This presentation focuses on exploring the challenges that require adoption of advanced methods and tools that measure environmental sustainability performance.

1. Get the Green Light to Go Greener
April 18, 2012 Program
Presenter: Bob Sawhill, CFM

2. Bob Sawhill, CFM
Solutions Consultant, EBUSINESS STRATEGIES
35 years in Workplace Management:
• Strategic Facility Planning, Industrial Engineering, Facility Project Management
• Workplace Management Technology Experience:
– Integrated Workplace Solutions Project Manager, Consultant
– IT Program Manager – RE & Workplace Services
– Software Product Manager, Strategist
Professional Association Involvement:
• Certified Facility Manager (CFM)
• IFMA - Chapter President, Information Technology Council leadership
• Open Standards Consortium for Real Estate (OSCRE) Workgroups
• Instructor & Guest Lecturer at Cal State University’s FM Program Course
Past Employers:
Hewlett-Packard, IBM-TRIRIGA, Tektronix, Lockheed, Memorex, USAA

3. About EBUSINESS STRATEGIES

4. IFMA’s 2011 Top 10 Trends & Outlooks
1. Sustainability
2. Complex Building Technology
3. Economic Recession & the Aging Building
4. Preparedness
5. Quantity and Complexity of FM Data
6. Finding Top Talent
7. Elevating The FM Profession
8. Evolving Skill Set and Business Acumen
9. Enhancing Workplace Productivity
10. Changing Workplace

5. Learning Objectives
• Understand the value of performance measurement and
management to detect issues, identify opportunities, and
foster data-driven decisions that align with sustainability
objectives.
• Discover analysis techniques and methodologies to
assess environmental opportunities, optimize scarce
resources, and deliver greener sustainability solutions.
• Learn, through case study examples, how best practices
and technology enablement can streamline sustainability
processes and get the decision-makers’ green light.

6. Situation - Facilities are the problem
49% Buildings Consume More Energy
Than Any Other Sector
77% Buildings consume of U.S. electricity
47% Largest Contributor to U.S. CO2 Emissions
And … they are the > 30% enterprise spend
Source: Architecture 2030 with data from the US Energy Information Administration http://architecture2030.org/the_problem/buildings_problem_why
Aberdeen Group Report: “Real Estate and Facility Lifecycle Management, The three keys to success: Visibility, Visibility, Visibility” – June 2007

7. Challenges
Process silosLack of resources Disparate Systems
Emergencies
Internal politics
Balancing Act:
Resources
Scope
Time
Juggling Act:
Cost Reduction
Capital Investment
Environment
Changing Workforce
Outsourcing
Aging Buildings
Technology Advances
Data Overload

8. Solutions
Measure
& Manage
• Reporting & Benchmarking
• Data Collection
• Performance Management
Optimize
Opportunities
• Identify Opportunities
• Analyze & Assess
• Portfolio Project Management
Integrate
Solutions
• High-Performance Workplace
• Intelligent Buildings
• Leading Practices & Solutions

9. MEASURE & MANAGE
• Reporting & Benchmarking
• Data Collection
• Performance Management

10. Reporting & Benchmarking
• What data is needed?
– Begin with the end in mind; outputs determine inputs
– What’s important to measure?
• How is data normalized for comparisons?
– apples to apples
• What industry standards/protocols are applicable?
• How is data transformed into actionable insights?
• Need data-driven decisions (not decibel-driven decisions)

11. Corporate Social Responsibility (CSR)

12. Greenhouse Gas Protocol – Scope 1, 2, 3
• Scope 1: Direct (minimum)
– onsite fuel combustion
– company owned vehicles
• Scope 2: Indirect (minimum)
– Purchased (consumption) of electricity, heat/cooling, steam
• Scope 3 Indirect (often)
– Waste disposal
– Business travel (transportation), Employee commute
Source: WRI – World Resources Institute

13. Green Building Certification
System Buildings Origin
BREEAM 110,000+ United Kingdom
LEED 7,400+ United States
Green Globes 1,400+ Canada
Green Star 220+ Australia

14. EPA’s EnergyStar
• EnergyStar Portfolio Manager
• With data integration capabilities

15. Benchmarking – Normalizing Data
• Climate variation
– ASHRAE Degree heat/cool days
• Region
• Building Type
• Industry Type
• Time period & duration
• Standard measures
– Area (gross)
– Unit of Measure (UOM)

16. Studies - Crossing the Sustainability Chasm
“Crossing the sustainability chasm: strategies and tactics to achieve sustainability goals” IBM Software thought leadership whitepaper, presented by J.Clark at IFMA WWP 2011
https://www14.software.ibm.com/webapp/iwm/web/signup.do?source=swg-spsm-tiv-am-rp&S_PKG=Crossing-the-sustainability-chasm

17. Data Collection
• What are the data sources?
– Who, what, where, when
• Is it the right data and accurate?
• How is it gathered?
• How can it be streamlined?

