1 Continental Automated Buildings Association (CABA) “IBS Korea” – Sept ‘02 2 September,...

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Continental Automated Buildings Association (CABA)“IBS Korea” – Sept ‘02

2 September, 2002

Ron Zimmer

Technology Roadmap for Intelligent Buildings

President & CEO

Continental Automated Buildings Association (CABA)

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Five Key Drivers for Building Owners

Key Segment Drivers

–Return on investment

–Tenant retention / tenant recruitment

–Maximize asset utilization

–Manage energy consumption

–Facility security

These needs can be met in two primary ways….

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Meeting the needs of the building owners

1. Optimize asset utilizationHow, when, why, by whom…..

2. Manage energy consumption“Utility costs are 30% of the average office building’s annual operating expenses.” (2000 BOMA Experience Exchange Report)

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Facts about the industry in N. America

• $120 billion per year of electricity and gas consumption• $160 billion per year in operations and maintenance

services provided by more than 40,000 suppliers• From 1995 - 2000, commercial offices have become

11% less efficient in managing energy consumption• Vacancy rates are climbing…rents and profits are

declining• Environmental pressures are increasing• Increasing reliance on high-quality “off-grid” energy

will continue

The industry must find a way to increase services andprofits while reducing costs

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Intelligent Buildings - What is the impact?

• Increased ROI• Increased resources for security and safety

upgrades• Enhances tenant comfort, convenience and

“security-sense”• Reduced energy consumption also reduces

consumption of natural resources in generation & distribution process

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Intelligent buildings - This is about all sectors

• Office Buildings

• Hospitals

• Schools

• Multi-use Buildings

• Government Buildings

• Homes

“Most of us live in a culture where for at least 5 days each week, we only use the outdoors to move from one building to another

building.”

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What is an intelligent building?

or……what makes abuildingintelligent?

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• Owner / Occupant• Property Developers / Operators• Architecture• Engineering• Consultants / Analysts• Building Security• Energy Management• HVAC Supplier• Controls / Automation• Software Technology• Contractors• Communications / IT

Survey of 50 Building Industry Leaders

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• United States• Canada• United Kingdom• Germany• Hong Kong• Brazil

Survey of Industry Leaders - Geographic Scope

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When you hear the term

“Intelligent Building”,

what are 4-5 points that you think are

primary characteristics of an

Intelligent Building?

Survey Industry Leaders - Question….

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• No one knows - it’s a mystery• A building with a heart• A building with a brain• A building that talks to other buildings• An integrated building• Flexible & intelligent workspaces• Maximizes my return on investment

Survey Industry Leaders - Sample Answers

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Definition of an intelligent building A building and its infrastructure which provides

the owner, operator and occupant with an environment which is flexible, effective, comfortable and secure through the use of integrated technological building systems, communications and controls.

Continental Automated Buildings Association

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Database synergy law

+ =

“A consolidated database contains more information &can answer more questions than the sum of the information in the smaller databases before combination”

-Oracle

Combining systems that freely exchange information shouldresult in increased efficiency, reduced costs and a saferand more comfortableenvironment...

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• Access Controls integrated to other sub-systems• Open communications & control protocols• Integrated sub-systems• IT integration• Historical trending• Anticipate needs of occupant• Energy efficient• Easy to use controls & interfaces• Flexible• Asset utilization controls & management tools• Internet-based control• Real-time monitoring of all systems• Wireless protocols & IT infrastructure• Elevator controls integrated with other sub-systems• Intelligent & efficient building materials• Flexible & intelligent work areas

Survey Industry Leaders - Primary Characteristics

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Access ControlsIntegratedto other

Sub-Systems

OpenProtocols

InegratedSub-Systems

IT Integration

HistoricalTrending

AnticipateNeeds ofOccupant

EnergyEfficient

Easy toUse Controls& Interfaces

Flexible

AssetUtilizationControls &Mgmt Tools

Internet-basedControl

Real-TimeMonitoring

of Life Safety &

SecuritySystems

Real-TimeMonitoring

of allControl &Energy

Systems

WirelessProtocols& Controls

Lift/ElevatorControls

IntegratedWith Other

Sub-Systems

Intelligent& Eff icientBuildingMaterials

Flexible &Intelligent

Work Areas

Architecture

Building Security

Communications

Consultants/Analysts

Contractor

Controls/Automation

Developer/Operator

Energy Management

Engineering

HVAC Supplier

Owner/Occupant

Software Technology

Survey Industry Leaders - Results

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Steering Committee• Fifteen industry leaders• Suppliers• Consultants• Building Owners• Energy Providers• Government Experts• Equity Markets

Technology Roadmap

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Candidate Systems

Intelligent Buildings Technologies can incorporate:• Fire and life safety systems• Heating ventilating and air conditioning (HVAC)• Elevators and escalators• Access control systems and security systems;• Lighting management• Energy management systems• Telecommunications• IT infrastructure• Community infrastructure• End user services

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24/7 MonitoringBreakdownPlant TuningConditioned MonitoringCar Park Utilisation

COMMUNICATIONSVoice/Video/Data

FIREFunctionality checksDetector serviceFire, Life, Safety

ACCESSDoorsBuildingsOccupancyFeed Forward

ENERGYUtility Monitoring(Elec/Water/Gas/Oil)Tenant BuildingAir/WaterHeatLightingBack-up Generation

HVACAir-Handling UnitBoilersPumpsFansEnergy ControlVariable Air VolumeAir Quality

LIFTSBreakdownMaintenanceTraffic Performance

SECURITYDoorsPIRIntegration

LIGHTINGSchedulesOccupancy Sensing

WGE

What is an intelligent building?

