renovation Tenant spaces present Planning and analysis are Only measured performance Changing context: The look
projects provide an effective strategic and essential savings foundational to a cost-effective confers successful retrofit savings forward may be different than the
vehicle for deep energy savings opportunities deep retrofit look back
Energy efficiency can be a Tenant vacancy, turnover, or Tenant-in-place energy efficiency A comprehensive design and Measured performance is hard Carbon will become a new
strategic addition to major repositioning tends to be a time retrofits can be challenging, but planning process is a necessary to find, but vitally important performance metric, influencing
renovation projects, providing for of reinvestment, and substantial highly effective. component of creating an to verify results: ‘If you don’t ROI economics, technology
some of the deepest savings while energy savings can be found effective deep retrofit that measure it, you can’t manage it choices, and retrofit project
• If tenants remain in place
also significantly contributing in addressing tenant spaces — achieves predicted results at and you can’t fix it.’ motivations, costs and benefits.
during an energy retrofit and
to the overall property value a key component of a carbon effective costs.
the building must continue to Although there are 18 buildings These profiles are all retrofits
creation. mitigation plan.
function, then energy savings The design process for most in this compendium that range with lessons learned looking
• The deepest savings found • Tenant equipment and behavior opportunities are limited and deep energy retrofits in this in location, height, technical backward. The projects represent
were in retrofits that were drives many building energy significantly more challenging, compendium included energy solutions, occupancy type, technologies, motivations, and
aligned with planned major consuming systems yet still possible, as seen in Sun modelling, multiple rounds of implementation approach, EUI, market conditions of the last 10
capital investments, such as Life Assurance, 125 Maiden cost-benefit analysis, coordination GHGI, and other factors, the search years, while the drivers for change
· Lighting retrofits were present
the replacement of primary Lane, and 222 South Riverside. with contractors, and tenant went far and wide to identify even will certainly be different in the
in nearly every case study and
system equipment at the end of engagement that took longer and this many case studies of high- upcoming 10 years and beyond.
are more often selected and • By installing and monitoring
useful life, or holistic building cost more than a simple, code rise office buildings with metered This new context means:
controlled by tenants real-time energy management
renovations. compliant, business-as-usual energy data both before and after
systems (EMS), building
· After-hour demands for HVAC design approach. a retrofit that resulted in more than • New regulatory compliance
• Owners reported that the engineers were able to identify
systems 25% energy savings. requirements, and the potential
energy efficiency improvements patterns of inefficiencies
• Owners and designers of deep impact of monetary fines, could
positively impacted prospective · Occupant density and operational stray in their
energy retrofits continually • Benchmarking laws (including significantly influence behavior,
tenants’ perception of a building systems. Continual
· Cloud computing vs. on-site impressed the importance of public disclosure) are critical project scopes and even a
building’s quality, thus tweaking of these systems, with
data centers setting out adequate time and to understanding actual post- project’s return on investment
significantly contributing to the help of constant feedback
budget for the design team retrofit performance (ROI).
attracting desirable tenants. · Computers, appliances, from EMS, over time, resulted
to study options and design
other plug loads ‘unregulated’ in appreciable energy savings • Despite many press • The future carbon intensity of
• Projects did not separate the creative, yet practical, solutions.
by energy code, but can be at the Millennium Building, TfL announcements and articles for the electric grid will influence
costs (and overheads) for
significant contributors to EUI Palestra, and 1001 Pennsylvania. • Retrofit projects where tenants tall building retrofits projecting the choice of building systems,
necessary capital investments
and GHGI remain in their spaces have the deep savings, it was hard to technologies, and source
versus energy efficiency
advantage of utilizing existing verify actual savings after energy.
measures (Byron Rogers, Five • That said, the timing of this
monthly energy consumption implementation
Manhattan West, Empire State research occurred during the • The demand for office space in
data, interval data, peak
Building). COVID-19 pandemic and many • There are likely more effective the post-COVID world could
demand data, or other uniquely
owners reported large office deep retrofit projects in Europe, shift occupancies, density,
• A few case studies did set aside useful information to aid retrofit
buildings without a significant however whole-building energy and tenant requirements; and
an incremental budget for design optimization, such as
drop in energy use despite data was hard to find due to pandemic mitigation measures
‘beyond compliance’ measures, calibrating energy models,
being mostly unoccupied. a variety of factors including are already influencing major
where benefits outweigh costs. right-sizing equipment, and
This observation needs further limited collection of tenant building system modifications,
much more (801 Grand, Kyoto
• There is potential for façade study and has not yet been fully energy use by owners, privacy including ventilation, as well as
Station, 222 South Riverside)
replacement, during full researched. laws and norms, and other spatial requirements.
renovation and repositioning, • Importance of maintenance factors
• Lease covenants, though, can • A successful carbon trading
that makes financial sense. and follow through — retro-
reduce some tenant energy • Plenty of low rise (4-8 stories) option could impact a project’s
commissioning, and continuous
savings potential as some examples in more mild climates ROI, as well as introduce new
system optimization after ECM
leases require HVAC schedules, with low EUI, low GHGI, publicly incentives for exemplary
implementation.
temperature setpoints, fresh air available metered data, and efficiency projects.
delivery, and other factors that deep savings over 25%. A
• Other unforeseen changes will
dictate energy consumption, compendium of this typology
continue to change the decision
regardless of actual use or could be large and wide-ranging
making process of owners and
occupancy.
• Measured performance will tenants of office buildings.
be required for owners and
operations to understand the
potential impacts of LL97, and
proactively avoid potential
penalties.

introduction and Mitigating climate change is The State’s Reforming the Energy 2034. Many owners are currently casts doubt on the accuracy of
Vision (REV) comprehensive weighing the cost of retrofits modeled energy use predication —
background a priority for New York State, energy strategy helps consumers versus the cost of penalties, and see The World’s Greenest Buildings:
make more informed energy the technical viability of achieving Promise Versus Performance in
and a tremendous amount choices, develops new energy the mandated deep energy Sustainable Design by Yudelson
products and services, and retrofits in LL97 is a concern to and Meyer, and Sidewalk Lab’s
of effort is being made to protects the environment while many building owners and tenants. Energy Use and the Performance
creating new jobs and economic New York City’s 2009 Gap report.
this end right now, through opportunity throughout the State. Greener Greater Buildings It was somewhat
The 2019 Climate Leadership Plan points out that the city’s discouraging to learn how difficult
a variety of policies and and Community Protection built square footage is highly it was to find post-retrofit energy
Act (Climate Act, or CLCPA) concentrated in less than two (or carbon) performance on high-
programs, especially in the establishes targets of a 100% percent of its properties — 15,000 rise building retrofits. There have
renewable electric grid by 2040, properties over 50,000 square been many announcements about
building sector. a 40% state-wide greenhouse feet, which account for almost half deep retrofit projects, but we
gas (GHG) emissions reduction of NYC’s built square footage — were disappointed to learn that
by 2030, and an 85% state-wide and that 48% of New York City’s very few of these had measured
GHG emissions reduction by total energy use comes from these performance data publicly
2050. The RetrofitNY program properties. In order to meet the available to be included in this
was established to mobilize the climate mitigation goals of the compendium.
building industry to innovate State and City, building owners will Despite significant outreach
and implement energy savings need to reduce their energy use to a variety of experts around the
projects. NYSERDA is developing a and carbon emissions, especially world, we found that the most
Carbon Neutral Buildings Roadmap high-rise building owners. reliable post-retrofit, whole-
that supports increasing building However, while it has been widely building energy data came from
energy efficiency, decarbonizing demonstrated that it is possible U.S. cities with mandatory building
onsite energy services, utilizing to achieve very low-emission and energy benchmarking with public
clean energy from a variety of even no net-emission, smaller disclosure. A number of good
sources, and supporting real-time buildings, in high-rise buildings, candidate projects were identified
response to grid conditions. Finally, particularly in regions like that of by experts in Europe, but owners
the Empire Building Challenge New York, with cold winters and either did not have, or were not
launched in 2020 will demonstrate high heating demand, there is less willing to share, post-retrofit
scalable and replicable low carbon experience and knowledge performance data. One issue
retrofit approaches for high-rise of achieving very low-emission is privacy; with stricter privacy
commercial and multifamily large buildings. protections in Europe, owners
buildings across the state. A fair question is raised often do not have access to tenant
As the state’s and the nation’s then, which is, just how feasible energy consumption.
largest municipality, New York City are deep energy retrofits of This report aims to provide a
is also taking bold steps to mitigate large commercial buildings? compendium that documents the
climate change and reduce There is skepticism as to proven capability of the market to
building-sourced GHG emissions. whether, specifically, the level of deliver energy and carbon savings
The City’s 2009 Greener Greater Greenhouse Gas Intensity (GHGI) via high-rise commercial building
Buildings Plan (GGBP) included reductions mandated by LL97 retrofits. We document 18 case
Local Law 84 and Local Law 87, can feasibly be achieved for all studies of deep energy retrofits
which required building energy buildings which are currently over of high-rise office buildings with
benchmarking and building energy the limits. High-rise commercial metered pre- and post-retrofit
audits and retrocommissioning, buildings have unique physical and energy data, presenting common
respectively. Local Law 32, the economic constraints, and most technical solutions among these
Energy Stretch Code, mandates existing tall, commercial buildings building retrofits.
aggressive performance targets in are currently well over the LL97
the energy code, increasing every GHGI limit set for 2030. There are
few years. And, Local Law 97, of many well-known case studies
2019 , the cornerstone of the 2019 showing the projected energy-
Climate Mobilization Act (CMA), use savings of high-rise buildings
sets GHG Intensity (kg CO2/sf) — for instance, case studies of
limits for buildings with non-trivial projected savings for the Empire
penalties for non-compliance. State Building, the UN Secretariat
The first compliance period of LL97 Building, and the Deutsche Bank
is from 2024-2029, and the second Headquarters towers in Frankfurt,
compliance period is from 2030- Germany — but even the industry

summary list of Location # of Stories Floor Area Occupancy Year(s) Retrofit Site EUI (kBtu/sf) GHGI using
building profiles (sf) Type Renovated Approach
pre-retrofit post-retrofit % reduction
NYC LL97
factors
[kg CO2/sf]
New York, 39 805,000 Owner- 2008 – 2015 Repositioning

1. United Nations Headquarters NY occupied 213 93 56% 6.1
Denver, 18 494,000 Owner- 2012 – 2014 Repositioning
2. Byron Rogers Federal Building CO occupied 94 42 55% 3.4
Vancouver, 26 307,000 Multi-tenant 2007 – present Tenant Turnover,
3. 1177 West Hastings Street BC Incremental 162 80 50% 5.7
Kyoto, 15 2,520,000 Multi-tenant 2016 Energy Only
4. Kyoto Station Mixed Use Japan Retrofit 222 119 46% 8.6
New York, 23 329,000 Multi-tenant 2010 – present Incremental
5. 560 Lexington Avenue NY Improvements 90 52 45% 3.9
New York, 15 1,700,000 Multi-tenant 2015 – 2017 Repositioning
6. Five Manhattan West NY 73 42 42% 3.1
Tokyo, 43 1,560,000 Owner- 2010 – present Incremental
7. NEC Headquarters Japan occupied Improvements 94 57 40% 4.1
Washington, 12 908,000 Multi-tenant 2017 – 2018 Repositioning
8. District Center DC 60 38 36% 3.2
Washington, 12 240,000 Multi-tenant 2012 – present Incremental
9. Millennium Building DC Improvements 73 47 36% 3.9
New York, 102 2,850,000 Multi-tenant 2010 – present Repositioning,
10. Empire State Building NY Tenant Turnover 122 79 35% 5.5
Chicago, 35 1,237,000 Multi-tenant 2012 and Repositioning
11. 222 South Riverside Plaza IL 2015 – 2018 116 76 35% 5.6
New York, 35 860,000 Multi-tenant 2010 – present Incremental
12. One Battery Park Plaza NY Improvements 145 99 33% 6.4
New York, 17 316,000 Multi-tenant 2011 – 2014 Energy Only
13. 125 Maiden Lane NY Retrofit 76 52 31% 4.0
Washington, 14 836,000 Multi-tenant 2010 – present Energy Only,
14. 1001 Pennsylvania Avenue DC Incremental 71 50 29% 4.2
Chicago, 10 140,000 Multi-tenant 2010 – 2012 Major Tenant
15. Sun Life Assurance IL Turnover 113 81 28% 6.1
Des Moines, 44 920,000 50% Owner 2013 – 2016 Major Tenant
16. 801 Grand IA 50% Tenant Turnover 96 70 27% 5.8
London, 12 404,000 Single-tenant 2010 – present Tenant Turnover,
17. TfL Palestra Building UK Incremental 147 113 23% 7.2
New York, 18 720,000 Multi-tenant 2016 Repositioning,
18. 330 West 34th Street NY Tenant Turnover 48 40 17% 3.3

1. Retrofit Background Metered Energy Savings and Supporting the UN’s climate goals, Energy
Conservation Measures
Other Benefits
United Nations After being considered for more
than a decade, in 2006, work This project team utilized Equest
the United Nations Secretariat Overview
Headquarters began on the Capital Master

Plan (CMP) of the United Nations
for energy modeling, calibrated
against energy bills. “The energy
building undertook multiple capital lighting
Headquarters campus in NYC.
Originally, five buildings were to
model was used extensively
throughout the project as a
ECM projects, including major Mixture of LED, fluorescent, and
halogen lights
be renovated — the Secretariat
Building, the General Assembly,
decision-making tool. This
included comparing façade options
facade work — a curtain wall reclad. Daylight controls
Active blinds
the Hammarskjold Library, the and chiller plant options and the Occupancy-based controls
South Annex Building, and the impacts of active blind; and then
Conference Building — but after reviewing the interaction of these cooling
Retrofit Approach
a few years of progress, due to systems together on the campus. Pipes for river water heat rejection
• Repositioning schedule and cost overruns, The energy model became an upgraded
• Major tenant turnover the South Annex Building and invaluable decision-making tool River water intake pipes upgraded
• Energy-only retrofit the Hammarskjold Library were to provide data on the impact of Chiller plant reconfiguration
• Incremental improvements removed from the scope of each of these decisions on the
the CMP. performance of the campus.” 1.1
Retrofit Motivation The Secretariat Building is Also, energy use field meters heating
the subject of this profile. Thirty- were installed and are monitored
• ESG commitments
nine stories tall, with a long, on a monthly basis and prepared
• Energy cost savings
narrow footprint, it was one of the in a monthly measurement &
• Property value enhancement
first buildings of its kind to have verification (M&V) report. This
• Compliance or penalty avoidance
an all-glass façade. The building report is used to further calibrate
is historically significant, and the energy model.
an architectural treasure, so its ventilation
Key Figures
preservation was imperative during Economic Considerations Demand ventilation
the design of the CMP renovation Displacement ventilation
Pre-Retrofit Site EUI 213 kBtu/sf By 2006, this major renovation
effort. Air distribution upgrades (over-
Post-Retrofit Site EUI 93 kBtu/sf was sorely needed. The UN HQ
head, hybrid overhead, perimeter
% Energy Reduction 56% campus, completed in the 1950’s,
Description of Retrofit fan coil, and chilled beam)
was well out of code compliance,
Post-Retrofit GHGI 6.1 kg CO2/sf The renovation of the Secretariat was considered a health risk
envelope
(using NYC LL97 factors) building was extensive. As one to staff and visitors, had many
Original glazed curtain wall,
of the only buildings in the world inefficiencies, and needed to be double-hung windows replaced
where multiple heads of state brought up to modern security with high performing, super-
Location regularly meet, security upgrades, standards. insulating windows
New York, New York including blast-resistant doors Additionally, as a leading
and perimeters were installed. body in the fight against climate
Owner Major meeting spaces were change, the UN wanted to
plug loads
United Nations upgraded, and significant demonstrate its commitment
telecommunications capabilities to reducing greenhouse 56%
Energy Reduction
Floor Area introduced. During construction, gas emissions by ensuring
805,000 sf Superstorm Sandy hit New that its headquarters be as
York, and, as a result, critical environmentally sustainable as
Number of stories building infrastructure received possible. Site EUI GHGI (using NYC LL97 factors)
39 waterproofing, hardening, or was
kBtu/sf energy source kg CO2/sf hot water
raised in elevation. Key Lessons Learned electric
Year built The single-most famous steam
The Secretariat Building’s heating
1952 aspect of the renovation work on
and hot water were both provided
the Secretariat building was the
by steam, and a majority of
Year renovated façade reclad. Significant technical
realized energy savings came from
2008 – 2015 thought went into the selection
a reduction in steam demand.
and design of the new windows,
Facade reclads, when properly other
Occupancy which contributed to the renovated
done, can result in significant New BMS
Owner-occupied Secretariat building’s LEED
heating demand reductions.
Platinum award.
4.5
NYC LL97
213 93 6.1 2030 Limit
12 High Rise / Low Carbon 2006 2018 2018 High Rise / Low Carbon 13
2. Energy
photo courtesy of The RMH Group