18. Case Study – Oil & Gas Company
• Project Stage: design complete, construction in-progress
• TRIRIGA Real Estate Environmental Sustainability (TREES)
– Data loading: Energy, Water, Waste, Emissions, Transportation…
– Carbon Calculator: Greenhouse Gas Emissions (GHG)
– LEED Certification Management (also possible BREEAM, GreenStar)
– EnergyStar integration
– TREES Workplace Performance Management
• Integrated Workplace Management System (IWMS)
– Primarily a leading practices and process standardization initiative
– IBM-TRIRIGA application, with configurations for leading practices
• Functional Areas:
– RE & Portfolio Management
– Facilities, Space and Move Management
– Project Management
– Maintenance & Operations

19. Process Improvement & Leading Practices
Proprietary document excerpt, Copyright © 2010, 2011 eBusiness Strategies LLC

20. Streamlining Data Collection
Proprietary document excerpt, Copyright © 2010, 2011 eBusiness Strategies LLC

21. Data Collection – Offline Utility

22. Managing Green Building Certifications
Proprietary document excerpt, Copyright © 2010, 2011 eBusiness Strategies LLC

23. TREES Enhancements for LEED–EBOM

24. LEED Checklist Status Tracking
Proprietary document excerpt, Copyright © 2010, 2011 eBusiness Strategies LLC

25. Track LEED Points & Cost
Proprietary document excerpt, Copyright © 2010, 2011 eBusiness Strategies LLC

26. LEED Data Entry & Reference Docs
Proprietary document excerpt, Copyright © 2010, 2011 eBusiness Strategies LLC

27. Reports – Manage LEED Certification
Proprietary document excerpt, Copyright © 2010, 2011 eBusiness Strategies LLC

28. Performance Management
• How do we align to corporate objectives?
– CRE/FM strategies & initiatives
– Individual’s performance goals
– Accountability, ownership
• How do we analyze the overwhelming data?
• How do we manage performance?

29. Workplace Performance Management
Manage
Workplace Operations
Analyze
Workplace Performance
Act
Improve, Transform
Align
Workplace Strategies
Sets
objectives
Reports, alerts, issues
Prioritizes
improvements
Optimize goals
Workplace
Performance
Management

30. Aligning CRE/FM to Business Strategy
Adapted from, Anna-Liisa Lindholm et al., “A Framework for Identifying and
Measuring Value Added by Corporate Real Estate”, FMLink, 2006

31. Cascade Objectives Down to Drive Accountability
Maintenance Tech, Energy
Program, Space Planner
Facility/Maintenance
Managers
Workplace
Executive
Energy Intensity/
Occupant
Energy Intensity
/ Area
(Building Efficiency)
Energy Use Breakdown:
Electricity, Gas, Fuel Oil,
Renewable…
Area
/ Occupant
(Space Utilization)
Occupancy/Vacancy
Seating Density
Sharing Ratios (mobility)
Dimensional Analysis (drill-down, roll-up, slice & dice):
by Geography, Sites, Buildings, …
by Building Type, Lease vs. Owned…
by sub-meter
by/across Time
by utility company
by Cost

32. Balanced Scorecard
Traditional Corporate
(Kaplan & Norton)
• Financial
• Customer
• Internal Business Processes
• Learning and Growth
Workplace Performance
Management (WPM)
• Financial
• Customer
• Operational
• Portfolio
• Environmental

33. Case Study - Sustainability Metrics
• KPI’s for Environmental
– Energy Rating Certification (EnergyStar)
– Green Building Certification Rating (LEED)
– Water Use Intensity (GSF)
– Solid Waste Recovery (%)
– Tenant Survey Ratings
• Comfort/IEQ, Sustainability Involvement
• Analysis Metrics
– TREES Score-based version of metrics of above
– Energy Use
– Water Use
– Solid Waste Use
– Energy Cost per Area ($/sf)
– Water Cost per Area ($/sf)
– Energy Use Intensity (per Occupant)
– Water Use Intensity (per Occupant)
– Energy Use Intensity (GSF/Degree -day)
– GHG Emissions (Carbon) Intensity (GSF)

34. Technology Enabled – Case Study

35. Align - Role-based Scorecard
Scorecard
with navigation

36. Analyze to Detect, Identify, Pin-point…
Slice & Dice
By who, what,
where
Detect Issues
Poor & marginal
performance
Drill into Detail
Responses on a
survey

37. OPTIMIZE OPPORTUNITIES
• Portfolio Project Management
• Identify Opportunities
• Analyze & Assess

38. Portfolio Project Management (PPM)
• Align portfolio to strategic business goals
• Allocate resources to the right projects
• Govern with data-driven decisions
• Understand value contribution
Continuous
Business
Cycle
Ongoing
Project
Management
Iterative
Project Portfolio
Management
ProcessBusiness
Strategies
Projects
Portfolio
Optimization
Portfolio
Realignment
Performance
Measurement
Decision Gate
Evaluation

