IGA between Trane U_S_ Inc_ and DECD of GA (0.pdf

Georgia World Congress Center

Authority / Department of Economic

Development of the State of Georgia

Investment Grade Audit

Trane U.S. Inc.

Original Submittal: April 3, 2015 (final revision September 15, 2015)

Investment Grade Audit GWCCA-ESP-1 P a g e | 2

Contents Volume 1

Schedule A: Energy Conservation Measures

Schedule B: Guaranteed Savings

Schedule C-1 ECM Installment Payments

Schedule C-2: ECM Continuing Services Payments

Schedule D: Premises

Schedule E: Calculation of Baseline / Benchmarks

Schedule F: ESP Maintenance Responsibilities

Schedule G: Owner Maintenance Responsibilities

Schedule H: Operating Parameters for ECMs / Standards of Comfort and Service

Schedule I: ESP Training Responsibilities

Schedule J: Project Installation Schedule

Schedule K: Current and Known Future Capital Projects at Premises

Schedule L: Pre-Installation Equipment Inventory

Schedule M: Methods of Savings Measurement and Verification

Schedule N: Systems Startup and Commissioning of ECMs

Schedule O: Insurance and Bonds / Savings Guarantee Security

Schedule P: Warranties

Schedule Q: Proposed Project Cost Form; Form of Implementation Cost by Energy Conservation Measure; Form of First Year Estimated Annual Cost Savings by ECM

Schedule R: GEFA Annual Reporting Requirements

Exhibit I: Bonds

Exhibit II i: Certificate of Acceptance – Audit Report

Exhibit II ii: Certificate of Acceptance – Energy Conservation Measures

Exhibit III Equipment Warranties

Volume II

Executive Summary

Measures Not Evaluated

Proposed Baseline

ECM Summaries

Cost and Proposed Savings Estimates

Appendices

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Volume 1

Generally.

For the purpose of this Investment Grade Audit (this “IGA”), the capitalized terms “Trane” or

“ESP” shall refer to Trane U.S., Inc. and the capitalized terms “GWCCA” or “Owner” shall refer to the Department of Economic Development of the State of Georgia. Capitalized terms used in this IGA and not specifically defined herein shall have the meaning given to such terms in the

Investment Grade Audit Agreement between Trane and GWCCA and/or in the Guaranteed

Energy Savings Performance Contract that Trane and the GWCCA, as applicable.

Schedule A: Energy Conservation Measures and Other Work The following table is a summary of the ECMs to be installed by ESP. A complete description of the ECMs can is set forth in Volume 2 of this IGA and shall be incorporated into the Agreement.

ECM

Energy Conservation Measure

B Central Plant (including all necessary Trane Building Automation in B & C Plants, new C plant condenser filtration system and integration to JCI front end)

2 Interior Lighting

3 GWCC Exterior Lighting

4 C.O.P. Exterior lighting

5 Water / Kitchen

6 Water feature motor upgrades

Building A & C Retrocommissioning

8 Exhibit Hall Lighting

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Schedule B: Guaranteed Savings

1. Energy Savings Guarantee

Subject to the terms and conditions of the GESPC and its incorporated schedules Trane guarantees that, as a result of the Work Trane will furnish hereunder, GWCCA will realize the energy savings shown in Table 1 below (the “Energy Savings”), in each consecutive twelve-month period following the commencement of the Contract Time for Verified Savings (each such twelve-month period, a "Guarantee Year") for the Contract Time for Verified Savings

(collectively, the “Energy Savings Guarantee”). The Energy Savings Guarantee is for energy savings on an annual basis in the aggregate, not on a per building basis, per energy conservation measure (“ECM”), or by fuel type, notwithstanding the presentation of the Energy

Savings in this Schedule B.

In addition to Energy Savings, Trane and Owner agree that Owner will realize Operational

Savings as a result of Trane’s performance of the Services, as more fully described in Section 3 below. The Guaranteed Savings pursuant to the GESPC shall mean the Energy Savings and the Operational Savings, as described herein.

Table 1 below sets forth the monetary value of Energy Savings and Operational Savings

(calculated utilizing the Adjusted Base Utility Rate(s) and applicable annual Operational Savings escalation).