Retrofit Background chiller acting as a heat pump to
utilize stored heat through the
Byron Rogers The Byron Rogers Federal Office
Building was a well-used 1950’s
building’s chilled beam system
Overview
as needed. The tank was sized to

Federal Office high-rise office building serving
10 different federal agencies in
accommodate the heating needs
lighting
of the entire building overnight and
Building Denver, Colorado, when this
retrofit project began. There were
on weekends by only operating
Natural daylighting
Continuous dimming high-
pumps and the heat-recovery
four main drivers for the project, efficiency LED lighting
chiller to avoid operating fossil-
the first three of which were: a Occupancy sensors
fuel-consuming boilers during
modernization of the office spaces Task lighting
unoccupied hours.” 2.1
and lobby, removal of asbestos
fire-proofing, and seismic and Anti- cooling
Retrofit Approach Metered Energy Savings and
terrorism Force Protection (ATFP) Air and waterside economizers
Other Benefits
• Repositioning upgrades. The fourth goal of the Chilled beams
• Major tenant turnover project, afforded by the American In 2018, public disclosures indicate High-efficiency magnetic bearing
• Energy-only retrofit Recovery & Reinvestment Act of that the Byron Rogers Federal chiller
• Incremental improvements 2009, was to achieve deep energy- Office Building and the adjacent
use reductions well beyond GSA’s federal courthouse which had
Retrofit Motivation standards, with the idea that the only window replacements (and heating
energy retrofit would be used as a shares a boiler and chiller plant) High-efficiency condensing
• ESG commitments
test case and an example for other had an aggregate EUI of 42 kBtu/ boilers and thermal storage tank
buildings in the GSA portfolio. sf. With models suggesting that the
Indeed, the building was featured building’s energy fuel-mix is 10%
as a prominent case study in the natural gas and 90% electric, the
GSA’s Green Proving Ground post-retrofit GHGI for the building
(GPG) program, “which leverages equals 3.4 kg CO2/sf. ventilation
Key Figures
GSA’s real estate portfolio to test Dedicated outside air system with
innovative building technologies Economic Considerations heat recovery
Pre-Retrofit Site EUI 94 kBtu/sf
and to accelerate the transition
Post-Retrofit Site EUI 42 kBtu/sf
% Energy Reduction 55%
between bench-scale technology
The full renovation cost $159
million in total, ($322/sf) which
An 18-story 1950’s office building
and commercial viability.” 2.1
Post-Retrofit GHGI 3.4 kg CO2/sf
included all fit-out, structural,
façade, HVAC, controls, lighting,
in Denver took the opportunity
Description of Retrofit envelope
(using NYC LL97 factors)
The Byron Rogers Federal Office
and solar PV components.
of a full gut-renovation to find the High-performance window
replacement
Location
Building underwent a full gut
renovation. Besides retaining
Key Lessons Learned
deepest energy savings we found Super-insulated walls and roof
with continuous air barrier
A full gut-renovation offers energy
Denver, Colorado the historic exterior features, the
building interior was stripped to
performance improvements in the study (55%) and nearly
beyond an energy retrofit of an
Owner
GSA
structural elements, which were
then given seismic and ATFP
occupied building. Facades, eliminated the need for natural plug loads
chiller plants, boilers, lighting, and
Floor area
upgrades. Core and shell upgrades
took about two years, and tenant
controls that are 30-50 years old gas as the heating source.
and at the end of their useful life
494,000 sf space fit-out for over a dozen
will always be replaced by more
different federal agencies took
efficient, higher quality modern
Number of stories another year. Energy conservation Site EUI GHGI (using NYC LL97 factors)
equipment. An incremental
18 measures were embedded
budget set aside for ECMs beyond kBtu/sf energy source kg CO2/sf hot water
throughout the building. electric
code compliance can take a gut High-efficiency condensing
Year built Particularly notable was the natural gas
renovation into the deepest retrofit ■ unknown
boilers
1965 heating and cooling system
savings case studies we saw in
installed with the retrofit. “After
Year renovated capturing heat generated in the
the research. 55%
Site EUI reduction
2012 – 2014 building by occupants, computers,
lighting and solar gain during
other
Occupancy the day, this heat was stored in a
Power management
Owner-occupied 50,000-gallon thermal storage
Regenerative power elevators
tank and recovered using a hybrid
Solar Thermal Domestic Hot
magnetic bearing heat-recovery 4.5 Water
NYC LL97
94 42 3.4
3.2 2030 Limit
3. Energy
photo courtesy of Golden Properties Ltd

Retrofit Background schedule flexibility is important
when pursuing this approach.
1177 West 1177 West Hastings Street is
a 26-story, 300,000 square
Nonetheless, when tenant turnover
Overview
occurred, the opportunity to do

Hastings Street foot commercial office tower
constructed in 1968 in Vancouver,
full-floor tune-ups was taken.
lighting
British Columbia. Tenants are SMART lighting controls and
Metered Energy Savings and
a broad mix, including insurance custom LED fixtures with 94 CRI
Other Benefits
companies, several consulates, Reduced lighting schedules
a ground floor bank, and a Generally, one project was Sensors for occupancy, daylight,
language school. implemented at a time, and temperature, humidity, pressure
The main motivation cited changes in metered energy use
for the implementation of ECM were closely monitored to see the cooling
Retrofit Approach
projects in this building was the resultant savings of each project, VRF system in select areas
• Repositioning ownership’s commitment to and to better characterize the Cooling plant modernization
• Major tenant turnover reducing utility use and carbon building. This allowed the team (VFD’s on all pumps, new cooling
• Energy-only retrofit emissions. Certification programs to optimize the design of future tower, chillers and new controls)
• Incremental improvements were used to certify work, starting projects. Reduced schedules and setpoints
with Energy Star, followed by
Retrofit Motivation the Canada Green Building Economic Considerations heating
Council’s (CaGBC) Zero Carbon Heat recovery plant utilizing
• ESG commitments All projects pursued provided
certification. waste heat via chiller heat mode
• Energy cost savings marginal cost savings; no projects
VFDs on AHU and lower
• Property value enhancement were pursued that were not temperature heating coils
Description of Retrofit
• Compliance or penalty avoidance considered economically feasible.
More than 10 years ago the For instance, given the mild climate
ownership team sought proposals in Vancouver, an envelope retrofit
ventilation
Key Figures from several engineers for building was considered but deemed to
New dampers and controls for air
retrofit projects. Each discrete be uneconomical. In aggregate, economizers on all AHUs
Pre-Retrofit Site EUI 162 kBtu/sf measure offered in these proposals the projects implemented saw a
Post-Retrofit Site EUI 80 kBtu/sf was considered, and the ownership 4.5-year payback period. Work
% Energy Reduction 50% team created a composite master was tied to incentives or financing
plan of retrofit measures to opportunities whenever possible. With owners committed to
Post-Retrofit GHGI 5.7 kg CO2/sf pursue. These measures — some
(using NYC LL97 factors) large capital projects and others Key Lessons Learned achieving a low-carbon building, envelope
Façade air tightness caulking for
no- to low-cost — have been
implemented incrementally since
Deep dedication to energy
efficiency is required to go
this project strategically designed the entire tower
Additional insulation on roof and
Location 2007. Continual adjustments
Vancouver, British Columbia and improvements, thanks to
beyond 10-15% savings and into
deep savings beyond 30%. The
and implemented both large below grade level
dedicated operators, have been

Owner cited as a reason for higher savings.
dedication and commitment
to results has to come from
capital projects and no- to low-cost plug loads
Golden Properties Ltd In April 2020 for instance, the team
commissioned a heat recovery
both the operating team and
senior leadership. Set a goal of
measures. Majority of tenant servers moved
to the cloud
Floor Area plant that is expected to reduce
continuous improvement, and Green Leadership team focus on
307,000 sf natural gas consumption by at least Energy Star appliances
use each measure taken to better
80% over the reported 2019 mid-
understand the building and
Number of stories retrofit numbers. Site EUI GHGI (using NYC LL97 factors)
optimize plans for larger capital
26 Major energy system
projects. Analyzing building kBtu/sf kg CO2/sf energy source hot water
upgrades occurred while tenants electric
systems and scoping projects that
Year built occupied the building. Work was
are more complex — perhaps,
50% natural gas
Domestic hot water electrification
1968 therefore closely coordinated with Energy

integrating multiple systems — Reduction
tenants and a small construction
requires more effort than finding
Year renovated footprint was maintained.
low hanging fruit. Furthermore,
2007 – present Similarly, lighting upgrades
if carbon reductions are sought,
throughout the building occurred
simply focusing on energy other
Occupancy on evenings and weekends. The
conservation will not suffice as New BMS and controls
Multi-tenant ownership advises, though, that
more consideration must be given Regenerative drive elevators
maintaining the project schedule
to fuel sources and the mix of Submetering of electrical loads
while implementing projects
in an occupied building is very
electricity compared to fossil fuels. 4.5 Mobile app integration w/ temp.,
NYC LL97
occupancy, and humidity sensors
challenging, and allowing for 162 80 5.7 2030 Limit
16 High Rise / Low Carbon 2007 2019/20 2019/20 High Rise / Low Carbon 17
4. Retrofit Background A detailed energy simulation To demonstrate the potential Energy
using ACSES software helped
Kyoto Station The main train station in Kyoto,
Japan, was completed in 1997 as
the design and commissioning of deep energy retrofits and the Overview
team simulate various operational

Mixed Use a grand architectural design with
a memorable 10-story open-air
states for the complex heating importance of reducing carbon lighting
and cooling system design. A
concourse above the boarding
platforms of Japan’s famous
Commissioning Management emissions in the home of the LED lighting in some areas
Team commenced the

Shinkansen bullet trains. But as
the main gateway to the city in
commissioning process in 2010 Kyoto Protocol, this top energy
and continued to monitor, study,
which the Kyoto Protocol was
signed, the building represented
and optimize the controls and consuming building underwent
systems in the building for 10
Retrofit Approach
a major opportunity to showcase
the potential for deep energy
years. Ultimately a 46% reduction a dramatic deep energy retrofit cooling
Upgrade to Turbo Chillers w/ VFD
in whole-building energy use
• Repositioning
• Major tenant turnover
efficiency retrofits of existing
buildings.
was achieved over the course and retro-commissioning. Heat Recovery Heat Pump
Ground water based water source
of the extended retrofit and
• Energy-only retrofit heat pump
commissioning process.
• Incremental improvements Description of Retrofit VFD on condenser water
photo courtesy of Harunori Yoshida

The renovation of the Kyoto
Retrofit Motivation Metered Energy Savings and heating
Station primarily focused on
Other Benefits Natural gas Cogen for HW
• ESG commitments the thermal components of the
Air source heat pump
• Energy cost savings building including the heating, Energy savings from the thermal
• Property value enhancement cooling, ventilation, and hot system retrofit of Kyoto Station
• Compliance or penalty avoidance water systems. Limited lighting, achieved over 46% savings from
façade, appliances, and other 2009 to 2018.
systems were addressed in a
ventilation
Key Figures previous retrofit. Since the building Economic Considerations
Demand control ventilation
remained in operation during the
The incremental cost of the energy
Pre-Retrofit Site EUI 222 kBtu/sf retrofit and there were no major
efficient design was $30.4M, in
Post-Retrofit Site EUI 119 kBtu/sf changes to tenants, operations,
2010 dollars, which resulted in
% Energy Reduction 46% or schedules, the thermal loads
a 5.7 year payback compared
and daily profiles were well
to operational and energy cost
Post-Retrofit GHGI 8.6 kg CO2/sf understood prior to the renovation.
savings. envelope
(using NYC LL97 factors) This allowed for optimal system
selection and sizing to be
Key Lessons Learned
conducted and modeled, including
Location variable speed turbo chillers with Large mixed-use buildings,
Kyoto, Japan variable speed chilled water and because of their size and multiple
condensing water pumps. To uses, have the potential for highly
Owner replace a gas-fired steam system, customized and optimized heating
plug loads
Kyoto Station a heat recovery heat pump system and cooling systems. Particularly 46%
Building Development was selected for optimal energy if an existing building does not Energy Reduction
Company utilization during the shoulder change tenants or uses during the
months where simultaneous retrofit, the existing heating and
Floor Area heating and cooling occur. An air cooling loads and profiles can be
2,520,000 sf source heat pump was selected determined precisely, rather than Site EUI GHGI (using NYC LL97 factors)
to provide most of the heating estimated or calculated, which
Number of stories load. Finally, a natural gas-fired allows a lower design safety factor. electric
Natural gas Cogen for hotel HW
15 cogeneration for electricity was natural gas
selected for use during the summer
Year built months which is a key feature of
1997 peak electrical demand reduction.
A small solar hot water collector
Year renovated (50kW) supplies hot water to
other
2016 the hotel.
50kW solar hot water for hotel HW
Cloud-based building energy
Occupancy
management system (EMS)
Multi-tenant
4.5
NYC LL97
222 119 8.6 2030 Limit
5. Energy
photo courtesy of Rudin Management Company

Retrofit Background Metered Energy Savings and
Other Benefits
560 Lexington 560 Lexington Avenue is a Class A
office building located in Midtown Site EUI was decreased from 90
Overview
Avenue NYC. The building is 23 stories,

a total 328,910 SF built in 1980
kBtu/sf to 52 kBtu/sf — a savings
of 45%. lighting
making the building 40 years old. Efficient lighting
The building has a central cooling Economic Considerations Dimming controls
and heating plant.
Because this project was
completed while tenants
occupied the building, there was
Rudin Property Management no opportunity to completely
cooling
Retrofit Approach has undertaken several energy renovate existing systems. As
Replaced motors on fans, pumps,
conservation projects which many no- to low-cost ECMs were and cooling towers
• Repositioning
include lighting up-grades, implemented as possible, most
• Major tenant turnover Installed VFDs
motor replacements, variable importantly the Nantum BMS
• Energy-only retrofit
frequency drives (VFDs) installed and revised setpoints and system
• Incremental improvements
on fans and pumps, new Andover schedules.
BMS installation, and elevator
Retrofit Motivation heating
modernization.
• ESG commitments In 2013, 560 Lexington Key Lessons Learned
• Energy cost savings Avenue integrated all its critical
Even when tenants maintain
• Property value enhancement core building systems into Di-
occupancy, significant savings can
• Compliance or penalty avoidance BOSS, and later, Nantum, as the
be achieved over time, in this case
key to successful optimization.
over the course of a decade, thanks
Nantum integrated data
to no- to low-cost measures and ventilation
Key Figures from the building automation
the use of BMS data to perform
system (BAS), utility meters
continual optimizations. Lessons
Pre-Retrofit Site EUI 90 kBtu/sf (electricity, gas, steam and water),
from successful ECMs were shared
Post-Retrofit Site EUI 52 kBtu/sf and occupancy counts from the
among building operators across
% Energy Reduction 45% security turnstiles.
similar office buildings in the
Additional temperature
Post-Retrofit GHGI 3.9 kg CO2/sf sensors were also deployed to
Rudin portfolio. This peer network
encouraged operators to try to
Comparing energy use patterns envelope
(using NYC LL97 factors) provide increased visibility of
the building’s interior
come up with creative solutions
and take deeper interest in the
across multiple properties in a
environments in various tenant
Location spaces. Integrations into other
data provided by the Nantum
BMS analysis.
portfolio allows building managers
New York, New York siloed critical systems like elevator
and fire alarm systems were to share lessons learned and find
Owner implemented for additional insight
Rudin Management Company into all building operations. benefits in healthy competition plug loads
The strategies deployed

Floor Area through Nantum resulted between buildings.
329,000 sf in minimizing the energy
consumption of the building
Number of stories without sacrificing comfort Site EUI GHGI (using NYC LL97 factors)
23 obligations. Sophisticated
software algorithms would ingest electric
Year built the building’s recent historical steam
1980 data and real-time data, marrying
them with real-time weather
Year renovated data and weather forecasts,
2010 – present to predict building conditions Energy Reduction
and to deliver recommended
Occupancy actions for the building operators 45% other
New BMS and automated controls
Multi-tenant to streamline operations. for all mechanicals
DiBoss/Nantum digital operating
4.5 system
NYC LL97 Destination dispatch elevators
90 52 3.9 2030 Limit
6. Energy
photos courtesy of Brookfield Properties

