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Operational Excellence

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Operational Excellence OVERVIEW Nike’s Greater China headquarters campus LEED® GOLD HIGHLIGHTS / STATS consists of a nine-story, Class A office Li Na office building: The Li Na and Liu Xiang buildings have both 379,140 sq. ft. building, Li Na, and a five-story conference been certified LEED® (Leadership in Energy (35,220 sq. m.) center, Liu Xiang, which houses conference and Environmental Design) Gold Core & Shell Liu Xiang conference facilities, media rooms and exhibition spaces. v2009, which emphasizes occupant comfort center: 218,600 sq. ft. Nike’s 600,000 sq. ft. (55,740 sq. m.) campus and well-being. (20,310 sq. m.) is part of The Springs, Tishman Speyer’s 20% savings on largest development project in China, CONNECTING TO THE COMMUNITY annual energy The Yangpu District is one of four urban costs, compared to situated in Shanghai’s Yangpu District, less ASHRAE 90.1-2007 than eight miles from the central business submarkets in Shanghai, centrally located baseline district. between the city’s two major airports. The 29% of site dedicated OPERATIONALUpon completion, The Springs will encompass Springs is conveniently situated along a to green space 9.7 million sq. ft. (900,230 sq. m.) spread over major transit hub and important education Adjacent to a 33-acre a 66-acre site. The full-service community corridor, with three of China’s most wetland ecological reserve EXCELLENCEoffers an eco-friendly lifestyle and will provide distinguished universities nearby. A number approximately 900 serviced apartment units of sports centers, shopping, and mixed- and nearly 8 million sq. ft. (740,000 sq. m.) use and residential areas also enhance the of Class A office, retail, hotel, cultural and location. Combiningamenity space. innovative technology with efficient operations at 520 CONNECTING TO THE ENVIRONMENT VISION As part of The Springs development, Nike’s MadisonSustainability, Avenue, flexibility 11 Westand customization 42nd campus benefits from strong ties to the local Streetwere key and goals Beverly from the Hills outset. Portfolio. Nike signed community through public open spaces, as a long-term lease agreement with Tishman well as enjoying a soccer pitch, regulation- Speyer in 2012, leading the two companies to size indoor basketball court and easy access collaborate closely on the new project. The to the adjoining 33-acre ecological park result is a contemporary work environment reserve. founded on the latest sustainable design principles and tailored to Nike’s needs. 407 N. Maple 520 MADISON AVENUE, 11 WEST 42ND STREET AND BEVERLY HILLS PORTFOLIO OVERVIEW Tishman Speyer aims to achieve operational 11 WEST 42ND STREET excellence across its properties, utilizing the Always at the cutting edge of technological latest technology to support this. While there development, 11 West 42nd Street was one are shared aspirations across buildings, each of the first commercial buildings in New is unique. Tishman Speyer regularly assesses York City to install a cogeneration system. 5 the mechanical equipment and operating A series of upgrades to the 6 MWe system, BUILDINGS routines of its properties to determine the along with the addition of various sensors best solution for each one. and controls, means as much waste heat as Here we review the operation of Tishman possible is utilized to meet building heating Speyer assets at three key locations and and cooling demands. demonstrate the application of different types of technology. BEVERLY HILLS PORTFOLIO Technology-driven solutions within our 520 MADISON AVENUE Beverly Hills portfolio (Maple Plaza, 407 3 The emphasis at 520 Madison Avenue has North Maple, Beverly Place), have focused on HEATING/COOLING been on capital investment to improve the reconfiguring the aging heating ventilation STRATEGIES plant room. This has included an ice storage and air conditioning (HVAC) system to a system to shift peak demand, and the variable refrigerant flow (VRF) system. addition of sensors and controls throughout Operational practices have been improved the building to enhance the sophistication with an emphasis on efficiency. The new of operations. These changes have enabled smart system enables better energy more efficient operation and resulted in monitoring and the ability to recoup costs from tenants. AWARD significant energy savings. Other initiatives WINNING have driven reductions in energy, water and In 2016, Maple Plaza won the Building waste, and further greening the building’s Owners and Managers Association (BOMA) cleaning program. Outstanding Building of the Year (TOBY) 520 Madison Avenue has been certified award. LEED® (Leadership in Energy & Environmental Design) Silver Existing Buildings since 2008. 