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Table 1 –Monetary Value of Annual Energy Savings and Operational Savings Calculated

Utilizing the Applicable Adjusted Base Utility Rate and Applicable Annual Operational

Savings Escalation

Year Guaranteed Energy

Savings Operational

Savings

Total Annual Guaranteed savings

1 $2,044,467 $876,141 $2,920,608

2 $2,105,801 $498,940 $2,604,741

3 $2,168,975 $444,950 $2,613,925

4 $2,234,044 $387,271 $2,621,315

5 $2,301,066 $342,614 $2,643,679

6 $2,370,098 $323,325 $2,693,423

7 $2,441,201 $261,382 $2,702,582

8 $2,514,437 $269,223 $2,783,660

9 $2,589,870 $156,956 $2,746,826

10 $2,667,566 $129,046 $2,796,612

11 $2,747,593 $67,196 $2,814,789

12 $2,830,020 $69,212 $2,899,232

13 $2,914,921 $71,288 $2,986,209

14 $3,002,369 $73,427 $3,075,795

15 $3,092,440 $75,629 $3,168,069

16 $3,185,213 $77,898 $3,263,111

17 $3,280,769 $80,235 $3,361,005

Total $44,490,848 $4,204,733 $48,695,581

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2. Operational Savings. Owner and Trane agree that, as a direct result of the Work, as of the commencement date of the Contract Time for Verified Savings, Owner shall realize annual operational cost savings in the amounts set forth in the Tables below (“Operational

Savings”) during the Contract Time for Verified Savings. Owner and Trane worked together to identify and quantify the Operational Savings based upon past and projected expenditure data provided by the Owner. Operational Savings may include the categories set forth below (as applicable).

a. Direct Cost Avoidance. Reduction or elimination of costs or expenses in connection with existing or planned service contracts, materials, supplies, energy costs and labor expenditures.

Direct cost avoidance Operational Savings may include savings achieved through a reduction in fuel and/or electricity rates (“Energy Rate Optimization Savings”) by one or more of the following means:

(i) Improved rate from local electric utility company, natural gas company, or fuel company;

(ii) Direct purchase of natural gas or electricity; and/or

(iii) Bulk purchase of fuel.

b. Indirect Cost Avoidance. Owner valuation, including such items as re-deployed labor resources and reduction in overhead; and

c. Future Capital Cost Avoidance. Future replacement expenditures avoided as a result of new equipment installed.

Throughout the Contract Time for Verified Savings, Operational Savings (in the amounts set forth in the Tables below will be realized in each Guarantee Year and will be deemed to escalate at a rate of three percent (3%) per year as set forth in Table 2. The parties agree that the 3% escalation rate is a reasonable projection of future Operational Savings based upon past inflation experience, escalation in the cost of energy, goods and services experienced by Owner and the parties’ expectations. Operational Savings are stipulated by the parties and will not be measured, monitored or verified.

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Year

Lighting

Material

Cost

Avoidance

(Lamps and

Ballasts)

Domestic

Water

Operational

Cost

Avoidance

Chiller repair cost avoidance

Chiller major maintenance cost avoidance

Georgia

Power

Utility

Rebate

Total Non-

Measured

Project

Benefits

1 $253,809 $599 $50,000 $240,000 $331,733 $876,141

2 $261,423 $617 $51,500 $185,400 $498,940

3 $269,266 $635 $53,045 $122,004 $444,950

4 $277,344 $655 $54,636 $54,636 $387,271

5 $285,664 $674 $56,275 $342,614

6 $56,692 $57,964 $208,669 $323,325

7 $58,393 $59,703 $143,286 $261,382

8 $60,145 $61,494 $147,585 $269,223

9 $61,949 $63,339 $31,669 $156,956

10 $63,807 $65,239 $129,046

11 $67,196 $67,196

12 $69,212 $69,212

13 $71,288 $71,288

14 $73,427 $73,427

15 $75,629 $75,629

16 $77,898 $77,898

17 $80,235 $80,235

Total $1,648,491 $3,180 $1,088,079 $1,133,250 $331,733 $4,204,733

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Please find below the details for the Chiller major maintenance cost avoidance

Chiller major maintenance cost avoidance

Qty Amount

OEM

recommended

Total utilized (2015 $)

$10,000-$15,000 annually on repairs each chiller Total recommended $75,000 annually

5 $15,000 $75,000 $50,000

Re-gasket and motor over haul all machines 90,000 each Total recommended $450,000

5 $90,000 $450,000 $450,000

Control panel upgrades 25,000 each panel parts NLA Total recommended $125,000

5 $25,000 $125,000 $125,000

Chiller starters 95,000 each on chillers 4, 5, and 7, and 8 Total recommended $380,000