Retrofit Background Metered Energy Savings and
Other Benefits
Five In 2011, Brookfield acquired this
property with the strategy to give Over the course of the renovation
Overview
Manhattan it a high-profile, wide-ranging

retrofit. In 2017, Brookfield
and re-occupancy the building
went from an EUI around 70 kBtu/sf lighting
West completed a comprehensive $350

million redevelopment program
to 42 kBtu/sf, a savings of 43% over
the 3-4 year period.
All new code compliant lighting
which included a recladding of the

exterior curtain wall with insulated, Economic Considerations
low-iron, low-emissivity floor-to-
The overall renovation of the
ceiling glass, along with a full lobby
building was aimed at repositioning
renovation, elevator modernization cooling
Retrofit Approach the property and energy
and robust new infrastructure. Cooling tower replacement
efficiency was a subcomponent
• Repositioning New DX units throughout
to the broad package of building
• Major tenant turnover Description of Retrofit property
modernization. Thus separating
The single-most notable ECM out the costs for energy efficiency
at this building was the façade was not a useful exercise. The
reclad / new curtain wall with façade reclad, a major cost of the
insulated, low-iron, low-emissivity renovation, was primarily done to
Perimeter Fin Tube, Steam to Hot
• ESG commitments floor-to-ceiling glass. However, all provide better light and views for
Water Exchangers & Fan Steam
• Energy cost savings mechanical systems were replaced potential tenants, though it also
Coil
• Property value enhancement or refurbished as well, including offered improved comfort and
• Compliance or penalty avoidance the cooling tower. All equipment energy savings. Other ECMs were
was fitted with variable frequency packaged with the major HVAC
drives and hooked up to a new system replacement and delivered
ventilation
Key Figures BMS. All new lighting was installed much of the energy savings.
Direct Exchange Package Unit
in public areas of the building, and
Pre-Retrofit Site EUI 73 kBtu/sf all new tenant spaces resulted in Key Lessons Learned
Post-Retrofit Site EUI 42 kBtu/sf new lighting throughout the entire
When thinking about a major
% Energy Reduction 42% building.
Power over Ethernet (PoE)
repositioning project to create
value in commercial real estate
A complete facade reclad
Post-Retrofit GHGI 3.1 kg CO2/sf lighting was installed in a few
(using NYC LL97 factors) places, but there were two main
assets, energy efficiency should be
part of the overall value proposition
and mechanical system upgrades envelope
Facade complete recladding
challenges with this approach —
first, generally engineers aren’t
along with aesthetics, occupant
comfort, controllability, health, and
comprehensively repositioned
Location very fluid with the technology, and
New York, New York second, laborers prefer not to do
branding.
this building creating enhanced
this low-voltage work.
Owner property value, higher asset value, plug loads
Brookfield Properties
and substantial energy savings.
Floor area
1,700,000 sf
Number of stories Site EUI GHGI (using NYC LL97 factors)

15
electric
Local electric hot water heaters
Year built steam
Retail steam hot water heaters
1968
Year renovated
2015 – 2017 42%
Energy Reduction other
Occupancy
BMS installed on majority
Multi-tenant
of equipment
Regenerative Drives on
4.5 Modernized Elevators
NYC LL97
73 42 3.1 2030 Limit
7. Retrofit Background distribution piping insulation ECM. A clear example of ‘Kaizen,’ Energy
Disappointed by the steam pipe
NEC NEC Super Tower in Shiba,
Tokyo, was completed in 1990
insulation products available on the the Japanese concept of continual Overview
market, NEC engineers developed

Headquarters and represented the state of the
art in building technology, from
a new insulation product with a improvement, this building’s lighting
hard outer cover and a variety of
earthquake resistant design, to
the double skin facade, to the
sizes and fittings. The product maintenance team keeps a LED lighting in 25% of office
floor area
provided annual energy savings
high efficiency central chiller
and heating plant. But by 2010,
for the NEC Super Tower, and was running list of potential ECMs, Occupancy sensors in stairwells
Updated lighting schedules
then developed into a new product
when the Tokyo Carbon Cap and
Trade program began and carbon
line of piping insulation sold implementing a few energy
by NEC.
Retrofit Approach
reductions were required on rolling
5-year compliance periods, some
As NEC business units evolve efficiency projects every year, cooling
Chiller upgrade and replacement
and office spaces and floors
• Repositioning
of the building systems began
to reach the ‘end of useful life’
within the building are renovated coincident with budget, equipment Cooling tower replacement
High-efficiency cold water
to fit new work space needs, the
and major capital improvement
budgeting began.
overhead lighting is replaced with life cycles, and off-season circulation pump
LED fixtures when the opportunity

Retrofit Motivation
A team of building operations
and maintenance staff was
arises. So far 25% of floors have maintenance. heating
had a lighting retrofit. Stairwells
assembled to plan a series of Boiler replacements with new high
• ESG commitments and hallways have had LED lighting
system upgrades and energy efficiency condensing boilers
• Energy cost savings replacement with motion sensors.
conservation measures that would Steam pipe insulation
achieve the carbon reductions
• Compliance or penalty avoidance Metered Energy Savings and
required by the cap and trade
Other Benefits
system and modernize the building
systems. Since the building Energy and carbon savings at the ventilation
Key Figures
remained under full occupancy, NEC Super Tower have exceeded High-efficiency air intake and
ECMs and equipment replacement compliance requirements and have exhaust motor
have to be completed during off- achieved over 40% savings over
seasons, or nights and weekends. many years through an incremental
This series of retrofit projects retrofit approach.
was motivated by a combination of
penalty avoidance, attributable to Economic Considerations envelope
the Tokyo Carbon Cap and Trade
ECMs were funded through
Program, and ESG commitments,
attributable savings in the annual
as NEC is a leading technology
Location maintenance and operations
company and was seeking to
Tokyo, Japan budget. There is not a separate
enhance its brand.
budget for energy efficiency, rather
Owner it is integrated into regular capital
Description of Retrofit plug loads
Sumitomo Mitsui Trust Bank, Limited expenditures and operational
This project is an example of how budget planning.
Floor Area a deep retrofit can be achieved
1,560,000 sf over many years when a focus on Key Lessons Learned
energy efficiency is integrated
Deep energy reductions do not
Number of stories into seasonal maintenance and Site EUI GHGI (using NYC LL97 factors)
have to be a one-time major
43 capital projects planning. Chillers
project, they can be a series of kBtu/sf energy source kg CO2/sf hot water
were replaced one at a time over electric
smaller projects implemented
Year built multiple winter seasons to ensure natural gas
on an annual basis. Keeping a
1990 continuous operation. Rather
running list of potential ECMs and
than replacing cooling towers
Year renovated and boilers with like-for-like
engaging the building maintenance 40%
and operations team on both Energy Reduction
2010 – present replacements, higher performance
designing and implementing the
equipment was specified,
ECMs ensure buy-in from the other
Occupancy balancing additional cost with
very people who will operate and High-efficiency transformer
Owner occupied potential for energy savings.
maintain the efficiency measures.
One unique aspect of the
retrofit was the research and
development during the steam
4.5
NYC LL97
94 57 4.1 2030 Limit
8. Energy
photo courtesy of Cushman & Wakefield

Retrofit Background previously unavailable building
systems.” 8.1
District Center MetLife Investment Management
purchased the District Center
Although some general
Overview
contractors could struggle to

in 2014 with the intention of
properly install an integrated smart
repositioning the property. lighting
system like this one, at the District
Major capital investments in the Lighting upgrades building-wide
Center, the project team was able
building’s mechanical systems Motorized blinds with app control
to find “installing contractors who
were to be made, and the building
were equally excited about the
was to become one of the first
value of full systems integration
investor-driven, multi-tenant
and who were willing to work
smart buildings in the country,
through a plethora of technical
“with capability for smart tenant cooling
Retrofit Approach challenges.” 8.1
solutions, such as apps for personal
• Repositioning control of lighting, HVAC, access
• Major tenant turnover control, and more.” 8.1 MetLife
Other Benefits
• Energy-only retrofit committed to an integrated
• Incremental improvements systems approach to “maximize With an emphasis on smart
return on investment and save on building technology, not only is
Retrofit Motivation energy and operational costs.” 8.2 the District Center more energy heating
JLL’s Smart Buildings Team was efficient, it is also now marketable
• ESG commitments
hired to coordinate this effort. in unique ways. “‘For people who
like to work and move around,
Description of Retrofit there is a thermal map that shows
the temperature gradient across
“MetLife leveraged efficiency
a floor, so a warm-bodied person
leaders throughout the planning
might choose to work in a colder ventilation
Key Figures and construction process to work
area. The platform can expose all
through technical challenges
sorts of data that can be visualized
Pre-Retrofit Site EUI 60 kBtu/sf and be a model for full systems
on a screen.’ Occupants can
Post-Retrofit Site EUI 38 kBtu/sf integration.” 8.2
% Energy Reduction 36% The first phase of ECM
control lighting and temperature,
reserve rooms and prepare them
After being purchased in 2014,
implementation included
Post-Retrofit GHGI 3.2 kg CO2/sf converting the pneumatic HVAC
for presentations, raise and
lower blinds, order food, track
this property underwent a major envelope
(using NYC LL97 factors) system to direct digital controls
(DDC), and updating building-
transportation options and much
more through the smartphone app
repositioning, including upgrading
wide lighting, including the
Location installation of 32 submeters. “Built
or wall-mounted screens.” 8.3
multiple mechanical systems;
Washington, DC into the lighting are more than
1,000 multisensors powered by
Economic Considerations
special attention was given to
Owner the internet of things (IoT). They The acquisition budget for the
MetLife Investment Management track occupancy levels for code building included replacement controls upgrades and systems plug loads
Remote, app-driven control
compliance, check daylighting and of several major systems. This was
Floor Area artificial light levels, and measure likely a good investment, integration. for tenants
908,000 sf temperature and air quality.” 8.3 as the 36% annual energy savings
Next the team incorporated a achieved at the District Center
Number of stories Supervisory Control Management equate to more than $500,000 Site EUI GHGI (using NYC LL97 factors)
12 System (SCMS), which aggregates per year.
data from disparate systems into electric
Year built a real-time database. By analyzing Key Lessons Learned
1998 this database, operational stray
Repositionings offer an excellent
can be detected, diagnosed, and
opportunity to upgrade major
Year renovated corrected, thereby increasing
building systems and to install
2017 – 2018 efficiency and reducing operating
updated systems controls.
costs. Additionally, “because all
In addition to the benefit of 36% other
Occupancy systems have been connected Site EUI reduction
enhancing tenant experience, Conversion of pneumatic controls
Multi-tenant to a single network, tenants will
integrated smart-building to DDC
have the opportunity to support
technology can be specifically Supervisory Control Management
advanced workplace technologies
that require interaction with
leveraged to unlock further 4.5 System (SCMS)
operational efficiencies. NYC LL97
60 38 3.2 2030 Limit
9. Retrofit Background both of the building’s chillers were Implementing a real-time Energy
cycling on for a few minutes at
Millennium The Millennium Building is a class
“A” commercial office building,
a time, then shutting off. AtSite EMS with a goal of continuous Overview
alerted the building engineer, and

Building developed in 1973 by The Tower
Companies, who continues to
working together, the team found improvement, this building lighting
and corrected faulty variable-air-
manage the building with their
in-house property management
volume (VAV) controls that were achieved deep savings. Upgraded to LED bathroom,
stairwell and garage lighting
signaling the chiller to turn on even
team. The property has a large
lobby space, a fitness center and
though the building management This was accomplished by great
system (BMS) called for the chiller
ground floor retail. In 1999, Tower
completed a major renovation
to remain off. While this problem communication among teams,
might have been discovered
Retrofit Approach
of the building and added four
additional floors, which resulted in
eventually without AtSite’s service, and by implementing no- to cooling
Cooling Towers were rebuilt
it could have continued undetected
• Repositioning
significant energy savings. In 2011,
at the beginning of the analysis
for months.” 9.1 low-cost energy conservation Adjust free cooling OA and chilled
water temperatures
Thanks to the EMS and
period for this profile, the building
was already a high performer.
AtSite, the building engineers’ measures whenever possible. Increase deadband for VAV units
Chiller lockout schedule & settings
perspectives shifted towards
a focus on continuous energy
Retrofit Motivation Description of Retrofit heating
photo courtesy of Ron Blunt

efficiency improvement. Eight
Reset AHU Supply setpoints
• ESG commitments In 2012, Tower installed a new years later, this close coordination
Upgrade all internal controls to
• Energy cost savings building automation system (BMS) and culture of continuous
VAV boxes in ceilings throughout
• Property value enhancement and HVAC controls, and replaced improvement persists, with no- each floor
• Compliance or penalty avoidance stairwell lighting with LEDs. and low-cost ECMs being
However, the most important implemented and energy savings
ECM, which helped contribute resulting every year.
ventilation
Key Figures 20% energy savings in the first year
Confirm all VFDs are set to auto
alone, was the establishment of Economic Considerations mode and confirm speed settings
Pre-Retrofit Site EUI 73 kBtu/sf a real-time energy management
The ECMs selected for Adjust schedule for garage
Post-Retrofit Site EUI 47 kBtu/sf system (EMS), consisting of new exhaust fans
implementation in this building
% Energy Reduction 36% hardware and software. The
were often no- or low-cost, and
new EMS provided engineers
also had the potential for quick
Post-Retrofit GHGI 3.9 kg CO2/sf with energy data at 15-minute
paybacks and appreciable envelope
(using NYC LL97 factors) intervals, summarized in daily
energy reductions and savings.
reports, allowing them to monitor
Additionally, ECMs selected
energy usage constantly. The EMS
were often tied to local incentive
Location was initially installed to educate
programs, such as those from DC
Washington, DC building engineers and property
Sustainable Energy Utility.
managers on efficient building
Owner operations and identify potential
Key Lessons Learned plug loads
The Tower Companies energy savings activities. Indeed,
Plug load reduction study and
it was discovered that substantial This profile shows that with advanced power strips installed
Floor Area gains are possible when building committed engineering, property on select tenant floors
240,000 sf owners operate their buildings management, and sustainability
with attention devoted to reducing teams and strong leadership
Number of stories the amount of energy wasted. support, deep energy savings are Site EUI GHGI (using NYC LL97 factors)
12 AtSite was chosen as the initial possible without major capital
EMS provider, and from the outset, investments, and even for an electric
Adjust schedule on hot water
Year built AtSite provided a performance already high-performing building heater
1973 (+major renovation in 1999) improvement roadmap, facilitated as a baseline. Additionally, energy
monthly meetings, provided management software (EMS),
Year renovated analytics, charts, and metrics, when used in tandem with a BMS,
2012 – present and gave recommendations for can uncover a surprising amount 36%
improvements. of no- to low-cost energy savings Energy Reduction other
Occupancy “A key element of AtSite’s measures.
Continual audit of BMS schedules
Multi-tenant service was detecting and and seasonal audit of setpoints
correcting operational stray. AtSite
Night audits
reviewed electricity usage and
noticed a pattern that suggested
4.5 Demand response program
NYC LL97
Rooftop solar PV
73 47 3.9 2030 Limit
10. Retrofit Background advanced controls, including
Energy
VFDs and refrigerant. At this time,
Empire State In 2007 ESRT began the process of
a major repositioning of the Empire
ESRT began to replace all AHUs in
Overview
the building, one at a time as tenant