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Evolution of Interoperability

Multi-VendorMulti-VendorCommonCommonProtocolsProtocols

Technology

Technology

Innovation

Innovation

ConnectivityConnectivityModbus/DDEModbus/DDE

IntegrationIntegration

BACnet/LonWorks

BACnet/LonWorks

Interoperability

Interoperability

OPC/XMLOPC/XML

Open StandardsOpen Standards

Plug n PlayPlug n Play

ProprietarySystems

Information is distributed on a transport layer

Hardwire (Ethernet, Firewire, Serial)Optical (Fiber)Wireless (BlueTooth, WAP, IEEE 802.11)

IT Standards are driving the transfer, communicationsand transport layers….

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Stakeholders – Who benefits?

• Government and other industry agencies• Real Estate developers• Building Owners / Operators• Architects• Design engineers• Construction industry• Building equipment and system suppliers • Technology developers• Building occupants/end users

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Intelligent Buildings – What are the benefits?

• Upgrade modifications

• Individual “tenant” control of environment

• Management of consumption costs

• Control “off-hours” building systems

• Ability to track tenant actual use

• Maximize asset (building) utilization

• Not vendor-dependent

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Ken Sinclair - AutomatedBuildings.com

“Although we as an industry have said the words before, wehave never reached our potential of providing intelligence orintegration in our buildings.

Ken SinclairAutomatedBuildings.comMay 2002

…As an industry, we must work harder and faster to educatesophisticated owners and designers as to the new capabilitiesof our industry, while learning about how they perceive ourinvolvement in their corporate enterprise. To achieve thesegoals it is necessary to create new relationships with specializedbuilding integration and intelligence designers to explorepossibilities with the owners’ data enterprise.”

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Challenges & Barriers• Cost - who will pay?• Lease structures• Public education • Technology “silos”• Not all stakeholders aware of benefits• Codes & standards do not always support integrated

& intelligent processes• “Rush” to judgment & short-term solutions• “Real-time” monitoring & diagnostic tools not

available on all sub-systems• Tradition• Education / Training for industry professionals

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The Power of an Integrated BuildingStandard Building Objects

Fan Object Template $Fan

Modeling Basic Objects - each fan has associated properties

Documentation

Programmable Functions

Alarms/Events

Inputs/OutputsEnergy Profiling

Electricity Rating

Efficiency

Load Profile / Forecast

etc.

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AHU Object

Fan Object Valve Object Humidifier Object

Etc.Alarms / Events

Documentation

Energy Profiling

Inputs / Outputs


Multiple Basic Objects form a functional object / template

Graphical Presentation

Alarms / Events

Documentation

Energy Profiling

Inputs / Outputs


Electricity Rating

Efficiency

Load Profile

Over capacity / load shedding sensitivity

etc.

The Power of an Integrated Building Cell Level Control

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AHU Object $AHU1 AHU Object $AHU2Chiller Object $CHILLER2

Building Profile Electricity Rating

Efficiency

Load Profile

Over capacity / load shedding sensitivity

Gas Rating

Water Rating

Tariffs

Etc.

Other Objects Security, Access, Fire,etc

The Power of an Integrated Building Creating a Building Profile

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Building Load Profile

Over capacity / load shedding sensitivity per site / building

Building Object 1

Regional/Customer Profile

Building Object 2 Building Object 3

The Power of an Integrated Building Creating a Regional Profile

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Regional/Customer Profile

Regional Profile

Site Profile

Function Profile

Device Profile

The Power of an Integrated Building Creating a Portfolio Profile

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How does it help me?

1. Optimize asset utilizationHow, when, why, by whom…..

2. Manage energy consumption“Utility costs are 30% of the average office building’s annual operating expenses.” (2000 BOMA Experience Exchange Report)

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The good news is that we are all listening to one another….

The Good News…

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Continue to insist that all disciplines in the

building industry continueto work together toward

the common goal…meetingyour needs and the needs

of your customers!!

Our mutual responsibilities….

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CABA's Intelligent & Integrated Buildings Conference "Profiting From The Intelligent Building"

December 2-3, 2002Toronto, Canada

www.caba.org/iibc

Intelligent & Integrated Buildings Conference

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Industry leadership activitiesCABA Intelligent & Integrated Buildings Council“To encourage the development, promotion, pursuit and understanding of integrated systems and automation in homes and buildings.” www.caba.org

50+ membersfrom all building

disciplines

Building Assessment & Building Enhancement Guidelines24 Industry leaders - Report released May 31 www.ctbuh.orgDavid Maola, Executive Director

International Council for Research and Innovationin Building and Construction www.cibworld.nl

W098 - “Intelligent & Responsive Buildings”“To provide an international forum for discussion and critique on research, development and design activities related to intelligent architecture, technologies, systems and materials and their integration within the design, construction, operation and management of buildings.”

1 Continental Automated Buildings Association (CABA) “IBS Korea” – Sept ‘02 2 September,...

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