4 $95,000 $380,000 $380,000

Chiller starter for chiller 6 Total recommended $50,000

1 $50,000 $50,000 $50,000

Chiller 7 and 8 engineered conversions from R-11 to R-123 Total recommended $140,000

2 $70,000 $140,000 $0

TOTAL $1,220,000 $1,055,000

3. Owner Responsibilities:

Owner agrees to perform the following responsibilities:

a. Properly maintain, repair, and replace (except where repair or replacement is the responsibility of Trane) all energy consuming equipment which, individually or in the aggregate, would cause a Material Change with equipment of equal or better energy and operational efficiencies and promptly notify Trane of the repair and /or replacement, but no later than within fourteen (14) calendar days from the commencement thereof;

b. Make available to Trane upon its request copies of maintenance records and procedures regarding maintenance of the Premises;

c. Promptly provide Trane with notice of system and building alterations at the Premises that impact energy consumption, including but not limited to: energy management

Investment Grade Audit GWCCA-ESP-1 P a g e | 9 systems, automatic door operation, structural, occupancy sensors, photocell/timer control of exterior lighting and heat recovery systems;

d. Provide to Trane true, accurate and complete copies of all energy related bills within ten

(10) days after Owner's receipt of such bills. The parties stipulate that, in each event that Owner fails to provide an energy related bill within thirty (30) days after the end of the Billing Period to which the bill relates, Trane shall provide written notice thereof to

Owner. If Owner fails to provide such energy related bills following notice from Trane, Owner shall be deemed to have realized that portion of the Energy Savings prorated for the utility billing period to which said energy related bill relates and for such subsequent utility billing periods as are affected by an increase in energy and/or demand use that could have been avoided had Trane been provided with the energy related bill in a timely manner. In the event Trane subsequently receives or obtains the untimely energy related bill, Trane shall reconcile the Energy Savings in accordance with such bills;

f. Provide to Trane true, accurate and complete descriptions of all energy consuming devices which, in the aggregate, have an effect on energy consumption or on Energy

Savings which would constitute a Material Change, within seven (7) days after installation and start up of such equipment. This equipment includes, but is not limited to heating, cooling or ventilating equipment, computers and other electronics, water heaters, kitchen equipment, laundry equipment, mobile trailer units, portable hospital equipment. The parties stipulate that, in each event that Owner fails to provide this information within thirty (30) days after the start up of such equipment, Owner shall be deemed to have realized that portion of the Energy Savings prorated for the utility billing period to which said energy related bill relates and for such subsequent utility billing periods as are affected by an increase in energy and/or demand use that could have been avoided had Trane been provided with the energy related information in a timely manner. In the event that it is subsequently determined that a Material Change had occurred with respect to the installation and start up of equipment which Owner did not notify Trane, the Energy Savings shall be equitably adjusted to the date of such Material

Change.

g. Furnish to Trane true, accurate and complete copies of any utility rate schedules or tariffs promptly upon Trane’s request for the same and, in any event, within thirty (30) calendar days after Owner’s receipt of notice of a utility rate change; and

h. During the Contract Time for Verified Savings, permit only Trane and/or Owner approved personnel to repair, adjust or program equipment, systems, and/or controls covered by this Agreement or affecting equipment, systems, and/or controls covered by this

Agreement, except in the event of an emergency, in which event Owner shall immediately notify Trane of the existence of the emergency no later than within twenty-four (24) hours of the commencement of the emergency condition.

4. Exclusions from Trane’s Responsibilities:

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Trane shall not be responsible for any of the following:

a. Any shortfalls in Energy Savings, failure to satisfy the Energy Savings Guarantee, or for loss, damage or malfunction to equipment, systems, controls or building(s) structures resulting from personnel not authorized by Trane examining, adjusting or repairing equipment, systems, or controls;

b. Any damage or malfunction resulting from freezing, corrosion or erosion on the water side of the equipment or caused by scale or sludge on equipment, in each case except to the extent caused by Trane or its breach of the GESPC or negligent acts or omissions, and except to the extent covered by Trane’s warranty obligations under the GESPC;

c. Problems or damages caused by utility service or damage sustained by equipment or systems, in each case except to the extent caused by Trane or its breach of the GESPC or negligent acts or omissions, and except to the extent covered by Trane’s warranty obligations under the GESPC;

d. Furnishing any items of equipment, material, or labor, or performing tests recommended or required by insurance companies unless independently required under the GESPC; and

e. Failure or inadequacy of any structure or foundation supporting or surrounding equipment or work or any portion thereof, except as otherwise required under the GESPC or caused by Trane’s acts or omissions.