Building State Building. With building HVAC
systems approaching the end of
spaces turned over, with super-
lighting
efficient variable air volume units
useful life, there were a wide array Lower lighting power density in
equipped with advanced controls;
of investment opportunities that tenant spaces
this work is ongoing.
could improve the quality of the Daylight dimming, occupancy/
Finally, direct digital controls vacancy sensors and controls
property and attract new high-
(DDC) and tenant demand control
value tenants. ESRT assembled a
ventilation (DCV) provided
team including the Clinton Climate
controllability to more accurately
Initiative, JLL, Johnson Controls cooling
Retrofit Approach meet temperature and fresh air
(JCI), and the Rocky Mountain Chiller plant retrofit
setpoints. Each tenant was given
• Repositioning Institute to analyze, develop, and
access to an online energy and
• Major tenant turnover publish a replicable process and
benchmarking portal to monitor
• Energy-only retrofit create tools and resources, using
their energy use.
• Incremental improvements the retrofit to prove the economic
viability of deep energy retrofits in
Retrofit Motivation existing buildings. heating
Other Benefits
Advanced steam controls and
• ESG commitments Description of Retrofit
The base building ECMs are PRV upgrades
The total scope of the renovation covered by an Energy Performance
included upgrades to windows, Contract between ESRT and
chiller plant, AHUs, central plant JCI. All work was transparently
controls, elevators, restrooms, competitively bid and JCI acted as
tenant spaces, the observatory, a GC. The Empire State Building ventilation
Key Figures
and the original Art Deco lobby. team performs IPMVP Option New VAV AHUs
The existing insulated glass, D Measurement & Verification. Demand control ventilation,
double-hung windows were all Energy savings every year, since CO2 sensors
given a suspended coated film
and gas fill, and then reinstalled
the initial 2010 implementation,
have exceeded performance
The iconic tower undertook
throughout the building.
Additionally, over 6,000 existing
savings targets.
a comprehensive $550M envelope
radiator covers along the perimeter
of the building were temporarily
repositioning that included $13M Window refurbishment and
coatings
The entire renovation was a $550M
Location
removed to allow for an insulated,
reflective barrier to be installed in
project, of which approximately of deep energy savings from Radiative barrier
New York, New York $106M went to replacement of

the space behind each radiator.
A lighting retrofit took place
building systems which impact window retrofits, insulation,
Owner energy usage. Through an
Empire State Realty Trust (ESRT)
in the tenant spaces, where
efficient lights, photosensors,
expansive options analysis early lighting, controls, tenant load and plug loads
High Performance Design
in the design a set of ECMs with
Floor Area
and occupancy sensors were
installed. Finally, a comprehensive
a moderate incremental cost was mechanical system upgrades. Guidelines require efficient
controlled tenant equipment
2,850,000 sf added to the project to enhance
High Performance Design and
the comfort level of the building
Construction Guidelines for all
Number of stories and achieve the deep energy Site EUI GHGI (using NYC LL97 factors)
tenant spaces was implemented.
102 savings.
Heating and cooling loads were kBtu/sf energy source kg CO2/sf hot water
primarily reduced from the electric
Condensate heat recovery
Year built
envelope, but also curbed by
Key Lessons Learned 35% steam
1931 Site EUI reduction
continuing efforts to reduce tenant Packaging ECMs as incremental
lighting and equipment loads thus, improvements to a larger building
Year renovated
the existing chillers were able to be renovation and repositioning
2010 – present
retrofit rather than replaced — allows project costs to be shared
a dramatic cost savings. Of the among many components. other
Occupancy
seven chillers (7,500 tons of Envelope and HVAC improvements New DDC control system
Multi-tenant
cooling) in the building, four that reduce energy consumption Tenant Energy Management
electric chillers were disassembled have occupant comfort benefits Software and Engagement
and rebuilt with the most efficient that translate into enhanced 4.5 Program
possible performance and property value. NYC LL97
122 79 5.5 2030 Limit
11. Retrofit Background designers, facility managers, the
Ownership change prompted
Energy
contractor, and sub-contractors to
222 South This building has undergone two
significant retrofit efforts — a
coordinate the project logistics.
a classic repositioning of
Overview
Riverside Plaza retro-commissioning project

completed in 2012, by the previous
this 35-story Chicago office tower lighting
Other Benefits
owner, and an energy retrofit
using a combination of deep
Upgrades by previous owner in
done in parallel with a $40 million Since the 2015 major repositioning 2012
repositioning of the property project, the building’s energy use
when it changed hands in 2014. has been reduced by 20%. “On a energy retrofit measures along with
Together, the two retrofit efforts peak cooling day, the high-rise core
have resulted in a 35% energy use AHUs operated at 85% speed, and major upgrades to its 40-year-old
reduction from 2012 to 2018. This the low-rise core AHUs operated cooling
Retrofit Approach
case study will focus on the latter at 53% (compared with 100% mechanical systems. Chiller upgrades
• Repositioning retrofit effort, which included a speed and constant volume). Peak VFDs added to chillers and chilled
• Major tenant turnover number of mechanical system chiller operation has reduced from water pumps
photo credit: Lindsey Frey

• Energy-only retrofit upgrades plus improvements to three chillers to two.” 11.1 These Replace river water pumps and
• Incremental improvements control strategies. savings are in addition to the 15% convert to VFDs
savings achieved between 2012
Retrofit Motivation Description of Retrofit and 2014, when the previous owner heating
completed the ComEd Retro- Air ducts insulated
• ESG commitments The current owner purchased
Commissioning Project.
• Energy cost savings this office building in 2014 with
In addition to energy savings,
• Property value enhancement the intention to do a major
the operational life of all equipment
• Compliance or penalty avoidance repositioning, and in 2015, a $40M
(chillers, chilled water pumps, river
renovation project began. Scope
water pumps, condenser water
included a new lobby and entrance
pumps, cooling tower fans, and ventilation
Key Figures way, upgraded corridors and
ventilation fans) was improved; VFDs on all supply and return/
restrooms, and new amenity space.
having installed variable frequency exhaust fans
Pre-Retrofit Site EUI 116 kBtu/sf From the time that the purchasing
drives (VFDs) the mechanical Total air distribution system
Post-Retrofit Site EUI 76 kBtu/sf strategy was made, potential converted to VAV
systems will operate more
% Energy Reduction 35% ECMs were identified and planned
efficiently, thus extending their AHU controls upgraded
for implementation during the
life and reducing the frequency of
Post-Retrofit GHGI 5.6 kg CO2/sf overall renovation of the property.
required maintenance. 11.1 envelope
(using NYC LL97 factors) As the renovation design was being
developed, a building systems
engineer was hired to “perform
Location an energy study, create a full- Although energy cost savings were
Chicago, Illinois building energy model, design and not the motivation for this project,
recommend improvements, and in 2016, before all of the ECMs
Owner commission the new systems.” 11.1 were implemented, the reduction
plug loads
RAR2-222 South Riverside, LLC Mechanical system upgrades, in energy use was already resulting
Behringer Harvard South Riverside, LLC as well as control systems, were in an annual electricity savings of
included in the scope of the $170,000.
Floor Area ECM work.
1,237,000 sf This major renovation took Key Lessons Learned
place without dislocating tenants, Site EUI GHGI (using NYC LL97 factors)
Including energy efficiency during
Number of stories since the majority of the areas
capital planning for replacement kBtu/sf energy source kg CO2/sf hot water
35 renovated were public spaces, electric
of equipment at the end of useful
such as the lobby, corridors, natural gas
Year built elevators, and front plaza.
life is key to uncovering major 35%
energy efficiency opportunities. Energy Reduction
1971 However, as air handling units
Small incremental costs for higher
(AHUs) and ventilation equipment
performance equipment can
Year renovated were located throughout the
be packaged with major capital
2012 and 2015 – 2018 building, the construction team
expenditures and the overheads other
took precise measures and
and project management costs can BAS system upgraded and
Occupancy completed quick installations in
also be shared to make a modest integrated with ventilation system
Multi-tenant the tenant areas during nights and and river pump system
incremental energy efficiency
weekends. Weekly coordination
meetings were held between
budget go much further. 4.5 Elevator HVAC systems
NYC LL97 modernized
116 76 5.6 2030 Limit
12. Energy
photo credit: Ryan Laber

Retrofit Background recommended actions for the
building operators to streamline
One Battery One Battery Park Plaza is a
Class A office building located
operations.
Overview
Park Plaza in Lower Manhattan. The building

is 35 stories, a total 860,000 SF
lighting
Other Benefits
built in 1970, making the building LED lighting
50 years old. Floor plates in Site EUI was decreased from 145
the building range from 27,000 kBtu/sf to 99 kBtu/sf — a savings
to 29,000 square feet and offer of 33%.
sweeping views of New York
Harbor, the Statue of Liberty, Ellis Economic Considerations
Island, Governors Island, and cooling
Retrofit Approach There was no specific payback
Battery Park. The building has a Main cooling tower and tenant
threshold for this building’s energy
• Repositioning central cooling and heating plant. cooling tower refurbishment
efficiency investments, as most
• Major tenant turnover Chiller plant upgrades
were low to no incremental cost or
• Energy-only retrofit Updated chiller controls
were required to meet code and
• Incremental improvements Description of Retrofit
industry standards. Where possible
Rudin has undertaken several rebates supported the economic
energy conservation projects justification for the ECMs
• ESG commitments which include lighting upgrades, implemented. Energy savings were
• Energy cost savings motor replacements, variable tracked in detail year by year and
• Property value enhancement frequency drive (VFD) installs on an informal ‘investment fund’ was
• Compliance or penalty avoidance fans and pumps, a new Andover allocated to use savings to pay for
BMS installation, elevator incremental improvements and
modernization, new O/A air investments.
ventilation
Key Figures dampers, and retubing of chillers,
Replaced motors on fans, pumps,
condensers and evaporators. Key Lessons Learned and cooling towers
Pre-Retrofit Site EUI 145 kBtu/sf In 2013, One Battery Park
Seeing energy use and Installed VFDs on all equipment
Post-Retrofit Site EUI 99 kBtu/sf Plaza integrated all its critical core
performance data can motivate
% Energy Reduction 33% building systems into Di-BOSS,
and later, Nantum, as the key to
some facilities teams. Operators Significant savings can be achieved
of this building expressed
successful optimization. Nantum
integrated data from the building
satisfaction in operating a building from continual analysis of BMS data envelope
as efficiently as possible utilizing
and incremental improvements,
Window film installed on select
automation system (BAS), utility
the latest technologies. In turn, floors
meters (electricity, gas, steam
tenants see high-performing
Location
New York, New York
and water), and occupancy counts
from the security turnstiles.
building systems as an indicator of often at no or low-cost.
a high-quality building enhancing
Additional temperature sensors
the overall asset value.
Owner were also deployed to provide
plug loads
Rudin Management Company increased visibility of the building’s
interior environments in various
Floor Area tenant spaces. Integrations into
860,000 sf other siloed critical systems like
elevator and fire alarm systems
Number of stories were implemented for additional Site EUI GHGI (using NYC LL97 factors)
35 insight into all building operations.
kBtu/sf kg CO2/sf energy source hot water
The strategies deployed Energy Reduction electric
Year built through Nantum resulted steam
1970 in minimizing the energy 33%
consumption of the building
Year renovated without sacrificing comfort
2010 – present obligations. Sophisticated
software algorithms would ingest
other
Occupancy the building’s recent historical
New BMS and automated controls
Multi-tenant data and real-time data, marrying
DiBoss/Nantum digital operating
them with real-time weather data
system
and weather forecasts, to predict
building conditions and to deliver
4.5 Destination dispatch and
NYC LL97 regenerative-drive elevators
145 99 7.2 2030 Limit
13. Energy
photo credit: Ryan Laber

Retrofit Background a new natural gas boiler a short
payback.
125 Maiden The owners of 125 Maiden Lane,
a 17-story commercial condo in
Other supporting ECMs
Overview
included a new BMS coupled with

Lane Lower Manhattan, realized that
a retrofit of the building’s out-of-
direct digital controls (DDC). These
lighting
new controls and systems allowed
date and inefficient systems, with
optimization of a variety of building
a moderate capital expenditure,
mechanical components. New
would result in significant energy
variable speed drives on AHU and
savings. However, they did not
pump motors could be optimized
have access to the capital needed.
with better controls. This also
Through a program with NYCEEC,
allowed floor isolation dampers
financing was provided for the cooling
Retrofit Approach to provide ventilation to only
retrofit project and a third-party New VFDs on air handlers and
occupied floors during out of hours
• Repositioning energy service company, pumps
occupancy.
• Major tenant turnover SCI Energy.
Because only mechanical and
• Energy-only retrofit In 2011, SCIenergy provided
electrical systems were replaced or
• Incremental improvements a turn-key energy retrofit solution
modified during this project, it was
using a managed energy services
decided that tenants could remain
Retrofit Motivation agreement (MESA). NYCEEC heating
in occupancy and work would
credit enhanced the transaction Steam to natural gas boiler
• ESG commitments occur off-hours, during nights and
with a $190,000 loan loss reserve, conversion
• Energy cost savings weekends.
permitting a commercial loan to
fund the MESA and construction
A Class B commercial condo
to begin. A year later, Superstorm
Sandy flooded all the new
Other Benefits
retrofit, in Lower Manhattan,
equipment. Because of the Site EUI dropped 31%, going from ventilation
Key Figures
MESA structure, SCIenergy has 76 kBtu/sf in 2010 to 52 kBtu/sf in where a package of ECMs was Floor isolation dampers
an ongoing financial stake in the 2016, after the second retrofit.
project, and was motivated to financed by the New York City
repair the Sandy damage with new Economic Considerations
investment. In the post-Sandy
The financing approach was one of
Energy Efficiency Corporations
rebuild, NYCEEC provided a
Post-Retrofit GHGI
4.0 kg CO2/sf
$2.8M loan to refinance the MESA
the most innovative aspects of this
energy retrofit as the ownership
(NYCEEC) and then implemented envelope
structure and fund deeper ECMs
and resiliency measures.
did not have to incur debt or
contribute equity capital for the
by an ESCO, guaranteed the
Energy cost savings were the
Location
New York, New York
primary motivation for the
project. Energy cost savings would
be delayed, but eventually they
energy savings.
retrofit even if the utility savings
would be realized by the tenant-
for the building would not, for
Owner condo owners of the building. Also,
the most part, be realized until plug loads
Time Equities, Inc. under the MESA, condo owners
the termination of the MESA.
could share in the cost savings
While new, energy efficient, and
Floor Area achieved from excess efficiency
resilient mechanical systems
316,000 sf generated by the ECMs.
have increased the building’s
perceived property value, this was
Number of stories Key Lessons Learned Site EUI GHGI (using NYC LL97 factors)
not a primary driver for the energy
17
retrofit. With experienced partners, an kBtu/sf energy source kg CO2/sf hot water
energy service agreement can electric
Year built steam
Description of Retrofit be set up and financing can be natural gas
1959
obtained to implement deep
The main ECM of the project was
energy retrofits without requiring
Year renovated a conversion from district steam
direct capital investment from
2011 – 2014 heating supply to natural gas
building ownership. Conversion 31%
heating supply, which provided Energy Reduction
from district steam to natural gas other
Occupancy both significant cost savings as
in NYC can have significant energy State of the art digital controls
Multi-tenant well as EUI reduction. High prices
cost, EUI, and GHGI reduction New BMS
for district steam in NYC, and
potential.
historically low natural gas prices,
made the capital investment for
4.5
NYC LL97
76 52 4.0 2030 Limit
14. Retrofit Background sand filtration systems in the Thanks to ESG commitments by Energy
north and south chiller plants, and
1001 1001 Pennsylvania Avenue NW was
built in 1987 and, at 14 stories tall,
replacing the damper seals on the ownership, this property undertook Overview
smoke evacuation dampers.