520 MADISON AVENUE, 11 WEST 42ND STREET AND BEVERLY HILLS PORTFOLIO TECHNOLOGY Tishman Speyer has a multi-year capital plan • Variable frequency drives on all applicable in place for each building to guarantee that mechanical equipment it remains a leader in premier office space • State-of-the-art Schneider Building worldwide. The capital improvements detailed Management Systems here cover a range of categories, but there • Cutting-edge Energy Monitoring Systems are clear cross-cutting themes across the (EMS) linked directly to Energy Star rating three buildings. At the same time, capital system improvements are considered on a building by building basis to ensure each individual • Cloud-based HVAC control systems to enable building’s operations are optimized. tenants to program after-hour requests HEATING, VENTILATION AND TENANT SPACE AIR CONDITIONING (HVAC) User experience is a key sustainability goal for Improvements to the HVAC system are the Tishman Speyer and measures seek to enhance heart of building operations and fundamental tenant space. Initiatives have included: to occupant thermal comfort. Examples of the • Maximizing daylight harvesting, and installing technologies used in the portfolio of buildings shading systems to minimize solar gain. include: • Retrofitting LED lighting to save energy. • An ice storage system • Improving building performance through • State-of-the-art chillers window replacement or tinting programs. • Cogeneration and trigeneration schemes • Installing destination dispatch elevators to • Variable refrigerant flow (VRF) for both improve wait and travel times for occupants, heating and cooling or refurbishing elevator cabs. • Cooling tower replacement • Introducing sub-metering on a tenant-by- tenant basis. SENSORS, CONTROLS AND BUILDING • Upgrading to water-efficient flush and flow MANAGEMENT SYSTEMS fixtures. Intelligent building management is necessary if • Encouraging alternative transport such as efficiencies are to be optimized. Tishman Speyer electric vehicles and active travel modes such has introduced several measures: as bicycle use. • Sensors to measure a range of key operating parameters 520 MADISON AVENUE, 11 WEST 42ND STREET AND BEVERLY HILLS PORTFOLIO OPERATION The value of installing new technology Beverly Hills portfolio: Utilizing a variable can only be realized through meticulous refrigerant flow system is expected to yield attention during operation. Tishman savings greater than 50% as compared to a Speyer’s operations teams play a key role traditional system. in ensuring that buildings run efficiently, as well as engaging with tenants and local PEOPLE communities. Tishman Speyer invests in staff education and training, regularly running seminars on green OPERATIONAL EFFICIENCY building practices, code compliance, disaster Capital improvements coupled with the preparedness, as well as various other training underlying sensors, controls and Building sessions including LEED® (Leadership Management System (BMS) allow operators in Energy & Environmental Design) and to run the plant as efficiently as possible Building Owners and Managers Association to meet tenant needs, and reduce energy (BOMA) certification. Tishman Speyer has a consumption and carbon emissions. dedicated team of specialists who are highly 520 Madison: Use of the ice storage tanks experienced in building operations. shifts 8 GWh of cooling capacity from peak COMMUNITY ENGAGEMENT daytime hours to off-peak night-time hours. Tishman Speyer participates in many This reduces strain on the grid and enables regular events to help enhance community Tishman Speyer to benefit from cheaper connectivity, such as the Health and off-peak electricity rates as well as take Sustainability Fair, Earth Day and the City advantage of utility incentives. Harvest/Westside Food Bank drive, as well as 11 West 42nd Street: New sensors, controls running an annual coat drive, toy drive and and Building Management System have blood donation drive. In addition, Tishman allowed for an increase in waste heat Speyer hosts cultural events such as musical utilization for both heating and cooling. This performances and art exhibitions, including along with other measures has resulted in a an annual children’s art show. 30% energy saving. 520 MADISON AVENUE, 11 WEST 42ND STREET AND BEVERLY HILLS PORTFOLIO TECHNICAL INSIGHTS 520 MADISON AVENUE, 11 WEST 42ND STREET AND BEVERLY HILLS PORTFOLIO 520 Madison Avenue, New York 1 The installation of a 31-tank ice storage system at 520 Madison has curtailed BUILDING FACTS peak energy demand, reducing strain on the power grid and delivering Location: New York City significant cost and carbon savings. Smart sequencing is maximizing gains. Use: Commercial (including financial centre) Sq. ft.: 1,050,000 Owned since: 1982 LEED® EB Silver THE BUILDING SENSORS, CONTROLS AND THE 520 Madison Avenue
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