39. Identify Opportunities / Projects
Align Opportunities:
• Business Objectives
• Strategic Initiatives
• Program Management
• Operating Levels
• Condition Assessment
• Environmental
Assessment
• Energy Audits
• Environmental
Compliance
Diagram source: ProjectConnections.com

40. Managing the Project Pipeline
Diagram source: ProjectConnections.com
PPM Project Funnel and Pipeline – Align and Optimize

41. WPM - Identify Opportunities

42. Identify Opportunities
• Condition Assessment: deferred maintenance
• Environmental Assessment / Audit
• Maintenance inspections: day to day discovery
• Capital Project Planning

43. Sustainability Data-Driven Decisions
Opportunity Analysis
• Financial Return
– ROI, NPV, IRR
– Payback Period
• Energy Savings
• Energy Star Rating
• Carbon Footprint
• LEED Cost/Point

44. Compare Options - Side by Side

45. Analyze Best Opportunities

46. Launch the Right Programs
Low
High
LowHigh
Good-to-Go
high value, low risk
Retarget
Rethink,
or cancel
Postpone
Risk – ability to execute
BusinessValue
mitigate risk
focusscope
Adapted from: R. Napier, “The Role of Governance and Program Management in the CIO Office, HP CIO Summit, 2003

47. Balance LEED Targets & Funding
Proprietary document excerpt, Copyright © 2010, 2011 eBusiness Strategies LLC

48. INTEGRATE SOLUTIONS
• High-Performance Workplace
• Intelligent Buildings
• Leading Practices & Solutions

49. Case Study - Leading Practices
Integrated Workplace Management Systems (IWMS)
People role-centric perspective & change management
Process leading practices & cross-functional governance
Technology enabling tools to deliver integrated solutions

50. Integrating Sustainability Processes…
• Maintenance & Operations:
– Green Cleaning procedures and products
– Track and populate Energy Star rating information for assets and
buildings
– Tenant surveys for LEED-EBOM IEQ points
– Include inspections and readings for IAQ and LEED-EBOM IEQ needs
• Monitoring & Measuring ventilation, make-up air,
• Hot &Cold call tracking
• Preventive Maintenance and Inspections
– Commissioning, re-commission, retro-commission
– Refrigerant inspections, tracking
– Readings measurements related to LEED criteria, energy performance
– Cooling tower water consumption, chemicals
– Track asset retirement and disposition of assets (landfill, recycle, reuse)
– Track and Report O&M PM’s related to efficient energy use

51. Integrating Sustainability Processes
• Facility Condition Assessment (FCA)
– Use FCA for Environmental Sustainability related Assessments & Audits
• Energy Audits, IAQ/IEQ Assessments
• Environmental regulatory compliance assessments
• Portfolio Project Management
– Opportunity Assessments & Analysis, Pipeline Management
• Real Estate:
– Green Leases; Clauses, Conditions, …
– Green Lease Reporting
• Strategic Facility Planning
– Optimize space utilization to reduce carbon footprint
– Forward looking indicators to improve building and utilization

52. Strategic Facility Planning – Forward View

53. High-Performance Workplace
• Smart devices
• Smart buildings
• Pervasive connectivity
• Anywhere computing
• Info Management
• Knowledge/social sharing
• Service Management
• Orchestration
• Energy efficient
• Water efficient
• Indoor quality
• Optimal occupancy
• Management support
• Knowledge processes
• Capability Maturity
• Operational Excellence
Engaged
Workforce
Sustainable
Facilities
Intelligent
Infra-
structure
Technology
Enablers
Adapted/improved concepts from High –performance Workplace by Saibal Das Chowdhury

54. Smart Buildings
http://www.ibm.com/smarterplanet/us/en/green_buildings/overview/index.html

55. Where do you stand?
• Can you measure how green you are?
• Can you get decisions made, or are you stuck?
• Are you ready to take green to the next level?

56. Measure
& Manage
• Reporting & Benchmarking
• Data Collection
• Performance Management
Optimize
Opportunities
• Identify Opportunities
• Analyze & Assess
• Portfolio Project Management
Integrate
Solutions
• High-Performance Workplace
• Intelligent Buildings
• Leading Practices & Solutions
Get the green light
Go greener

57. Green Buildings Get Results: REDUCE
• Drive green performance
• Plan & prioritize the right projects
• Deliver a high-performance workplace
Source: adapted slide from US Green Building Council
Water
Use
40%
Solid
Waste
70%
Energy
Use
37%
CO2
Emissions
36%

58. Get the Green Light to Go Greener
April 18, 2012 Program
Bob Sawhill, CFM
Bob.Sawhill@AskEbiz.com
530.305.2843
AskEbiz.com