Pennsylvania is one of DC’s tallest commercial
buildings. The building is primarily
Lighting upgrades were five years of sustainability- lighting
also implemented, and elevator
Avenue office, but also includes about
41,000 square feet of retail space.
systems were modernized. Finally, motivated ECM work, ranging from LED lighting upgrades in parking
garage, stairwells, and restrooms
tenants were educated on energy-
Around 2010, Nuveen Real
Estate, the building’s owner,
saving best practices. capital upgrades, to no- to low-cost T8 lamps and occupancy sensor
controls in tenant spaces
committed to an energy reduction
goal of 20% below its baseline by
Metered Energy Savings and measures.
Other Benefits
2020, across its entire real estate cooling
Retrofit Approach
portfolio. Although some major Thanks to the close work between VFDs on AHU fans
photo courtesy of Nuveen Real Estate

• Repositioning capital projects were implemented the Nuveen ownership team and Plate-and-frame heat exchanger
• Major tenant turnover in support of this effort, being a the Hines property management for free cooling
• Energy-only retrofit portfolio-wide initiative, no- and team, many best practices became High efficiency filtration systems
• Incremental improvements low-cost measures were pursued a habit at 1001 Pennsylvania. Seals on smoke evac. dampers
whenever possible. This retrofit The teams began both closely
Retrofit Motivation highlights the impact of these monitoring utility consumption heating
types of ECMs. and carefully maintaining a
• ESG commitments
rigorous preventative maintenance
Description of Retrofit schedule. Overall, a 29% annual
energy savings was achieved, and
• Compliance or penalty avoidance Nuveen Real Estate worked very
the property’s competitiveness in
closely with its sustainability
the DC market was improved.
consultant and with Hines, the
ventilation
Key Figures property manager, to identify
Economic Considerations CO2 sensors and demand
no-and low-cost measures and controlled ventilation
Pre-Retrofit Site EUI 71 kBtu/sf a few capital investments to When aggregated, the ECM
Post-Retrofit Site EUI 50 kBtu/sf reduce the energy consumption projects implemented at 1001
% Energy Reduction 29 % of this building. Primary strategies Pennsylvania yielded an “overall
pursued were the upgrading of payback period of 3.5 years and an
Post-Retrofit GHGI 4.2 kg CO2/sf HVAC controls, improving of ROI of 29%.” 14.1
envelope
(using NYC LL97 factors) building ventilation, and upgrading
High-performance window
of interior and exterior lighting. Key Lessons Learned replacement
One of the most critical ECMs
Coordination between the Super-insulated walls and roof
Location implemented at 1001 Pennsylvania with continuous air barrier
ownership, property management,
Washington, DC was upgrading the building’s
and sustainability experts is crucial
energy management system
when implementing ECMs. Low-
Owner (EMS). The EMS was paired with
to no-cost measures can achieve plug loads
Nuveen Real Estate new central plant controls, a new
significant energy savings, and
central communications network
when paired strategically with
Floor Area system, and the conversion of
capital projects, energy savings
836,000 sf the variable air volume (VAV) box
can be even higher.
controls from pneumatic to direct
Number of stories digital control (DDC). The updated Site EUI GHGI (using NYC LL97 factors)
14 EMS and controls apparatus
allowed building engineers to electric
Year built continually monitor and improve
1987 building system performance.
Other ECMs included
Year renovated improving the efficiency of the
2010 – present HVAC system by installing variable 29%
frequency drives (VFDs) on the Energy Reduction other
Occupancy air handling unit fans, installing a
Upgraded energy management
Multi-tenant plate-and-frame heat exchanger system
to enable free cooling during mild
VAV controls from pneumatic
weather, installing high efficiency 4.5 to DDC
NYC LL97 Modernized elevator machine
71 50 4.2 2030 Limit rooms
15. Energy
photo courtesy of Elara Engineering

Retrofit Background possible in non-vision glazing.
A modern direct digital control
Sun Life This Class-B office building in
downtown Chicago was only
(DDC) system provided
Overview
dramatically improved control and

Assurance 40% occupied in 2010 and had
an outdated constant air volume
monitoring of building systems.
lighting
(CAV) system with perimeter Lighting upgrade to T-8. T-5 and
induction and interior reheat, LED fixtures on floors with new
Other Benefits tenant fit outs
original air handling units, old
steam fired tube boiler(s) with EUI went from 113 kBtu/sf, in 2009,
hot water converters, obsolete to 81 kBtu/sf, in 2013, when the
chillers, and an old BMS with building was fully occupied —
predominantly pneumatic a 28% reduction. Tenants also cooling
Retrofit Approach
controls. Occupied tenant spaces received better temperature New variable speed screw chiller
• Repositioning had recently completed a fit-out and fresh air control, resulting in New chilled water and condenser
• Major tenant turnover and lighting upgrade, so lighting improved comfort. water pumps
• Energy-only retrofit improvements were not an Convert constant volume
• Incremental improvements opportunity in about half of Economic Considerations induction to VAV
the building.
Renovation costs are confidential,
Retrofit Motivation This project was spurred heating
but this project is an example of a
by a variety of motivations. Value Steam to natural gas boiler
• ESG commitments typical Class B renovation under
creation through modernizing conversion
• Energy cost savings tight budget constraints.
building systems was meant
• Property value enhancement Most of the 28% energy
to attract new tenants. Energy
• Compliance or penalty avoidance savings was realized in the central
savings on owner-controlled
systems controlled and paid for by
base building systems were also
the owner, including the cooling
a motivation. Finally, the increase ventilation
Key Figures plant, central ventilation, and
in tenant comfort and indoor air VFDs on new air handlers with
central boiler. Therefore the life
quality was deemed necessary for fan array
Pre-Retrofit Site EUI 113 kBtu/sf cycle cost benefits accrued to the
leasing goals. CO control on garage ventilation
Post-Retrofit Site EUI 81 kBtu/sf owner, who invested in improved
systems to attract new tenants. This 10-story Class B Chicago
Modernized HVAC, lighting,
Post-Retrofit GHGI 6.1 kg CO2/sf This retrofit included the and controls were a selling point office building increased envelope
(using NYC LL97 factors) renovation of leased spaces during to prospective tenants and helped
tenant turnover for about half of accelerate leasing of the property. occupancy from 40% to 95%, Additional insulation on exterior
walls
the floors, and the upgrade of
Location major building systems at the end Key Lessons Learned while reducing EUI from 113
Chicago, Illinois of their useful life. The retrofit
was designed to be minimally
The design team considered a
wide variety of innovative solutions
to 81 kBtu/sf, through smart
Owner intrusive to existing tenants and to
29 North Wacker LLC reuse as much existing ductwork
during the concept phase and
carefully analyzed and considered
upgrades that minimized plug loads
and perimeter dual temperature

Floor Area piping as possible, particularly in
the costs and benefits of a range of
options. Low cost retrofit projects
existing tenant disruption.
140,000 sf occupied spaces. Work in tenant
tend to have compressed design
spaces to replace perimeter units
and implementation schedules
Number of stories and to install variable air volume Site EUI GHGI (using NYC LL97 factors)
which often do not allow options
10 (VAV) components was conducted
or innovations that lead to deep kBtu/sf energy source kg CO2/sf hot water
at night and on weekends in order electric
energy savings. Electrical point of use hot water
Year built to provide continuous service to natural gas
1961 the building’s tenants.
One key to a cost effective
approach in an existing building
28% ■ unknown
heaters for hand washing and low-
flow fixtures
A new chiller plant, cooling Energy Reduction
retrofit is to analyze what
Year renovated tower, and pumps accounted
infrastructure can be reused
2010 – 2012 for a majority of the overall
without compromising the goals of
energy savings. Additional ECMs
the project. other
Occupancy included variable frequency drives
It is possible to conduct New DDC controls with BACnet
Multi-tenant (VFDs) on new air handlers, a
perimeter heating/cooling unit Replaced domestic water pumps
40% occupancy
95% occupancy
new condensing boiler, heating
replacement in occupied tenant
distribution conversion from steam
to hot water, active chilled beams,
spaces with minimal intrusion on 4.5
tenants. NYC LL97
and additional insulation where 113 81 6.1 2030 Limit
16. Retrofit Background Based on the findings of these Using interval data from electric Energy
models, developing the scope of
801 Grand 801 Grand is the tallest building
in Iowa, with Principal Financial
the retrofit work concentrated meters and a pressure/infiltration Overview
on achieving more air-tightness

Group being the owner and
occupying about half of the floor
in the building, upgrading the model, engineers were able to lighting
HVAC system, installing new light
area. Retail and restaurants occupy
the podium levels, along with a
fixtures, and better calibrating precisely calibrate and utilize an LED lighting and new lighting
controls
the operation of the building
very small parking garage (parking
area excluded from floor area
systems with building occupancy. energy model to realize 27% energy Lighting override controls
Lobby and parking garage
Although upgrades were made,
reported above), and a restaurant
occupies the top floor. The
the primary HVAC equipment (four savings through strategic low-cost re-lamping
AHUs, two chillers, cooling towers,

Retrofit Approach
building is all-electric with electric
resistance heating due to the low
and associated pumps) was not or no-cost measures for the tallest cooling
Setpoint temperatures reduced
replaced.
• Repositioning
cost of electricity and relatively
low heating demand. With all-air
building in Iowa. Cooling tower refurbishment
• Energy-only retrofit variable air volume (VAV), central Metered Energy Savings and
• Incremental improvements chillers, and rooftop cooling Other Benefits
photo courtesy of JLL

towers, the HVAC systems were
The project was successful in
Retrofit Motivation fairly typical for a high rise office. heating
substantially increasing energy
In 2012, Principal Financial
• ESG commitments efficiency and air-tightness of the
Group, who at the time occupied
• Energy cost savings building. Site EUI fell from 96 to 70
25 floors, intended to relocate
• Property value enhancement kBtu/sf, for a savings of 27% which
some of their office operations out
• Compliance or penalty avoidance supported the targeted LEED-EB
of 801 Grand. Therefore, a strategic
O&M certification.
opportunity to perform a major
retrofit presented itself. The owner ventilation
Key Figures Economic Considerations
engaged JLL as a project manager AHU control upgrade
and established two goals: achieve About a dozen no- to low-cost Reduced ventilation nights and
LEED-EB O&M and improve indoor measures were implemented, weekends
environmental quality, particularly resulting in $224,515 in annual AHU VFDs and static pressure
as it related to cold air infiltration savings with payback less than reduction
during the winter months. The one year. Seven capital projects
overall hope was to reduce remain on the table for future envelope
operational costs and to improve implementation and would Passive stack effect mitigation
the quality office space about to be result in a modeled 8% additional Infiltration reduction projects
put on the market. energy use reduction as part (high speed garage doors,
Location vestibules at the skyway,
of infrastructure replacement
Des Moines, Iowa weatherization, etc.)
Description of Retrofit projects.
Owner The first activity that JLL
Principal Financial Group (PFG) undertook was the hiring of
Grumman/Butkus Associates (G/ CONTAM pressure/infiltration
Floor Area BA) to perform a Level 3 energy modeling is cited as a key driver
920,000 sf audit and an airflow model. The of success during this project,
Level 3 energy audit was calibrated as it led the team to pursue
Number of stories using five existing electric meters crucial insulation and infiltration Site EUI GHGI (using NYC LL97 factors)
44 and additional data loggers. reduction/mitigation measures.
G/BA also provided an airflow Because of this, more expensive electric
Year built model of the building’s major HVAC improvements were able to
1989 air pathways using CONTAM be foregone.
software — a multi-zone indoor
Year renovated air quality and ventilation analysis
27%
Energy Reduction
2013 – 2016 computer program provided by
NIST. Crucially, the CONTAM
other
Occupancy model helped determine that
50% Owner occupied; HVAC-based countermeasures to
50% Multi-tenant infiltration would not be required if
physical barriers were deployed. 4.5
NYC LL97
96 70 5.8 2030 Limit
17. Energy
photo courtesy of Transport for London

Retrofit Background “In 2015, TfL appointed
E.ON to carry out an energy
TfL Palestra The Palestra building was
completed in 2006 as a speculative
performance contract, through
Overview
the Greater London Authority’s

Building commercial property. The building
was designed and constructed
RE:FIT program. E.ON’s solution
lighting
guaranteed significant utility cost
to be a high energy performer — Daylight sensors to control
savings and an 8% reduction in
earning a Very Good sustainability lighting
CO2 emissions.” 17.1 A selling point
rating from the Building Research
was that the building could be
Establishment Environmental
renovated while still occupied
Assessment Method (BREEAM).
and operational. TfL has worked
The building included a “gas-
closely with the E.ON and Palestra
powered tri-generation combined cooling
Retrofit Approach teams each year to make further
cooling, heating and power (CCHP) New electric driven chillers
improvements.
• Repositioning system; a solar PV installation on RCx of existing absorption chiller
• Major tenant turnover the roof; micro wind turbines; relocate servers to optimal
• Energy-only retrofit efficient T5 lighting; rainwater location for cooling
Other Benefits
• Incremental improvements harvesting; and a hydrogen
fuel cell.” 17.1 In addition to the energy and
Retrofit Motivation Transport for London (TfL) carbon savings achieved, heating
became the primary lessee in 2008, occupants enjoyed a longer-lasting RCx of gas CCHP to optimize use
• ESG commitments
and in 2013, when the London supply of hot water in the shower of low temp. hot water
Development Agency vacated room and improved temperature
two floors, TfL occupied the entire management on office floors.
Palestra building. Much of the
energy retrofit measures were Economic Considerations
driven by TfL. ventilation
Key Figures The total project costs for
Fresh air controls with presence
the scope of work that has been
Description of Retrofit detectors enabling shutdown
Pre-Retrofit Site EUI 147 kBtu/sf completed since 2013, when when areas are unoccupied
Post-Retrofit Site EUI 113 kBtu/sf Following its initial occupancy TfL became the sole occupier
% Energy Reduction 23% in 2008, in tandem with ongoing
fit-out work, TfL first worked to
of the building, including the
energy performance contract
Already designed with cutting-
advance the building BREEAM
rating from Very Good to Excellent.
with E.ON and BMS upgrades, is
$2,000,000. E.ON had guaranteed
edge sustainability features and envelope
“During this phase of work, almost

all of the original building services
annual savings of $140,000,
but actual savings in the first year
recognized as a high-performing
Location
London, England
plant was retained, but much was
upgraded or improved.” 17.2 Work
of full implementation have been
$550,000.
building, TfL utilized an energy
Owner
included a more efficient chiller
system, building management
performance contract to achieve
Blackfriars Investments Limited system (BMS), daylight controls,
and efficient computer systems. This project demonstrates the
even further system optimization,
Floor Area
404,000 sf
TfL also required that a traffic and
bus control center on the second
potential for deep energy savings
when an owner and tenant work
motivated by ESG goals.
floor, which requires 24-hour closely together with shared
Number of stories operation, be installed. goals. Comfort, carbon emissions Site EUI GHGI (using NYC LL97 factors)
12 “In 2013, when TfL became reduction, energy cost savings, and
kBtu/sf kg CO2/sf energy source hot water
the sole occupant of the building, optimal working environment were Energy Reduction electric
New DHW tanks and heat
Year built it reconfigured building electrical shared objectives for this retrofit natural gas
exchangers to optimize low temp
2006 infrastructure to allow for and were all achieved over the 23% hot water from CCHP
additional control rooms. It also retrofit and retro-commissioning
Year renovated commissioned Verco to investigate process. Continued fine-tuning,
2010 – present why the original trigeneration each year, has resulted in
CCHP was not operating as appreciable savings.
other
Occupancy originally anticipated.” 17.1 This
New BMS to replace existing BMS
Single-tenant study identified improvements that
roof and ground floor vegetation
could be made to the hot water
system and to the tri-generation
CCHP system, which, as a result,
4.5
NYC LL97
was temporarily shut off. 147 113 7.2 2030 Limit
18. Retrofit Background Metered Energy Savings and A strategic, major repositioning Energy
Other Benefits
330 West 34th This retrofit was a comprehensive
renovation in an effort to reposition Site EUI decreased from 48 kBtu/
included significant energy Overview
Street an aging 18-story commercial office

property in Midtown Manhattan.
sf to 40 kBtu/sf, a savings of 17%
annually.
conservation measures, whether lighting
Before this retrofit project, the
largest tenant in 330 West 34th Economic Considerations
motivated by energy goals or not. Base building lighting retrofit
with LED bulbs and occupancy
Street was the traffic division of the sensors
Separate costs or budgets for Tenant spaces lighting replaced to
New York Police Department with
photo courtesy of Vornado Realty Trust

energy efficiency were not broken meet NYC Energy Efficiency Code
a nine-to-five schedule. Following
down for this renovation, rather
the property’s repositioning the
they were embedded in the
property is now fully occupied and cooling
Retrofit Approach approach and specifications by the
leased to higher occupant density New floor-by-floor tenant DX units
owner. Based on previous studies
• Repositioning and tenants with longer hours, Replaced HVAC in common areas
the owner has developed energy
• Major tenant turnover including a global construction
efficient design standards such
• Energy-only retrofit company, marketing firm, a retail
as regenerative elevator, lighting,
• Incremental improvements corporate headquarters, and
and controls. Also standard energy
similar professional tenants.
efficient fit-out design standards
Retrofit Motivation In addition to a transformation heating
for tenants were part of a green
of the tenant roster, the building
• ESG commitments lease and incentive program by
added considerably to its occupant
• Energy cost savings the owner.
density, with over 3,500 full
time employees on a normal
• Compliance or penalty avoidance Key Lessons Learned
business day.
Even when not the explicit goal,
Description of Retrofit a major repositioning and bringing ventilation
Key Figures
tenant fit-out up to current code ‘Free cooling’ coils in DX units
Nearly the entire building was
represents a big opportunity
Pre-Retrofit Site EUI 48 kBtu/sf included in the scope of this
for energy conservation measures.
Post-Retrofit Site EUI 40 kBtu/sf repositioning, so energy systems
Bringing an older building with
% Energy Reduction 17% were impacted across the board.
outdated systems up to date
Tenant spaces were fit out and
with contemporary lighting,
Post-Retrofit GHGI 3.3 kg CO2/sf brought up to code with a focus
controls, and appliances offers envelope
(using NYC LL97 factors) on lighting replacements which
major energy savings. Selective replacement of some
reduced lighting power density windows from single-pane to
dramatically. A fairly simple floor- double-pane
Location by-floor HVAC approach was
New York, New York implemented with new DX units on
every floor. The new BMS and DX
Owner units allowed better control and
plug loads
Vornado Realty Trust sequence of operations responding
Appliances and plug loads in
to static pressure sensors. New tenant spaces compliant with NYC
Floor Area dampers on new mechanical Energy Efficiency Code
720,000 sf rooms on each floor allowed Cloud computing to limit data
better temperature and ventilation center space and energy use
Number of stories control. Demand control Site EUI GHGI (using NYC LL97 factors)
18 ventilation from CO2 sensors in
conference rooms allowed reduced electric
New electric DHW tanks
Year built fresh air requirements and reduced fuel oil
1925 heating and cooling loads.
Year renovated
2016
other
17% Destination-dispatch regenerative
Energy Reduction drive elevators
4.5
NYC LL97
48 40 3.3 2030 Limit
1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18.
technical solutions
HQ
UN
Building
Federal
Rogers
Byron
Street
Hastings
1177 West
Mixed Use
Station
Kyoto
Lexington
560
West
Manhattan
Five
NEC HQ
Center
District
Building
Millennium
Building
State
Empire
Plaza
Riverside
South
222
Plaza
Park
Battery
One
Lane
Maiden
125
Pennsylvania
1001
Assurance
Sun Life
Grand
801
Building
Palestra
TfL
Street
34th
330 West
matrix
Reduced lighting power density
Daylight sensors and controls

lighting
Occupancy sensors
Reduced lighting schedules
Cooling plant replacement or upgrade
VFDs on motors for pumps, fans, etc.

