Tag: smart buildings

How SAP achieved LEED Platinum certification for their headquarters in Pennsylvania

As I was in Pennsylvania to attend SAP’s Analyst’s Base Camp event earlier this year, I took the opportunity to get a tour of the new LEED Platinum certified Headquarters building. I was shown around the building by the facilities manager, Jim Dodd, who informed me of the different steps taken to enable the structure to achieve its an impressive LEED Platinum certification from the U.S. Green Building Council (USGBC).

I videoed the tour and see below for a transcription of it:

Tom Raftery: Hey everyone! Welcome to GreenMonk TV, I am here in New Town Square at SAP Headquarters. I am with –

Jim Dodd: Jim Dodd.

Tom Raftery: Jim, you are –

Jim Dodd: The Facilities Manager for the campus.

Tom Raftery: Okay, now we are standing on a — we are in the new building in New Town Square.

Jim Dodd: The new LEED Platinum Headquarters’ building, right.

Tom Raftery: Okay, and can you tell me about the floor that we are standing on?

Jim Dodd: In comparison to the floor in the headquarters’ old building, where we used marble that was imported from Italy, what we wanted to do was to reduce that cost and do a sustainable floor. And so this floor is a concrete floor, and it has a mixture of seashells and glass in it on a terrazzo finish and then we polished it and honed it up, so it would be nice and shiny. But it’s considerably less expensive obviously than the marble floor in the main building and we use it in the atrium area in a radiant floor which we’ll talk about in a minute.

But it’s a less expensive solution and yet it’s a very attractive solution in terms of the flooring for both the link to the new building and the atrium that runs the full length of the floor downstairs on the promenade.

Tom Raftery: So, Jim, tell me about the floor.

Jim Dodd: Okay. In the promenade area, below us here, is a radiant floor, we have pipes that run through that floor and we have ten geothermal wells that are drilled in the back of our property. We take the water out of the ground where it comes as a constant temperature and we pump it through the piping on the concrete floor downstairs and the floor radiates heat or air-conditioning depending on what time of the year it is. And it helps to keep this big atrium very comfortable without having to use large amounts of air-conditioning or heating.

Tom Raftery: So it’s just using natural heat or cooling from the earth.

Jim Dodd: That’s correct, yes. So the water really comes out about 55 degrees out of the ground and we can pump that through the floor and that cools the concrete and radiates coolness in the summer time, and then in the winter time what we got to do is heat that water up to about 72 degrees and then we pump that through the floor and it heats the concrete and it radiates heat off the floor, and because it’s on the floor, it affects the employees immediately and it keeps the atrium very, very, very comfortable.

Tom Raftery: Okay, and you’ve got these nice banisters.

Jim Dodd: Yes, it’s an interesting situation here. When the original site survey was done for this building, it would have wiped out of a grove of the mature Chinese chestnut trees that are absolutely beautiful and are part of the aesthetics of the campus. So we moved the building in order to save half of those chestnut trees, but the chestnut trees that we did have to harvest in order to put the building here, we had them milled into handrails for the whole building.

About 90% of what’s in this building to construct it was sourced locally within 500 miles of the building and that’s a sustainability feature again, it provides points on the LEED scale because it cuts down on your carbon output because you are not exporting things from thousands and thousands of miles away.

Tom Raftery: So Jim, tell me about the under floor?

Jim Dodd: Yeah, the difference — the primary difference between the original building and the new building is in the original building the air distribution comes down from the ceiling plenum, and of course, that’s not very efficient because heat rises, so if you are trying to get heat down to where the people sit, it’s not in a very efficient approach. In this building, we use an under floor distribution where the air comes up through the floor and it’s controlled in each location with a vent, so people can control the amount of air coming in their space and by coming up from the floor, the treated air gets to the employee immediately and there is an immediate reaction to that temperature adjustment.

In the other building of course the hot air comes down but it turns around and goes right back up, so it’s not as efficient as this underfloor system is in this building here. We have a wood feature in each of our hallways that separate the neighborhoods and it’s made from bamboo. Again a sustainable wood that’s renewable every seven years in comparison to oak or walnut or some other wood that takes 40 or 50 years to mature. We decided to use bamboo in this building because it’s sustainable.

Tom Raftery: So, tell me about the carpets.

