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 and West 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 is one of the most prestigious BUILDING MANAGEMENT SYSTEM business addresses in New York City. Located on Sensors and controls have been installed in over Madison Avenue between 53rd and 54th Streets in the 70% of the building’s heating, cooling and ventilation Plaza District of Midtown Manhattan, it is a 43-story equipment to enable efficient operation of equipment, office high-rise. including installation of the following: Building amenities include two first-class restaurants, • Sensors such as outdoor air temperature, mixed air, a sundry shop, a barbershop, immediate access to static pressure, differential pressure and enthalpy multiple subway lines, an outdoor plaza, paddle tennis • The old pneumatic controls system has been replaced court and a dynamic art program that includes a with a digital monitoring system segment of the Berlin Wall permanently on display. • Combined sensor and control units, such as Belimo MINIMIZING PAYBACK PERIOD energy valves fitted on chilled water lines Recent years have seen an almost complete • Variable frequency drives have been fitted to all replacement of building-wide HVAC equipment, as well pumps, chillers, fans and compressors as the introduction of new cutting-edge technologies. • State-of-the-art Schneider StruxureWare™ Building These investment programs have resulted in significant Management System Lobby with segment of Berlin Wall on permanent display energy savings with low payback periods. In addition, • Outdoor air and return air dampers 520 Madison has taken advantage of utility incentives from Con Edison to minimize capital outlay. OTHER MEASURES MAIN PLANT UPGRADES Additional measures include the installation of destination dispatch elevators, LED lighting and sub- The main plant room was completely gutted and rebuilt metering. during 2016 to optimize the use of space. This included the following: PLANNED FUTURE IMPROVEMENTS • Installing a 31-tank ice storage system totaling 6,200- 520 Madison is also looking to the future. This will ton hours (22,000 kWh) per day include continued plans to switch from pneumatic to • Installing two new state-of-the-art electric chillers, electric controls, installation of a state-of-the-art hot each 1,100-ton (3,900 kW) water heater, retrofitting turning vanes in ductwork to reduce head loss, and continued LED lighting retrofits. • Replacing all pumps • Replacing the steam condensate heat recovery unit

BMS schematic of main cooling plant 520 MADISON AVENUE, 11 WEST 42ND STREET AND BEVERLY HILLS PORTFOLIO

520 Madison Avenue, New York 2

The capital improvements undertaken have ensured that 520 Madison has the most appropriate technologies to meet tenant needs as efficiently as possible. The addition of sensors, controls and the Building Management System have enabled the operations team to save energy and money, without compromising space temperature requirements and Real-time remote tenant comfort. Tenant submetering 66% Destination dispatch elevations REDUCTION ICE STORAGE SYSTEM IN STEAM Ice storage provides a cost-efficient way to cool CONSUMPTION commercial buildings, while optimizing the power grid. Entire building digital monitoring system Daily operating regimen: The 31-tank ice storage system with electric sensors Slim line efficient is charged to full during off-peak electricity hours radiators (6pm-6am) using a dedicated chiller. Between peak energy hours (10am-6pm) the operating engineers optimize the use of the ice burn, ensuring they use the State of the art BMS system 1.1 total capacity before 6pm, thereby minimizing daytime Demand response MW PEAK peak cooling requirements. program REDUCTION Outcome: In excess of 8 GWh of cooling capacity is shifted from peak daytime hours to off-peak night- Control and time hours. This reduces strain on the grid and enables operation strategy Tishman Speyer to benefit from cheaper off-peak Annual air and electricity rates. Thanks to these savings and Con water testing Edison incentives, the payback on the ice storage 8 system was less than 3 years. The system also reduces GWH COOLING the carbon emissions per kWh produced as New York Replaced OA and SHIFTED TO OFF- RA dampers State’s base load power plants are less carbon intensive PEAK PER YEAR than those brought online to meet peak demand during the middle of the day. VFDS on all chillers, pumps, fans and This ice storage system is currently being used as part compressors of Con Edisons’ Demand Response Program to reduce New air LED lighting summer peak daytime demand in the building from compressors in lobbies 3.3MW to 2.2 MW. New electric Public park 31 chillers and plaza TANK ICE Ice storage STORAGE SYSTEM system 520 MADISON AVENUE, 11 WEST 42ND STREET AND BEVERLY HILLS PORTFOLIO

520 Madison Avenue, New York 3

MAIN PLANT COOLING OPERATIONS The operating regimen of the main cooling plant is just as important as the equipment itself. Year-round: The ice storage system is charged every night so that it can be used as the first cooling strategy regardless of the time of year. Normal summer: In addition to the ice storage system, the chiller with a variable frequency drive (VFD) will be brought online and modulated to the required demand. Peak/hot summer: The dedicated ice chiller with no VFD will be brought online at full capacity, with the VFD chiller modulating as required to meet the remainder of the load. SAVINGS Chilled water system: The Belimo energy valve project combined with the installation of VFDs on the chilled water pumps means that the cooling plant can operate on a low flow, low temperature (LFLT) control strategy, Main cooling plant rather than on a high flow, high temperature (HFHT) control strategy. This has resulted in 44% energy savings associated with pumping, 18% energy savings associated with chiller operation and a 60% reduction in GRID ELECTRICITY ELECTRICITY peak airside kW demand. HVAC fans: Rather than simply operating at full speed, ELECTRIC CHILLER W/VFD the installation of variable frequency drives means 1,100-TON all twelve fans run at low speed and meet ventilation (3,900 KW) requirements exactly, thereby saving energy. COOLING The steam system: This previously had limited ELECTRIC CHILLER controllability and was effectively all on or all off. 1,100-TON The new digital monitoring system has introduced a (3,900 KW) granular level of control and has resulted in a decrease NIGHT TIME ICE CREATION PEAK COOLING in steam consumption of 66%. 31 ICE STORAGE TANKS 6,200-TON HOURS PER DAY (22,000 KWH PER DAY)

ConEd STEAM HEATING HEAT EXCHANGER 520 MADISON AVENUE, 11 WEST 42ND STREET AND BEVERLY HILLS PORTFOLIO

CONTACT

GLOBAL HEADQUARTERS Tishman Speyer Rockefeller Center 45 Rockefeller Plaza New York, NY 10111 USA

T: +1 212.715.0300 E: [email protected] tishmanspeyer.com/contactus