cooling
Reduced schedules and setpoint temps
Other innovative cooling ECMs
Boiler plant replacement or upgrade
Distribution system improvements

heating
AHU replacement or upgrade
Demand control ventilation

ventilation
Outside air economizer
Façade reclad or window replacement
Air tightness improvements

envelope
Additional insulation
Energy Star appliances, new computers
Cloud-based computing (no servers)

plug loads
Other plug load ECMs
Hot water heater replacement
Electrification of hot water generation

hot water
Other hot water ECMs
Upgraded or new BMS and controls
Regenerative drive elevators

other
On-site renewables
Other ECMs

solutions • Natural daylighting
• Motorized blinds with app control
• Chiller plant retrofit
• High-efficiency magnetic bearing
ECMs included increased (CHP) plant installations or constant volume systems to VAV
deadband, adjustments to chilled improvements. Energy savings systems. Other central system
summary • Daylight dimming, occupancy/
vacancy sensors and controls
chiller
• New variable speed screw chiller
water supply temperatures, chiller were achieved through higher measures included isolation
lockout schedule adjustments, and conversion efficiency boilers and dampers and conversion to
• Daylight sensors and controls • Chiller upgrade to Turbo Chillers
increased outdoor air free cooling. improved controls. displacement ventilation,
• Active blinds with VFD
• Heat Recovery Heat Pump • Setpoint temperatures reduced • Boiler replacements with new high • New VAV AHUs
Occupancy sensors
• Well water based water source • Increase deadband for VAV units efficiency condensing boilers • Total air distribution system converted
Another common lighting ECM heat pump • Adjust free cooling OA and chilled • High-efficiency condensing boilers and to VAV
lighting included motion sensors to • New DX units throughout property water temperatures thermal storage tank • Displacement ventilation
monitor occupancy and switch • Retro-commissioning of existing • Chiller lockout schedule and settings • Replaced old steam-to-water • Air distribution upgrades (overhead,
Reduced lighting power density
off lighting in unoccupied spaces. absorption chiller conversion for perimeter heating to hybrid overhead, perimeter fan coil,
Most buildings in this survey More advanced examples in this • New chilled water and condenser Other innovative cooling ECMs new natural gas condensing boilers and chilled beam)
included some form of lighting compendium included occupancy water pumps • Natural gas cogen for hot water • VFDs on all supply and return/exhaust
Cooling systems had the widest
fixtures or lamp replacements sensors networked to BMS to • Cooling tower replacement • Steam to natural gas boiler conversion fans
variety of innovative and unique
which included LED lighting, directly control overhead lighting, • Cooling tower refurbishment • RCx of gas CCHP to optimize use of low • AHU controls upgraded
energy efficiency solutions that
T5 or T8 lamps, task lighting, temperature setpoints, and • Chilled beams temperature hot water • VFDs on new air handlers with fan array
were customized to the specific
or dimmable ballasts. New ventilation. Simple examples of • Air and waterside economizers • Heat recovery plant utilizing waste • AHU VFDs and static pressure
conditions of the mechanical
technologies for lamps and occupancy controls were direct • Constant volume induction converted heat via chiller heat mode reduction
cooling systems in the buildings
fixtures provide higher efficacy switches of lighting in stairwells or to active chilled beams and VAV • Air-source heat pumps • Floor isolation dampers
in this study. The following ECMs
which allows an overall reduction parking areas. • VFDs set to auto mode and confirm
were unique to only one or two
in energy use with better light VFDs on motors in AHUs, cooling Distribution system speed settings
• Occupancy sensors buildings so are listed here for
temperature and increased towers, pumps improvements
• Occupancy-based lighting controls brevity: chilled beams, river water
lumens. New codes limiting Demand control ventilation
• Occupancy sensors in stairwells Replacing old constant speed heat rejection upgrades, plate- For steam and hot water heating
lighting power density require
motors with variable frequency and-frame heat exchanger for free distribution systems this category Reducing fresh air demand supply
many of these lighting ECMs.
Reduced lighting schedules drive motors and associated cooling, damper seals on smoke included insulation of distribution to unoccupied spaces was another
• All new code compliant lighting controls allows pumps to reduce dampers, retro-commissioning hot water or steam pipes, common energy conservation
A couple buildings implemented
• Lower lighting power density in tenant their electrical draw for non- of existing absorption chiller, replacement of valves, and new measure in the retrofits in this
the no-cost control ECM of simply
spaces peak operational conditions and relocate servers to optimal location perimeter units. For air-based study. This included either an
reducing the number of hours
• LED lighting upgrades in parking reducing energy consumption. for cooling, VRF system for lobby heating systems improvements occupancy sensor or CO2 sensor
overhead lights were on. This
garage, stairwells, and restrooms Common motors for VFD and lower level tenants, air and included VFDs on AHUs, increased and controls to reduce outside air
required lighting controlled by
• Lighting upgrade to T-8. T-5 and LED replacement included water pump waterside economizers, and VAV airflow control through dampers, supply volumes.
a BMS which is more common in
fixtures on floors with new tenant motors, air handling fan motors, terminals to replace constant and insulating ductwork.
large, tall office buildings than
fit outs chillers, and dx units. volume induction units.
other building typologies. • Steam or hot water distribution • Demand control ventilation and
• Continuous dimming high-efficiency
• VFDs added to chillers and chilled • Pipes for river water heat rejection pipe insulation CO2 sensors
LED lighting • Reduced lighting schedules
water pumps upgraded • Advanced steam controls and PRV • Reduced ventilation nights and
• Task lighting
• Refurbished DX units with new motors • Tenants charged for overtime upgrades weekends
• Base building lighting retrofit with LED
and VFD HVAC use • New actuators, VFD motors, steam • Fresh air controls with presence
bulbs and occupancy sensors
• Replace river water pumps and convert • Damper seals on the smoke evacuation trap replacement detectors enabling shutdown when
• Tenant spaces lighting replaced to cooling
to VFDs dampers • Perimeter Fin Tube, Steam to Hot areas are unoccupied
meet NYC Energy Efficiency Code
Cooling plant replacement or • VFD on condenser water • Relocate servers to optimal location Water Exchangers & Fan Steam Coil • Carbon Monoxide control on
• Lighting override controls
upgrade • VFDs on air handlers and pumps for cooling • Upgrade all internal controls to VAV garage ventilation
• VRF system for lobby and lower boxes in ceilings throughout each floor
Nearly as frequent as the lighting
Daylight sensors, dimming, Reduced setpoint temps and level tenants • Air ducts insulated Outside air economizer
replacement ECM, most buildings
active blinds schedules
in this survey conducted some Free cooling from 100% outside air
This group of ECMs includes type of improvement to primary Most tall office buildings have or increased supply of outside air
a variety of strategies to reduce cooling plant equipment. Examples some form of BMS which allows during shoulder seasons provided
heating ventilation
energy consumption through the of cooling plant replacement with fine-grained control of many some energy savings, particularly
harnessing of natural daylight to new high efficiency equipment setpoints related to cooling energy Boiler plant replacement or Air handling system replacement in all-air systems.
replace overhead powered lighting included: variable speed screw efficiency. Many of the buildings upgrade or upgrade
• Dedicated outside air system with
including: light shelves, reflective chillers, turbo chillers with VFDs, in this compendium found no-cost
This ECM included replacement A wide variety of energy efficiency heat recovery
ceilings, daylight sensors, daylight or high-efficiency magnetic energy savings through reducing
of primary boilers often at the measures dealt with air handling • Free cooling coils in each DX unit
dimming, or daylight switching. bearing chiller, heat recovery heat cooling setpoints and refining
end of their useful life. There equipment. Often AHUs were • Plate-and-frame heat exchanger for
Active blinds are included here pump, or new DX units. Lower- operating schedules. A number of
were a couple conversions from replaced if older existing free cooling
as some reflect light up to ceilings cost solutions included replacing owners included overtime charges
district steam to natural gas for equipment was past its useful life. • New dampers and controls for air
though some are controlled chilled water and condenser water for HVAC use which discouraged
primary heating source and a Many ECMs dealt with retrofitting economizers on all AHUs
to reduce solar gain rather than pumps or replacing cooling towers cooling energy consumption.
couple examples of natural gas new controls and VFDs on AHU
reduce lighting energy. at the end of their useful life. Other control-related cooling
fired combined heat and power fan motors and often converting


elevator energy consumption at
Glossary of Terms and
a small premium when elevators
Abbreviations
envelope plug loads hot water other ecms are replaced at the end of their
useful life or during a building-wide
Façade recladding or window Energy Star appliances Hot water heater replacement Upgraded or new control system
repositioning.
replacement
Some owners and tenants A few buildings in the study Control technologies have
• Regenerative drives on modernized
A few buildings in this study initiated policies or lease clauses found energy savings through advanced so much in the past AHU Air handling unit
elevators
undertook a complete facade requiring Energy Star appliances or replacement of old, inefficient decades that nearly all buildings
• Destination-dispatch regenerative BAS Building automation system
replacement if the building appliances that comply with NYC hot water heaters to new high in this study found energy savings
drive elevators
envelope was past its useful Energy Efficiency Code. efficiency condensing boilers. through installing a completely BMS Building management system
life or significantly out of date. Some fuel switching from district new building management system
• New Energy Star appliances Other ECMs CAV Constant air volume
Other more modest approaches steam to natural gas was also or upgrading an existing BMS. With
• Appliances and plug loads in tenant
included simply replacing windows identified, though that may have increased controllability energy Some ECMs did not fall into typical CCHP Combined cooling, heating,
spaces compliant with NYC Energy
or a selection of windows with had more of a positive impact on savings can be achieved through categories or were uniquely suited and power system
Efficiency Code
products with higher insulation energy cost than on energy or reducing airflows, setpoints, to a single property, but should still
CHP Combined heat and power
values, solar performance, and carbon intensity. lighting, and other systems during be highlighted as potential ECMs.
No data servers in building
air tightness. unoccupied or favorable weather These included: replacement of CO Carbon monoxide
• High-efficiency condensing boilers
A major energy user within tenant conditions. domestic water pumps, continual
• Facade complete recladding • Natural gas cogen for hotel HW DCV Demand control ventilation
spaces has been data servers and audits and optimization of various
• High-performance window • New DHW tanks and heat exchangers • New BMS installed on majority
increased computation needs over schedules and controls, green DDC Direct digital control
replacement to optimize low temp hot water of equipment
the past decades. But with the rise roofs, submetering, and Demand
• Window refurbishment and coatings from CCHP • Upgrade of existing BMS programming DHW Domestic hot water
of cloud computing and remote Response Programs.
• Original glazed curtain wall, double- • Retail steam hot water heaters and modernized controls
servers, that energy consumption DX unit Direct expansion air
hung windows replaced with high • Conversion of pneumatic controls • Replaced domestic water pumps
has been moved to remote
performing, super-insulating windows Electrification of hot water to DDC • Continual audit of BMS settings to conditioning unit
locations outside the footprint of
• Selective replacement of some generation • Supervisory Control Management align HVAC schedules with lease
some buildings in this study. ECM Energy conservation
windows from single-pane to System (SCMS) requirements
Interestingly a number of buildings measure
double-pane • No data servers in building — all cloud • Cloud-based building energy • Seasonal audits to adjust BMS
elected to shift from central hot
computing management system (EMS), some setpoints for weather changes EMS Energy management system
water generation and storage to
Air tightness improvements • Cloud computing to limit data center more advanced than others, with • Night Audits to ensure lights are off,
point-of-use hot water heaters. For ERV Energy recovery ventilation
space and energy use the most advanced offering real- sensors are working, equipment is only
A simple low-cost measure for office buildings with low demand
• Majority of tenant servers moved to time energy management (RTEM) being used as needed, etc. ESCO Energy service company
buildings with older facades was to for hot water this reduced heat loss
the cloud capabilities • Demand Response Program
reduce air leakage through weather during storage and distribution ESG Environment, social,
• Tenant Energy Management Software • Roof and ground floor vegetation
stripping, caulking, gaskets, and which can be substantial for high governance
Other plug load ECMs and Engagement Program • Native plant species green roof
other retrofit measures that kept peak, low volume buildings like tall
• BAS system upgraded and integrated • Submetering of electrical loads, EUI Energy use intensity
windows in place. Other creative approaches to office buildings.
with ventilation system and river lighting, plug load, mechanical
reducing energy consumption from GHGI Greenhouse gas intensity
• Weather stripping replaced and new • New electric domestic hot water tanks pump system equipment, and emergency generator
plug loads included monitoring
gaskets installed • Local electric hot water heaters • Integration with mobile app and HRV Heat recovery ventilation
systems, plug load reduction
• Passive stack effect mitigation • Electrical point of use hot water Renewable energy dashboard with occupancy, DLH, and
studies, design guidelines for HW Hot water
• Façade air tightness caulking for the heaters for hand washing and low-flow temperature and humidity sensors
plug loads, and Green Leadership Due to the limited roof space
entire tower fixtures LEDs Light-emitting diode lights
programs. availability only a few of the tall
office buildings in this study M&V Measurement & verification
Additional insulation • Plug load reduction study and Other hot water ECMs
utilized on-site renewable energy
advanced power strips installed on MESA Managed energy services
On complete facade recladding Some innovative ideas generation technologies such
select tenant floors agreement
or roof replacement projects, implemented for hot water as solar photovoltaic or solar hot
• Remote, app-driven control for tenants
a low-cost ECM was to increase generation included condensate water panels. OA Outdoor air
• High Performance Design Guidelines
insulation on exterior walls and roof heat recovery and hot water heater
require efficient controlled tenant • Solar thermal domestic hot water PRV Pressure reducing valves
surfaces. This included bringing setpoint temperature schedule
equipment • Rooftop solar PV
insulation values up to code or even optimization. RCx Retrocommissioning
• Green Leadership team partners with • Solar hot water for hotel hot water
beyond code.
tenant services team to purchase from • Condensate heat recovery RTEM Real-time energy
• Super-insulated walls and roof with SMART suppliers that provide Energy • Adjust schedule on hot water heater Regenerative elevators management system
continuous air barrier Star appliances and computers for new that serves bathrooms, fitness center,
Tall buildings’ elevator demands SCMS Supervisory control
• Radiative barrier tenants and for existing tenants on and kitchens
inherently add a small percentage management system
• Additional insulation on exterior walls replacement cycles
of base building energy
• Additional insulation on roof and below Solar PV Solar photovoltaic system
consumption to all tall buildings
grade level
compared to low-rise buildings. VAV Variable air volume