Jim Dodd: So the carpet, in most instances when you install large amounts of carpet, there is volatile organic chemicals in the carpet like formaldehyde that require you to aerate the building for a period of time before you can occupy it. We work with the manufacturer of this particular carpet to reduce or eliminate VOCs in it. So we did not have to ventilate the building for a period of time prior to occupancy.
And it makes for a cleaner environment for the employees overall without the organic chemicals off gassing from the carpet.

Tom Raftery: So what have we got beside us, Jim?

Jim Dodd: This is a filter water system that we put in. A number of years ago we used to provide bottled water for the employees and then we realized how much plastic waste was being generated, and even though it was being recycled. We decided to eliminate bottled water from the campus and we installed one of these Innowave water systems in each of our pantries. It’s filtered and it also cools the water and heats the water. So if you want to make tea, you can get hot water, and if you want cold water, you can get cold water.

But it reduced our cost by over $120,000 on bottled water, and got rid of the plastic issue.

Tom Raftery: So, Jim, where are we now?

Jim Dodd: We are in the chiller room of the new building of the Platinum LEED building and what we do that’s unique in this building in comparison to other buildings is we actually make ice at night and store it in these very big tanks behind me, and we use the system because at night the electricity is less expensive and the pressure on the grid is lower. So we don’t have to run the chiller during the day, because what we do is, we melt the ice during the day when we need air-conditioning and then we use that to cool the building and we don’t have to use our chiller during the day, when the grid is being stressed by everyone else, wanting air conditioning.

Tom Raftery: So Jim, tell me about this garden, where are we?

Jim Dodd: We are on the roof of the new building, believe it or not, and this is a green roof, this is a very unique approach to maintaining constant temperatures in the building. By having a green roof we keep the building cooler in the summer and warmer in the winter.
The other unique thing about this, as you can see we have to mow grass and we didn’t want to have to store gasoline up here, because it’s a hazardous flammable material. So we sought out a company that made a very good electric lawnmower and we mow the grass up here with electric lawnmower. In that way, we don’t have to store any gasoline up here, and it’s quite and it doesn’t just dirt people when they are working, it’s just a very unique approach to roof construction.

Tom Raftery: Jim, what have we behind this?

Jim Dodd: Behind this is the meadow as a part of our 102 acres of property here, and what we did this year, was working with the Triskeles Foundation and One Village, One Farm, these are non-profit organizations; we agree to put in an organic garden. We have enough room. So we put in a 100×50 organic garden with 22 raised beds and we’ll donate the food at the end of this year to all the local food banks.

We expect to produce hundreds of pounds of produce in this garden, and working with organic, no pesticides or anything like that, all natural ingredients to keep the bugs off, and then there is a 6 foot deer fence around it, because we have a lot of deer on the property and the garden would just get eaten to nothing. So we put a fence around it to protect it from the deer.

So we’re doing cucumbers, summer squash, tomatoes and peppers, and then, we’ll have a fall planting as well, and all of that food will go to the local food banks.

We have 80 volunteers that have volunteered to take care of the garden. So we have plenty of people to take care of it, and it’s going to work out really, really well, and it’s another sustainable aspect of the property.

We also have two beehives on the property as well. We have a beekeeper that works for SAP and he had asked us if he could put beehives on the property. And we agreed to do that, because we felt that that was another sustainable issue in terms of pollinating and protecting the bees.

There has been a degeneration of bee colonies around the world and so having good bee colonies is very important to the propagation of all the different plant life that we have on the campus. So we decided to put the beehives here as well.

Tom Raftery: So what have we behind us, Sir Jim?

Jim Dodd: Okay, what you see behind us here is a 60,000 gallon cistern, buried in the ground, and we collect our rainwater in that cistern and then we use the rainwater for irrigation and flushing toilets, you know what, they call brown water or gray water, and with all the rain that we’ve had it’s full.

But it’s another way for us to get LEED points, but it’s also a better way to manage our water consumption on campus because we can use that rainwater to irrigate. We have a beautiful courtyard in between the two buildings and we irrigate that with that water. We also irrigate the green roof that you’ve seen with the cistern water. So it all goes into that 2 million gallons of savings of water per year.

Tom Raftery: So why are we standing beside this artwork, Jim?

Jim Dodd: This is part of our social sustainability program where we work with local non-profits to do certain things. In this particular case, we work with a non-profit called Fresh Artists. These are young children, these are not adults, these are children who have painted this artwork that you see behind you.

We make a donation, substantial donation to fresh artists, so they can buy supplies and easels and paints and brushes for their children, and then we in turn purchase their artwork to hang in this building.

