As an example of our achievements in the area of energy efficiency , energy conservation measures and programs implemented at a 900,000 square foot mixed-use facility in Boston, MA., resulted in decreased electrical consumption of over 2.3 Million KWH annually, representing an 18% reduction.

Our efforts at the this facility began immediately upon our award of the management contract with a two-phase energy conservation program. Phase I was comprised of a lighting retrofit which entailed changing over 16,000 lighting fixtures throughout 880,000 square feet of building space and encompassed replacement of incandescent lighting with compact fluorescent lighting, upgrading the existing fluorescent lighting with brighter and more efficient T-8 tubes and replacing electro-magnetic ballasts with new electronic ballasts. In addition, the perimeter offices had electronic dimming ballasts installed. These ballasts have fiber optic sensors which automatically dim the light down to a minimum 5% lighting output to maintain the ambient office illumination levels of 35 foot candles at desk level.

Phase II of the project consisted of specific energy conservation programs which further reduced electrical consumption at the facility by approximately 750,000 KWH annually.

The most significant energy conservation program was the installation of a new Direct Digital Control (DDC) Energy Management System. Utilizing state-of-the-art computer technology this EMS allows Building Control personnel to monitor and operate the building more efficiently. The DDC system is capable of calculating optimum start/stop times for the building equipment based on inputs such as space and outside temperatures. The system also monitors the electrical demand, and will shed non-essential loads once the demand rises to a pre-determined limit.

Phase II also involved the conversion of the chiller plant to variable flow primary/secondary pumping, and the conversion to a stratified thermal storage system which upgraded the plant to its highest load management potential, reducing electrical consumption by approximately 350,000 KWH annually. These conversion recommendations were based on research and experience gained in the thermal storage field since the completion of the existing plant design.

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