But regenerative drive motors and
VFD Variable frequency drive
destination dispatch can reduce

conclusions As noted earlier, we identified The Path Forward • Cloud computing vs. on-site adopted in leading jurisdictions in
several key findings in this report data centers is an increasingly the US and other countries are also
and path forward that bear repeating:
Building retrofits have many
motivations, and are often
important opportunity. Moving driving new attention to measured
data centers out of tenant building performance.
• Major building-wide complicated, multiyear projects.
spaces into the cloud has been Regulatory compliance
renovation projects provide Nonetheless, they are an essential
demonstrated to result in quite with these new carbon emissions
an effective vehicle for deep part of achieving our city and
significant savings, and off-site limits, including the changing
energy savings state’s climate goals. This report
cloud servers typically operate carbon intensity of the electric
Energy efficiency can be a identifies several central issues as
much more efficiently grid, compels building owners
strategic addition to major part of the path forward to help
to look very differently at
renovation projects, providing accelerate and scale high-rise • Many tenant energy loads,
building retrofits. With carbon
for some of the deepest office deep retrofit projects. including computers,
as the metric, a different set of
savings while also significantly appliances, and other plug loads
technologies must be considered.
contributing to the overall A Critical Opportunity: ‘unregulated’ by energy code,
Faced with significant
property value creation. Tenant turnovers and leases can be significant contributors
penalties if a building does not
to EUI and GHGI; effective
• Tenant spaces present Substantial energy and emissions meet stringent emission limits,
tenant space design and
strategic and essential savings reductions can be found in owners will be much more focused
engagement can reduce these
opportunities addressing tenant spaces. Virtually on improved energy and carbon
loads significantly.
Tenant vacancy, turnover, or all of the non-owner-occupied performance, and reducing
New York City’s LL97 sets ambitious repositioning tends to be a time building projects took advantage The bottom line: to meet NYC GHG emissions. Instead of just
of reinvestment, and substantial of lease changes, or a building LL97’s emissions limits, there considering projected energy
GHG emissions targets, and a large energy savings can be found repositioning to attract a new or will need to be much more effort savings from modeling, there are
number of its high rises are over the in addressing tenant spaces — different kind of tenant, to make from building owners and their likely to be new contractual models
a key component of a carbon major changes within tenant tenants to collaborate on energy that deliver carbon savings to
limits and will require significant mitigation plan. spaces (or the building systems reductions, or they will need to sort avoid the penalties. There is also
reductions, particularly to reach the Tenant in place energy
serving those spaces). These out contractually how to split fines the potential for monetization of
tenant-related retrofits often if the building is over the limits. GHG reductions with the trading
2030 limits. Many questions have efficiency retrofits can
realized significant savings. system envisioned in LL97 —
be challenging, but highly
arisen about the ability to transform effective. Key points that were observed in
Looking Forward: the legislation requires a study
Carbon will be the new metric and implementation plan for a
New York’s existing skyline into • Planning and analysis are
the case study projects:
trading system that would allow
This report includes only high-
high performing buildings with foundational to a cost-effective • Tenant equipment and behavior
rise, deep retrofit projects that
for some buildings to purchase
deep retrofit drives many building energy “emissions reductions credits”
dramatically lower carbon emissions A comprehensive design consuming systems
have already been completed and
from other buildings, where they
have at least a full year of post-
— especially high-rise office buildings. and planning process
• Lighting retrofits were present retrofit energy performance data
can be delivered at a lower cost.
is a necessary component of This system could provide a new
in nearly every case study and (in many cases, several years of
creating an effective deep revenue stream for the most
are more often selected and post-retrofit data). These profiles
This survey profiles a diverse set retrofit that achieves predicted
controlled by tenants are all retrofits with lessons learned
forward thinking owners who can
results at effective costs. execute lower cost retrofits that
of eighteen projects that undertook • Equipment can be changed
looking backward at technologies,
perform below their respective
• Only measured performance motivations, and market conditions
a deep retrofit resulting in significant confers successful retrofit
or improved that allow for
of the last 10 years, while the
LL97 limits, thus providing a
more efficient delivery of monetizable carbon credit.
energy reduction — an average savings
after-hour demands for HVAC
drivers for change will certainly be
different in future decades. A carbon metric results in major
of a 37% reduction in their site energy Measured performance is hard systems, providing the comfort
Looking ahead to retrofits changes looking forward:
to find, but vitally important conditions only where needed
intensity. Even though the projects to verify results: ‘If you don’t instead of throughout the whole
being planned and implemented
• Carbon reductions will be a
now, there is a new regulatory
occurred prior to recent aggressive measure it, you can’t manage it space
paradigm that is shifting to
different lens to look through
and you can’t fix it.’ than energy cost
City and State climate legislation, • Occupant density drives measured energy and carbon
• Changing context: The look energy consumption; there performance. New York City’s • Expectations of a very
these case studies demonstrate that forward may be different than has been a major recent trend Local Law 97 of 2019, the clean electric grid can
it’s possible to implement a the look back for space “densification,” centerpiece of the City’s world dramatically influence heating
resulting in much higher energy leading Climate Mobilization decarbonization decisions
deep retrofit that meets or betters Carbon will become a new
use intensity in a given space Act, establishes GHG Intensity
performance metric, influencing • Building ROI considerations and
the aggressive 2030 emissions limits ROI economics, technology
(though likely to reverse in the limits starting in 2024, and getting
retrofit economics will change:
near term due to COVID health dramatically more stringent
of LL97, sometimes even by a choices, and retrofit project
concerns). Efficient tenant in 2030 and beyond, with very · Project paybacks shorten when
motivations, costs and benefits.
substantial amount. space design can dramatically significant financial penalties when large potential penalties are
reduce the energy and emissions those limits are exceeded. Other taken into account
growth from densification in building performance standards
many cases

· There may be new potential to overcome the barriers Closing Looking ahead to retrofits being
revenue streams from trading preventing existing high-rise
when buildings can be made buildings in NYS from achieving
As this report is being finalized,
in the summer of 2020, the
planned and implemented now, there
to operate under the emissions carbon neutrality.
limits
• Establish New York City as a
landscape is very different from
when it began. Demand for office
is a new regulatory paradigm that is
New Initiatives: Scaling change hub for successful retrofits that
create jobs and local economic
space in the post-COVID world,
and other unforeseen changes,
shifting to measured energy and carbon
In order to better understand how
to deliver very low-carbon high-rise
development while reducing
greenhouse gas emissions.
will dramatically influence the
decision-making process of owners
performance.
buildings, a number of planning
and tenants of office buildings.
efforts are now underway:
Additionally, the timing of
Carbon Neutral Buildings
The NY State Empire Building Roadmap ■ NYSERDA is also
this research occurred during the
COVID-19 pandemic and many
Regulatory compliance with these new
Challenge ■ As announced in leading development of a Carbon
Governor Cuomo’s 2020 State of Neutral Buildings Roadmap to
owners reported large office
buildings without a significant drop
carbon emissions limits compels
the State, NYSERDA is launching chart the course for the buildings
the Empire Building Challenge, sector to reach carbon neutrality
in energy use despite being mostly
unoccupied. This observation has
building owners to look very differently
which plans to leverage $50 million by 2050, as required by the
in State funds to create public- NY State Climate Leadership
not yet been fully researched and
needs further study.
at building retrofits.
private partnerships with leading and Community Protection
While this study has
real estate owners, occupants, and Act (CLCPA). Some building
intentionally focused specifically
solution providers to: typologies have an easier path to
• Develop and demonstrate
carbon neutrality, and it is widely
on high-rise office buildings,
a similar survey is needed to
With carbon as the metric, a different set
acknowledged that high-rise
low-carbon retrofit approaches
that can be replicated across
buildings present some of the most
understand successful deep
retrofits of high-rise multifamily
of technologies must be considered.
vexing challenges. Documenting
the State’s existing high- buildings. Given the prevalence
more, and deeper, retrofits, like
rise commercial office and of large, high-rise multifamily
those identified in this report, will
multifamily buildings. buildings covered by LL97, and
help guide what is possible as part
the many NYC stakeholders
• Recruit best-in-class of that statewide roadmap.
considering how to bring
equipment manufacturers,
them down to the new GHG
solution providers, and other Building Electrification
intensity limits, a similar global
businesses to invest in business Roadmap ■ To reach carbon
review of high-rise residential
development, innovation, neutrality it is necessary to phase
buildings would provide for an
and product development out burning fossil fuel and begin
understanding of current practice
a massive shift to electric heat
and document what is working.
and other end uses currently
Finally, in the course of this
Buildings to Watch served by on site fuel combustion
research, the authors identified
(or use of fossil driven district
a number of “buildings to watch”
New York, New York: energy systems like the ConEd
(see left), where a promising deep
Citigroup Headquarters district steam system). In order to
retrofit project is underway but
1333 Broadway understand the more near term
not yet complete, or not yet fully
Empire State Building “2.0” challenges to converting from
occupied with a year of measured
1100 Avenue of the Americas traditional fossil fuel based heating
energy data. A follow up to this
660 5th Avenue and hot water systems, NYSERDA,
survey, in two to three years, which
Rockefeller Center in collaboration with the NY State
includes several retrofits resulting
1270 Avenue of the Americas Department of Public Service, is
from LL97 early actions, as well as
825 3rd Avenue preparing a Statewide Building
key high potential projects outside
75 Rockefeller Plaza Electrification Roadmap that will
of NYC, would be essential to
identify challenges and barriers to
better understand how the state
Indianapolis, Indiana: building electrification in the near
of the retrofit market is evolving
99 High Street term, to chart the course for the
and the levers that can continue to
building sector to reach carbon
accelerate and scale its progress.
Boston, Massachusetts: neutrality.
Regions Tower

methodology and Using this set of criteria, a list of currently undergoing or have to each retrofit, economic key findings. The second goal
candidate buildings was assembled recently undergone a retrofit. considerations for each retrofit, of the workshop was to solicit
approach using public disclosure data from These buildings didn’t yet have the energy conservation measures feedback from the stakeholders.
New York City, Boston, Chicago, available post-retrofit energy data, (ECMs) included in each retrofit, The team wanted to understand
DC, Philadelphia, and Minneapolis. but are included in the “Buildings to and the key lessons learned during if the stakeholders found the case
Additionally, consideration was Watch” list on page 56. the retrofit. These interviews, studies and associated findings
given to buildings which had Once this subset of buildings along with any publications helpful, if the stakeholders felt,
been recognized for their energy meeting the technical criteria detailing the buildings and retrofit in the initial body of work, there
savings by certification programs was established, practical processes form the basis for the were any discrepancies with
like LEED O&M, Green Globes, considerations were then taken profiles of each building. their own experiences, and if the
and EnerPHit; buildings which into account. For each building, Then, for each building, an stakeholders felt the team had
had been recognized by award the study team endeavored to energy analysis and data validation missed any important resources
programs such as the ASHRAE interview an owner, engineering process was conducted. Many or retrofit projects. The three
In preparing this report, the first task Technology Awards, the AIA’s consultant, or someone directly buildings’ analyses rely on publicly workshops were organized by
was to create a long list of buildings that Committee on the Environment familiar with the building and disclosed benchmark data. In some categories of attendees — the
Top Ten Awards, and the Contest the retrofit process. This was not cases, energy data was sourced first workshop was held with
had the potential to be featured in this on Usage & Efficiency in Buildings always possible. For instance, from previous publications. If technical experts and building
compendium. A set of technical criteria (CUBE); buildings which were after analyzing public energy an owner wanted to provide systems engineers in attendance,
featured in other institutional disclosure data from various cities, energy data, the team used this the second workshop was held
that all buildings would have to meet for databases such as the US it seemed that a decent number of energy data, rather than publicly with government and non-profit
consideration was established, and is Department of Energy’s Better buildings had reduced their energy disclosed data, even if there were policy makers in attendance, and
Buildings Initiative database, the use appreciably over a number discrepancies between the two the third workshop was held with
listed here: European Commission-supported of years, however, our team was sources. Whenever available, commercial real estate owner
Construction21 database, and not able to find contacts for many energy usage included in the report representation in attendance.
the Rocky Mountain Institute’s of these buildings. Analyzing is presented with its constituent Overall, 19 stakeholders attended
Retrofit Depot; and finally, disclosure data from Philadelphia, fuel mixes, but this information was the workshops, a list of whom
• Buildings’ primary use must be office. buildings which were featured in four high-rise commercial office not always available. Energy usage is included in the Credits and
various publications such as High buildings were identified — all was converted to Site EUI in kBtu/ Thanks section of this report. The
Performing Buildings Magazine, built by 1983 — that met the NYC sf for all buildings. Greenhouse Gas workshops included that the team
• Buildings must be 10 stories or taller, the Tokyo 30 Low Carbon Buildings LL97 2024 limit for GHGI — 4.5 kg Intensity (GHGI) was calculated was in the process of creating a
Report, and Racine’s Exemplary CO2/sf. It’s very likely that these using carbon intensity factors relevant and compelling report,
and ideally over 15 stories tall. Buildings: Success Stories from buildings’ energy use has been as stated in NYC Local Law 97 and many of the key insights gained
Brussels. The sources listed here reduced since their opening, but legislation and summarized in during the workshops are reflected
are representative but not at the team was not able to arrange the table below. In some cases, in the contents of this report.
• Buildings may be from geographically all exhaustive. interviews for these buildings. GHGI was based on an estimated
diverse locations, but must have a The most fruitful resource Therefore, this study should not at fuel mix, in which case, a note is
used to find candidate buildings all be considered a comprehensive included in the References section.
climate comparable to that of New with deep energy retrofits, though, survey of high rise commercial After the team assembled
Fuel Type

Carbon intensity
factor
York City. was the professional networks buildings that have undergone retrofit information for each
of the study team participants. deep energy retrofits. Indeed, building, a building profile Electricity 0.084 kg CO2/kBtu
The team reached out to many as discussed in the introduction, was prepared and sent to the Natural Gas 0.053 kg CO2/kBtu
• Buildings must have metered individuals in commercial our goal was to identify 15 – 20 interviewees for each building for Fuel Oil 0.073 kg CO2/kBtu
real estate, building systems representative buildings meeting their review. Nearly all comments
energy data from both before and engineering, and green buildings the profile criteria. Finally, in three on the subject matter of the
District Steam 0.046 kg CO2/kBtu
after the energy retrofit. Ideally, circles. After following many instances, the team relied on case profiles were accepted by the team
leads, a small subset of buildings studies or publications profiling before publishing this report.
this data would be publicly available, was established, with all meeting a building, rather than on a direct Finally, it’s important to
reported in a disclosure program the study’s technical criteria interview. note that, at the mid-point of this
established above. It is worth After the process of filtering project, the team conducted three
or somewhere similar. noting that the team was referred down potential buildings, the workshops via videoconference
to a large number of European team arrived at the final list of 18 with community stakeholders. The
high-rise office buildings, but all buildings included in this report. goal of these workshops were two-
• Buildings must have deep energy but one lacked accessible metered At this point, interviews were fold. The first goal was to share the
savings due to a retrofit project energy data, likely due to privacy conducted. For each building, the progress that had been made to
customs in Europe. The well- team interviewed those people date, namely, the establishment
or process, with savings of at least known, retrofitted Deutsche Bank indicated in the References section of criteria for selecting buildings,
20%, but ideally with savings greater Headquarter towers in Frankfurt, and asked questions about the initial resources and contacts
Germany, was one such example. building’s history, the building’s consulted, a short-list of
than 30%. The team was also referred to ownership, the building’s tenants, candidate buildings for inclusion
a number of buildings that are the motivation and approach in the report, and preliminary

