Case Study 3

CASE STUDY 3: 100 Pine Street, San Francisco

The building at 100 Pine Street in San Francisco is a 36-story high-rise with 402,534 rentable square feet. The high-rise is partially owned and fully managed by Unico Properties, Inc. Efficiency improvements at 100 Pine have allowed Unico Properties to increase its net operating income and win plaudits for improved environmental performance.

California’s energy crisis of 2001 kickstarted efficiency efforts at 100 Pine, leading the building management to hire an energy consultant to evaluate the building’s systems. Efficiency improvements were achieved though equipment upgrades, as well as through policy and behavioral changes that transformed the entire building’s staff culture around attention to energy usage.

Initial efficiency upgrade investments focused on retrofits to the lighting and HVAC (Heating, Ventilating and Air-Conditioning) systems, garnering savings through reduced steam usage in the HVAC system and reduced electricity load for lighting.

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In addition to technological efficiency upgrades, 100 Pine has accomplished significant efficiency gains through policy changes and by motivating a culture shift around energy efficiency in the building. The building management added a section on “Energy & Efficiency” to the tenant handbook. Some of the topics covered are:

• Turning off computers at night
• Using Energy Star® rated office machines
• Reducing the cooling load in a building through more efficient office equipment
• Recommending the purchase of office occupancy sensors

These simple and low-cost measures have netted savings throughout the building. Summary of efficiency improvements achieved to date at 100 Pine:
• A reduction of 1,200,000 kWh between the years 2000 and 2002 through fluorescent lighting upgrades and improved usage of the building EMS (energy management system).
• A reduction of 22.7 % or 5 million pounds of steam between 2001 and 2002.
• Earned an Energy Star® score of 76 out of 100 in 2003.

Looking forward, 100 Pine is seeking further environmental benefits and financial savings to increase profitability. These measures are displayed in Table F.4. Each of the four improvements being considered have paybacks between 1.3 and 3.1 years, with estimated total annual cost savings of over $500,000 plus incentives from the local utility (PG&E).

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Planned efficiency improvements at 100 Pine:

• Installation of occupancy sensors in all offices.
• Installation of variable speed drives on chilled water pumps and condenser water pumps as well as fans.
• Conversion of constant volume HVAC system to variable air volume system; install variable speed drives on supply fans.
• Installation of carbon monoxide (CO) controllers for garage ventilation fans.

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