So except on the executive floor, all other floors of this building have examples of this artwork from these young children and some of them are quite attractive and fun. But it’s a social sustainability thing as a part of our work with the community.

And the IT systems?

Jim Dodd: It’s a dashboard.

Tom Raftery: Right.

Jim Dodd: And it tells you the consumption of electricity in this building, the consumption of electricity in the other building, and it tells me what my PUE is in my data center, which is a –

Tom Raftery: I know PUE.

Jim Dodd: Okay, you know what that is. So it tells me how we’re operating, whether there’s some kind of anomaly, we’re using more electricity than usual. We can get just a quick glimpse of how the building is functioning, and what its consumption rates are in both buildings.

But then they go far beyond that and they can drill down to an individual air handler, right to the motor and determine if it’s running, how fast it’s going, how much power it’s using. We monitor over 10,000 points of information of data on all the systems in the building.

Full disclosure – SAP paid my travel and expenses to attend the SAP Analysts Base Camp

(Cross-posted @ GreenMonk: the blog)

Microsoft, big data and smarter buildings

Smarter building dashboard

If you checked out the New York Times Snow Fall site (the story of the Avalanche at Tunnel Creek), then Microsoft’s new 88 Acres site will look familiar. If you haven’t seen the Snow Fall site then go check it out, it is a beautiful and sensitive telling of a tragic story. You won’t regret the few minutes you spend viewing it.

Microsoft’s 88 Acres is an obvious homage to that site, except that it tells a good news story, thankfully, and tells it well. It is the story of how Microsoft is turning its 125-building Redmond HQ into a smart corporate campus.

Microsoft’s campus had been built over several decades with little thought given to integrating the building management systems there. When Darrell Smith, Microsoft’s director of facilities and energy joined the company in 2008, he priced a ‘rip and replace’ option to get the disparate systems talking to each other but when it came in at in excess of $60m, he decided they needed to brew their own. And that’s just what they did.

Using Microsoft’s own software they built a system capable of taking in the data from the over 30,000 sensors throughout the campus and detecting and reporting on anomalies. They first piloted the solution on 13 buildings on the campus and as they explain on the 88 Acres site:

In one building garage, exhaust fans had been mistakenly left on for a year (to the tune of $66,000 of wasted energy). Within moments of coming online, the smart buildings solution sniffed out this fault and the problem was corrected.
In another building, the software informed engineers about a pressurization issue in a chilled water system. The problem took less than five minutes to fix, resulting in $12,000 of savings each year.
Those fixes were just the beginning.

The system balances factors like the cost of a fix, the money that will be saved by the fix, and the disruption a fix will have on employees. It then prioritises the issues it finds based on these factors.

Microsoft facilities engineer Jonathan Grove sums up how the new system changes his job “I used to spend 70 percent of my time gathering and compiling data and only about 30 percent of my time doing engineering,” Grove says. “Our smart buildings work serves up data for me in easily consumable formats, so now I get to spend 95 percent of my time doing engineering, which is great.”

The facilities team are now dealing with enormous quantities of data. According to Microsoft, the 125 buildings contain 2,000,000 data points outputting around 500,000,000 data transactions every 24 hours. The charts, graphics and reports it produces leads to about 32,300 work orders being issued per quarter. And 48% of the faults found are corrected within 60 seconds. Microsoft forecasts energy savings of 6-10% per year, with an implementation payback of 18 months.

Because Microsoft’s smart building tool was built using off the shelf Microsoft technologies, it is now being productised and will be offered for sale. It joins a slew of other smarter building software solutions currently on the market but given this one is built with basic Microsoft technologies, it will be interesting to see where it comes in terms of pricing.

One thing is for sure, given that buildings consume around 40% of our energy, any new entrant into the smarter buildings arena is to be welcomed.

Image credit nicadlr

 

(Cross-posted @ GreenMonk: the blog)

IBM’s Smarter Buildings and Smarter Cities announcements

Smart buildings are a topic I’m interested in and so I devote significant coverage to them on this blog. One of the reasons for that is that, for example, in the US alone, buildings are responsible for about 70% of the energy consumption and for about 40% of the greenhouse gases emitted and by 2025, buildings worldwide will become the largest consumer of global energy — more than transportation and the industrial sectors combined. Smarter buildings can help owners and operators cut energy use by as much as 40 percent and cut maintenance costs by 10 to 30 percent, according to IBM.

So why am I writing about Smarter Buildings again now?

