| Glenborough Takes Energy Efficiency Strategy to the Next Level with the Niagara Framework®
It’s not always about the ‘money’ one commits into an operation; it’s
how you bring other important stakeholders, such as your tenants and
vendors, into energy conservation.
Carlos Santamaria, LEED AP
Glenborough’s Director of Engineering
12-story Class-A commercial office located at 1525 Wilson Boulevard,
Arlington, VA, managed by Glenborough, LLC • 23-year old building
consists of 316,959 square feet of multi-tenant office space •
Subject to an extensive renovation to bring current control system into
the 21st century
Building consists of multiple systems and equipment
including: • 12 - 60 Ton Lynskey AHUs with Turbocor compressors feeding
11 floors • 375 - Ceiling Fan Powered VAV boxes w/perimeter electric
heat • 2- 600 Ton BAC Cooling Tower • Tridium technology utilizing the
Niagara Framework • Floor lighting controls • 2- Condenser water pumps
• OSA Fan • Stairwell Ex. Fans • Parking Garage Fans
• CO2 monitoring sensors in garage
Glenborough required the ability to drive energy management activities
and guide daily decision-making in order to reduce energy consumption
and costs. They needed access to real-time information and control with
the air distribution systems throughout the building.
They also wanted to ensure they provided optimum comfort levels to each
tenant who occupies space and save energy, save money, and help the
environment through superior energy performance and maximum system
efficiencies throughout their building.
While Glenborough had a corporatewide energy management plan since
2004, it mainly consisted of water conservation with little focus on
energy efficiencies and energy reduction from their systems and
While many organizations and owners find reasons why energy reduction
efforts will not work or choose not to implement them, Glenborough
aggressively sought out proven, creative, and innovative solutions and
methods that would work.
Following the final commissioning of the project, the company decided
to participate in the EPA’s National Building Competition and was named
With better air distribution, real-time management and control and
better compressor efficiency with the replacement of existing
compressors to the new Turbocor units, Glenborough has reduced energy
consumption by over 2,353,000 kilowatts of energy in the 12-months
ending August 2010. This represents a 30% reduction to date. In
addition, they have improved their ENERGY STAR score from 46 to a
The building owner and facility management personnel now have the
ability to easily add new technologies into the system and integrate
with any system and equipment existing or new.
As a result of the contest and the success of the project, the
performance by Glenborough and the Wilson Boulevard building has been
and will continue to gain national recognition.
Building management also have plans to elevate tenant participation
into a formal “energy reduction” tenant program, providing frequent
tips on saving energy as part of routine tenant outreach. They will be
highlighting their own case to demonstrate the benefits and savings.
Additionally, they plan to incorporate additional technologies to continue to make the building run at peak performance levels.
Thanks to Niagara, Glenborough is energized in the substantial
financial and operational savings they are receiving, and are thrilled
to show other real estate organizations just how easy it is to turn
buildings around by reducing energy use.
Glenborough’s tenants and vendors are committed to demonstrating how
their determination and ongoing energy use practices significantly
impact how the energy use in the 1525 Wilson Boulevard Building is
being reduced. They hope their example will be a roadmap for other
organizations to follow.
The NiagaraAX Framework
The Niagara Framework® is being used as a centralized energy management
infrastructure to connect and bring together the different systems
including the management and control of all 375 – VAV boxes throughout
Niagara has also enabled the energy team to convert all of the
building’s pneumatic variable air volume boxes to direct digital
control, upgrade the energy management system, and is in the process of
upgrading all the compressors and controls for floor supply fans.
About Tridium Inc.
Tridium is the global leader in open platforms, application software
frameworks, automation infrastructure technology, energy management and
device-to-enterprise integration solutions. Our technologies extend
connectivity, integration and interoperability to the millions of
devices deployed in the market today and empowers manufacturers to
develop intelligent equipment systems and smart devices that enable
collaboration and communication between the enterprise and edge assets.
For more information about Tridium visit www.tridium.com
COMPANY: Glenborough, LLC
INDUSTRY: Commerical Real Estate
PROJECT: 1525 Wilson Boulevard
CHALLENGE: Retrofit a 23 year old building to save energy, save money
and help the environment through superior energy performance and
maximum system efficiencies throughout the building
SOLUTION: The Niagara Framework is being used as a centralized energy
managment infrastructure to connect and bring together the different
systems including the management and control of all 375 VAV boxes
throughout the building.
• 28% energy consumption reduction
• Major improvement in ENERGYSTAR score
• Finalist - EPA National Building Competition
• Saved over $283K in one year
The U.S. Environmental Protection Agency’s (EPA) ENERGY STAR National
Building Competition is a highly selective program for commercial
buildings to increase their energy efficiency as much as possible
between the start of the contest and August 31, 2010. The building that
reduces its energy use the most will be named contest winner. Fourteen
buildings from across the U.S. were selected to compete head-to-head to
work off their waste and reduce energy use to win the first National
competition. Each finalist is required to monitor their building’s
monthly energy use. The building that shows the greatest
percentage-based reduction in energy use will be named the winner in
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