project Energy Data Source*
Pre-Retrofit**: HPBM Magazine
6. Five Manhattan West
Interviewees and Reviewers
Alexandrea Harry. Increasing Tenant Engagement
Through Plug Load Management. Institute for
222 South Riverside Plaza | JLL website.
Renovations page. <http://www.222sriverside.
15. Sun Life Assurance
Interviewees and Reviewers
references
Daniel Kindbergh, Brookfield Properties Market Transformation (IMT). 2016. <https:// com/renovations.html>. Don Mclauchlan, Elara Engineering
Post-Retrofit**: Energize Denver dataset, City of Sabrina Kanner, Brookfield Properties www.imt.org/resources/increasing-tenant- Matt Swanson, Elara Engineering
Denver, Colorado <www.EnergizeDenver.org>. engagement-through-plug-load-management/>. Illinois ASHRAE. Technical Awards 2016, Group
11.1
2018. Energy Data Source Poster: JLL and Grumman/Butkus Associates. Publications
Pre- and Post-Retrofit energy data provided by Philip Henderson and Meg Waltner. Real-Time
9.1
“222 South Riverside Plaza: Mechanical Value- ASHRAE 2012 Excellence in Engineering Illinois
*The EUIs reported have been calculated jointly Brookfield Properties Energy Management: A Case Study of Three Large Add Improvements.” <https://illinoisashrae.org/ Award and Technology Award at ASHRAE Society
for the Byron Rogers Federal Office Building (FOB) Commercial Buildings in Washington, DC. Natural downloads/Tech_Awards_Docs_2016/group_ Level, by Elara Engineering
1. United Nations Headquarters and adjacent Byron Rogers Courthouse, which
Publications Resources Defense Council (NRDC). October poster_1.pdf>.
share a central plant. The post-retrofit EUI of the 7. NEC Headquarters 2013. <https://www.nrdc.org/sites/default/files/ Energy Data Source
Seventeenth annual progress report on the FOB alone is estimated to be in the mid 30s. Interviewees and Reviewers Energy data source Pre- and Post-Retrofit energy data taken from
implementation of the capital master plan. Item tower-companies-case-study.pdf>.
NEC Building Facilities Pre- and Post-retrofit energy data are from ASHRAE Technology Award profile*
136 of the provisional agenda, 74th session. August **Pre-Retrofit GHGI is calculated based on Satoshi Chida, Tokyo Metropolitan Government “Bright Future For Nation’s Capitol Office Building Chicago’s public benchmarking data and from the
8, 2019. Report of the Secretary-General. United an estimated fuel mix; post-retrofit fuel mix is Yuko Nishida, Renewable Energy Institute Launches Largest Solar Array Of Its Kind” Press Retrofit Chicago website. *Pre-Retrofit GHGI is calculated based on an
Nations General Assembly. estimated. Release by The Tower Companies. January 20, estimated fuel mix; post-retrofit fuel mix is
Energy Data Source 2015. <https://towercompanies.com/wp-content/ *Pre-retrofit fuel mix is estimated. estimated.
Assessing the Carbon-Saving Value of Retrofitting Pre- and Post-Retrofit energy data provided by
versus Demolition and New Construction at the 3. 1177 West Hastings Street uploads/2016/01/1909-K-Solar-Press-Release-DE-
NEC Building Facilities Solar.pdf>.
United Nations Headquarters. December 6, 2016. Interviewees and Reviewers 12. One Battery Park Plaza 16. 801 Grand
Syska Hennessy Group, and Vidaris, Inc. <https:// Alex Lau, Golden Properties Ltd Energy data source Interviewees and Reviewers Interviewees and Reviewers
www.vidaris.com/uploads/files/assessing-the- Kenric Lee, Golden Properties Ltd 8. District Center Pre- and Post-Retrofit energy data taken from Gene Boniberger, Rudin Management Company David Eldridge, Grumman/Butkus Associates
carbon-saving-value-of-retrofitting-versus- Publications DC Building Energy Benchmarks (2011 and 2018 Thomas Fletcher, Rudin Management Company
demolition-and-new-construction-at-the-united- Energy data source 8.1
“MetLife District Center,” Better Buildings, Eugene Hennessy, Rudin Management Company Publications
Pre- and Post-Retrofit energy data provided by respectively). David Eldridge, “Leveling Up: Using
nations-headquarters-199.pdf>. U.S. Department of Energy. <https:// Luis Rios, Rudin Management Company
Golden Properties Ltd* betterbuildingssolutioncenter.energy.gov/ Measurement & Verification to Improve
United Nations Headquarters. Whole Building
1.1
showcase-projects/metlife-district-center>. 10. Empire State Building Energy data source an Office Building,” for High Performing
Design Guide. April 21, 2017. National Institute Post-Retrofit data was given from July 2019 to Pre- and Post-Retrofit energy data provided by Buildings Magazine (HPBM), ASHRAE, Fall
June 2020, which likely includes some reduction Interviewees and Reviewers
of Building Sciences. <https://www.wbdg.org/ “Metlife Investment Management’s District Center Dana Schneider, Empire State Realty Trust Rudin Management Company 2019. <https://www.hpbmagazine-digital.org/
additional-resources/case-studies/united- due to Covid-associated closures. Recognized For Sustainability Leadership,” Better hpbmagazine/fall_2019/MobilePagedArticle.
nations-headquarters>. Buildings, U.S. Department of Energy. January Publications action?articleId=1517660#articleId1517660>.
23, 2020. <https://betterbuildingssolutioncenter. Dana Schneider and Paul Rode, “Energy 13. 125 Maiden Lane
United Nations Renovations: Original Scope 4. Kyoto Station Mixed Use Interviewees and Reviewers “801 Grand: Assessment, Modeling, and
Interviewees and Reviewers energy.gov/beat-blog/metlife-investment- Renaissance,” for High Performing Buildings
Reduced and Project Over Budget, but Lessons management%E2%80%99s-district-center- Magazine (HPBM), ASHRAE, Spring 2010. Sean Neill, (formerly) Transcend Equity Improvements” by Grumman/Butkus Associates
Learned Could Improve Future Projects. Report to Kazuhiro Otaka, Engineering Department, Nikken Development for JLL. Illinois ASHRAE. <https://illinoisashrae.
Sekki recognized-sustainability-leadership>. <https://www.hpbmagazine.org/content/
the Chairman, Committee on Foreign Relations, uploads/2020/04/10Sp-Empire-State-Building- Patrick O’Donnell, NYCEEC starchapter.com/downloads/2018_19_
United States Senate. GAO-15-414. May, 2015. Harunori Yoshida, Kyoto University “MetLife Investment Management,” Better Documents/801_grand.pdf>.
New-York-NY.pdf>. Publications
United States Government Accountability Office Publications Buildings, U.S. Department of Energy. <https://
(GAO). <https://www.gao.gov/assets/680/670218. betterbuildingssolutioncenter.energy.gov/ “Empire State Building Case Study Cost-Effective Deal Spotlight: 125 Maiden Lane” by NYCEEC, Energy Data Source
Harunori Yoshida, Kyoto University, and Naomiki March 2016 Pre- and Post-Retrofit energy data from HPBM
pdf>. Matsushita, Cx Planning, “Existing Building partners/metlife-investment-management>. Greenhouse Gas Reductions via Whole-Building
Retrofits: Process, Outcomes, and What is (2010 and 2016 respectively)
United Nations Headquarters Campus Renovation Commissioning of Kyoto Station Building” “555 12th Street Repositioning,” Smith Group. “Case Study: 125 Maiden Lane” by SCI Energy
presentation for Building Commission Association Needed Next,” by JLL, Clinton Climate Initiative,
of Facades. Heintges & Associates. April 27, 2017. <https://www.smithgroup.com/projects/555- Rocky Mountain Institute, and Johnson Controls. Energy Data Source
Docomomo. <https://docomomo-us.org/news/ Conference, Nashville, Tennessee, 2018. 12th-street-repositioning>. 17. TfL Palestra Building
<https://www.esbnyc.com/about/sustainability>. Pre-Retrofit energy data private Interviewees and Reviewers
united-nations-headquarters-campus-renovation- Harunori Yoshida, Kyoto University, and Naomiki
of-facades>. “MetLife Recognized for Energy Efficiency
8.2
Eric Harrington and Cara Carmichael, “Project Post-Retrofit energy data from NYC LL84 Colin Grenville, Erebus Environment Limited
Matsushita, Cx Planning, “Seminar 10 — Cutting- Leadership,” Facility Executive. January 23, 2020. Quinten Babcock, Transport for London
Edge Japanese Technologies SHASE Award Case Study: Empire State Building,” for RetroFit: a Disclosures (2016)
Energy Data <https://facilityexecutive.com/2020/01/metlife- Rocky Mountain Institute Initiative, 2009. <https://
Pre- and Post-retrofit energy data* taken from for Renovation Project in 2019” presentation investment-management-recognized-energy- Publications
for Building Commission Association, Orlando, rmi.org/wp-content/uploads/2017/04/Buildings_ 17.1
TfL Partnership with E.ON Transforms
Table 2, Seventeenth annual progress report on efficiency-leadership/>. Retrofit_EmpireStateBuilding_CaseStudy_2009. 14. 1001 Pennsylvania Avenue
the implementation of the capital master plan. Florida, 2020. Publications Performance at Palestra. Better Buildings
Trey Barrineau, “District Center: A Downtown
8.3 pdf>. Partnership (UK BBP). December 4, 2019.
Item 136 of the provisional agenda, 74th session. “Kyoto Station Building Heat Source /
14.1
“1001 Pennsylvania Avenue,” Better
August 8, 2019. Report of the Secretary-General. D.C. Office Reborn as a Smart Building,” for Amy Cortese, “Makeover on 34th Street,” in Buildings, U.S. Department of Energy. <https:// <https://www.betterbuildingspartnership.co.uk/
Air Conditioning Equipment Renovation Development Magazine, NAIOP, Winter tfl-partnership-eon-transforms-performance-
United Nations General Assembly. Commissioning Project” for 7th Air Conditioning New York Times, October 4, 2008. <https:// betterbuildingssolutioncenter.energy.gov/
2019/2020. <https://www.naiop.org/en/ www.nytimes.com/2008/10/05/realestate/ showcase-projects/1001-pennsylvania-avenue>. palestra>.
*Energy data is aggregated for the entire campus and Sanitation Society Special Award “Renewal Research-and-Publications/Magazine/2019/
Award” by Kyoto Station Building Development commercial/05sqft.html>. Palestra Project Details. Buro Happold. <https://
17.2
— the Secretariat Building (805,225 sf), the Winter-2019-2020/Business-Trends/District- “Nuveen Real Estate,” Better Buildings,
General Assembly (251,560 sf), Basements + Co., Ltd., Kenken Design Co., Ltd., and Sand Center-A-Downtown-DC-Office-Reborn-as-a- Energy Data Source U.S. Department of Energy. <https:// www.burohappold.com/projects/palestra/#>.
Parking (1,231,300 sf), Hammarskjold Library Thermal Engineering Co., Ltd., for Building Smart-Building>. Pre- and Post-Retrofit energy data provided by betterbuildingssolutioncenter.energy.gov/
Commission Association, NPO, October, 2018. TfL Palestra Building Fitout. Pringle | Richards |
(60,000 sf), South Annex Building (20,000 sf), Empire State Realty Trust partners/nuveen-real-estate>. Sharratt | Architects. <http://www.prsarchitects.
and the Conference Building (224,000 sf). The Energy Data Source
James Scott Brew and Tomoaki Ushio, “Kyoto Pre- and Post-Retrofit energy data taken from “1001 Pennsylvania Avenue NW,” Hartman-Cox com/projects/workplace/tfl-palestra-building-
Secretariat Building is the subject of this profile. Station Undergoes Radical Energy Retrofit,” for fitout>.
DC Building Energy Benchmarks (2014 and 2018 11. 222 South Riverside Plaza Architects. <https://www.hartmancox.com/1001-
High Performing Buildings Magazine (HPBM), respectively). Interviewees and Reviewers pennsylvania-plaza>.
ASHRAE, Summer 2020. <https://www. Optimizing Energy Efficiency of the Palestra
2. Byron Rogers Fed. Building Mike Murphy, Grumman/Butkus Associates Building. Becca Allen. Spring 2006. The
Interviewees and Reviewers hpbmagazine.org/kyoto-station-kyoto-japan/>. Fiona Martin McCarthy, Grumman/Butkus “1001 Pennsylvania Avenue.” Hines. <https://www.
9. Millennium Building hines.com/properties/1001-pennsylvania-avenue- Pennsylvania State University. <https://www.
Bill Green, The RMH Group Energy Data Source Associates engr.psu.edu/ae/thesis/portfolios/2006/rsa126/
Andrew Olsen, GSA Region 8 Interviewees and Reviewers David Eldridge, Grumman/Butkus Associates washington>.
Pre- and Post-Retrofit energy data provided by Eugenia Gregorio, Gregorio Sustainability, LLC, Final%20Report/Allen-Thesis%20Full%20Report.
Bryan Zach, GSA Region 8 Harunori Yoshida, Kyoto University Energy Data Source pdf>.
Richard Stebbins, GSA Region 8 formerly of The Tower Companies Publications
City of Chicago, Retrofit Chicago website. “Fifth Pre- and Post-Retrofit energy data taken from DC
Tyler Cooper, GSA Region 8 Publications Building Energy Benchmarks* Energy Data Source
Third Center — 20% Energy Reduction Achieved Pre- and Post-Retrofit energy data taken from the
Publications 5. 560 Lexington Avenue The Millennium Building. Better Buildings in 2016 and 35% Energy Reduction Achieved in
Initiative. US Department of Energy (DOE). *Pre-Retrofit data is taken from a 2012 entry, UK’s Real Estate Environmental Benchmark (REEB)
2.1
Matthew Bartels and Michelle Swanson, “From Interviewees and Reviewers 2018!” <https://www.chicago.gov/city/en/sites/ and Post-Retrofit data is taken from a 2018 entry (2011 and 2019 respectively, although retrofit
Retro,” for High Performing Buildings Magazine Gene Boniberger, Rudin Property Management <https://betterbuildingssolutioncenter.energy. retrofitchicago/home/participants/fifth-third-
gov/showcase-projects/tower-companies- that excludes retail areas; we assume the 2012 activities began in 2010)
(HPBM), ASHRAE, Summer 2016. <https://www. center.html>. entry excludes retail also, although this is not
hpbmagazine.org/byron-g-rogers-federal- Thomas Fletcher, Rudin Property Management millennium-building> 18. 330 West 34th Street
Sudo, Chuck. “Nikki Kern Talks About The explicitly stated. The 2018 reported GFA is used to
building-denver-colo/>. Eugene Hennessy, Rudin Property Management “The Millennium Building Wins ‘Outstanding calculate intensities for both pre- and post-retrofit Interviewees and Reviewers
Renovations At 222 South Riverside,” 16 June 2016, Dan Egan, Vornado Realty Trust
Case Study. The Retrofit Depot. Rocky Mountain Building Of The Year (Toby)’ Earth Award” Press Bisnow Chicago. <https://www.bisnow.com/ conditions.
Luis Rios, Rudin Property Management Release by The Tower Companies. May 2, 2016.
Institute. <https://rmi.org/wp-content/ chicago/news/office/inside-jlls-40m-renovations- Energy Data Source
uploads/2017/04/Buildings_ByronRogers_ Energy data source <https://towercompanies.com/wp-content/ at-222-south-riverside-61462>. Pre- and Post-Retrofit energy data provided by
CaseStudy_2009.pdf>. Pre- and Post-Retrofit energy data provided by uploads/2016/05/Press-Release-Millennium- Vornado Realty Trust
Rudin Property Management Building-wins-a-TOBY-Award.pdf>.

about this This report made possible with
the generous support of
report New York State Energy Research
and Development Authority
Client Team
Michael Reed, New York Energy Research and
Development Authority (NYSERDA)
Disclaimer
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report Office Deep Retrofit

introduction and background

14. technical solutions matrix

conclusions and path forward

appendix: methodology and approach

about this report

6. Five Manhattan West

High Rise / Low Carbon 1

2 High Rise / Low Carbon High Rise / Low Carbon 3

The bar graphs below show pre- and

Preservation Act for precedent. 3.1

330 West 34th Street District Center

Five Manhattan West

mid-century, and it is imperative

1001 Pennsylvania Avenue

clues, and concrete models as

560 Lexington Avenue

801 Grand section, including complete Empire State Building

repositioning of the property, to climate goals. 5.5

222 South Riverside Plaza

Empire State Building

Sun Life Assurance

TfL Palestra Building

Kyoto Station Mixed Use Kyoto Station Mixed Use

6 High Rise / Low Carbon High Rise / Low Carbon 7

8 High Rise / Low Carbon High Rise / Low Carbon 9

New York, 39 805,000 Owner- 2008 – 2015 Repositioning

10 High Rise / Low Carbon High Rise / Low Carbon 11

Headquarters began on the Capital Master

photo courtesy of The RMH Group

as needed. The tank was sized to

photo courtesy of Golden Properties Ltd

occurred, the opportunity to do

dedicated operators, have been

1968 therefore closely coordinated with Energy

team simulate various operational

Team commenced the

photo courtesy of Harunori Yoshida

photo courtesy of Rudin Management Company

Avenue NYC. The building is 23 stories,

The strategies deployed

photos courtesy of Brookfield Properties

Manhattan it a high-profile, wide-ranging

West completed a comprehensive $350

which included a recladding of the

Number of stories Site EUI GHGI (using NYC LL97 factors)

market, NEC engineers developed

LED fixtures when the opportunity

photo courtesy of Cushman & Wakefield

contractors could struggle to

alerted the building engineer, and

photo courtesy of Ron Blunt

the building, one at a time as tenant

New York, New York $106M went to replacement of

Riverside Plaza retro-commissioning project

photo credit: Lindsey Frey

photo credit: Ryan Laber

Park Plaza in Lower Manhattan. The building

photo credit: Ryan Laber

included a new BMS coupled with

smoke evacuation dampers.

photo courtesy of Nuveen Real Estate