Well, last week IBM launched its Intelligent Building Management software and refers to it as IBM’s “first advanced analytics software solution for Smarter Buildings”. To showcase its potential, IBM referenced three projects using the software:

  • Tulane University (as seen in the video above)
  • the Metropolitan Museum of Art in New York where IBM are helping the staff better control the environment to help with the preservation of the exhibits and
  • IBM’s Rochester Minnesota campus where the rollout of the software saw an already energy-efficient campus further reduce its energy consumption by 8%, according to IBM

    IBM Intelligent Operations Center for Smart Cities dashboard
    IBM Intelligent Operations Center for Smart Cities

Now while making software to make buildings more energy-efficient is pretty cool, IBM have seriously taken it up a notch by unveiling a software solution to make cities smarter. Called the Intelligent Operations Center for Smarter Cities this software is designed to help city officials to pull together data from divergent sources to help in the smoother running of cities.

 

IBM Intelligent Operations Center for Smart Cities

This is not new software, per se. What IBM have done is…

I want one of those cute energy dashboards IBM and HP are touting for my home

HP's Energy and Sustainability Management

Above is a screenshot of one of the slides from HP’s webinar announcing their new Energy and Sustainability Management solution.

What is most interesting about it for me is that, front and center there is a focus on Facilities and Buildings. We have already seen that IBM has identified Smarter Buildings as one of the major planks of its Smarter Planet program, now with HP chasing this sector as well, we are likely to see some major improvements in global building stock’s energy efficiency in the coming years.

It is nice to see HP re-discovering its interest in sustainability especially, since former CEO Mark Hurd eviscerated any programs related to sustainability in HP during his tenure. As my colleague James noted, the real legacy Léo Apotheker, HP’s new CEO, left SAP (where he was formerly CEO) is SAP’s deep commitment to sustainability. It looks like he is bringing his sustainability stamp to HP as well, but I digress.

As I noted in the post about IBM:

Smarter Buildings are obviously a big play what with buildings being responsible for anything up to 40% of the world’s energy use, and approximately 33% of the world’s greenhouse gas emissions – and then there is the market size to consider – every building on the planet potentially.

Though there is one qualification to that – I suspect in the cases of both HP and IBM, when they refer to Smarter Buildings, they are primarily referring to commercial real estate, not residential buildings…

The smart building space just got smarter

I attended an IBM Analysts day last week in London where IBM briefed us on a number of announcements in the Smart buildings space.

Why do we need smart buildings in the first place? What problem are they solving? Well, according to IBM, worldwide, buildings consume 42% of all electricity generated and by 2025 they will be the largest emitters of greenhouse gases on the planet! That’s definitely something we want to start tackling sooner rather than later.

What exactly is a Smart Building?

Building controls

Old Building controls

A Smart Building is one which takes data from all of a building’s disparate systems – think lighting, air conditioning, water heating and pumping, access control, video and physical security, lifts, etc. and provides integrated control of those system. Also a smart building has analytics to report when there are problems with any of the building’s connected systems and it brings all this information together into management dashboards appropriate for the users and operators of the building.

Having access to this data and integrated control enables building owners/operators to reduce energy consumption, increase operational efficiency and by responding more quickly to alerts, to reduce maintenance costs. According to IBM, adding intelligence to buildings, can reduce energy usage by 40% and maintenance costs by anywhere between 10-30%.

IBM see this as an important emerging space so they recently announced new software, appliances and partnerships to help address it.

The IBM partnership with Schneider Electric has yielded a new smarter buildings solution which when deployed in Bryant University in Smithfield, Rhode Island saw:

Rich Lechner talks about Smart Buildings and a Smarter Urban Infrastructure

I had a great chat about Smart Buildings the other day with IBM’s VP Energy and Environment, Rich Lechner.

Why are smart buildings important? Well, as Rich says, in the US buildings are responsible for about 70% of the energy consumption and for about 40% of the greenhouse gases emitted.

When you combine that with the fact that 3.5bn people are living in cities today and that that number is rapidly increasing you start to see why making buildings smarter needs to be a very high priority.

The chat with Rich was great because, as with all my interviews, it was unscripted and Rich talked knowledgeably and compellingly about the kinds of ways we can make buildings smarter, and gave the Venetian Hotel in Las Vegas as a case study of what can be achieved.

The interview was so good, I split it in two rather than cutting any of it out – here’s part 2:

[Disclosure] – These videos were sponsored by IBM.

by-sa