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Schedule C-1 ECM Installment Payments

1. ECM Installation Payments

Subject to the terms and conditions hereof, as payment for Trane’s performance and furnishing of the ECM Installation Work, Owner shall pay or cause to be paid to Trane, the sum of twenty seven million eight hundred fifty nine thousand and six hundred twelve Dollars

($27,859,612), as ECM Installation Payments.

2. Initial Payment and Monthly Progress Payments

The ECM Installation Payments shall be paid in accordance with Article 7 of the GESPC.

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Schedule of Values

Number Description of Work Scheduled Value

1 Payment Performance Bond $343,946

Engineering, Design Plans and Specifications

$343,750

Project Management, Onsite Construction Supervision

$575,750

4 Investment Grade Audit Fee $306,250

5 Commissioning $62,500

Project Development, Measurement & Verification, Sustainability engineering, Training

$178,225

ECM 1 B Central Plant (including all necessary Trane Building Automation in B & C Plants, new C plant condenser filtration system and integration to JCI front end)

$9,512,835

8 ECM 2 Interior Lighting $8,120,221

9 ECM 3 GWCC Exterior Lighting $3,486,144

10 ECM 4 C.O.P. Exterior lighting $762,606

11 ECM 5 Water / Kitchen $826,469

ECM 6 Water feature motor upgrades

$14,163

ECM 7 Building A & C Retro commissioning

$126,000

14 ECM 8 Exhibit Hall Lighting $2,445,169

15 Contingency $755,584

Total $27,859,612

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Schedule C-2: ECM Continuing Services Payments

In accordance with Article 4 of the GESPC agreement GWCCA shall pay to Trane the ECM

Continuing Services Payments outlined below for the ECM Continuing Services outlined in

Schedules F and M hereof. Payments shall commence as of the commencement of the

Contract Time for Verified Savings and shall be made to Trane as follows:

Year Qtr Service

Fee*

M&V

Fee* Year Qtr

Service

Fee*

M&V

Fee* Year Qtr

Service

Fee*

M&V

Fee*

1 1 $9,938 $23,833 6 1 $11,520 $27,629 11 1 $13,355 $32,030

1 2 $9,938 $23,833 6 2 $11,520 $27,629 11 2 $13,355 $32,030

1 3 $9,938 $23,833 6 3 $11,520 $27,629 11 3 $13,355 $32,030

1 4 $9,938 $23,833 6 4 $11,520 $27,629 11 4 $13,355 $32,030

2 1 $11,523 $24,548 7 1 $11,866 $28,458 12 1 $13,756 $32,991

2 2 $11,523 $24,548 7 2 $11,866 $28,458 12 2 $13,756 $32,991

2 3 $11,523 $24,548 7 3 $11,866 $28,458 12 3 $13,756 $32,991

2 4 $11,523 $24,548 7 4 $11,866 $28,458 12 4 $13,756 $32,991

3 1 $11,869 $25,285 8 1 $12,222 $29,312 13 1 $14,168 $33,981

3 2 $11,869 $25,285 8 2 $12,222 $29,312 13 2 $14,168 $33,981

3 3 $11,869 $25,285 8 3 $12,222 $29,312 13 3 $14,168 $33,981

3 4 $11,869 $25,285 8 4 $12,222 $29,312 13 4 $14,168 $33,981

4 1 $12,225 $26,043 9 1 $12,589 $30,191 14 1 $14,594 $35,000

4 2 $12,225 $26,043 9 2 $12,589 $30,191 14 2 $14,594 $35,000

4 3 $12,225 $26,043 9 3 $12,589 $30,191 14 3 $14,594 $35,000

4 4 $12,225 $26,043 9 4 $12,589 $30,191 14 4 $14,594 $35,000

5 1 $12,592 $26,825 10 1 $12,966 $31,097 15 1 $15,031 $36,050

5 2 $12,592 $26,825 10 2 $12,966 $31,097 15 2 $15,031 $36,050

5 3 $12,592 $26,825 10 3 $12,966 $31,097 15 3 $15,031 $36,050

5 4 $12,592 $26,825 10 4 $12,966 $31,097 15 4 $15,031 $36,050

(continued on next page)

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16 1 $15,482 $37,131

16 2 $15,482 $37,131

16 3 $15,482 $37,131

16 4 $15,482 $37,131

17 1 $15,947 $38,245

17 2 $15,947 $38,245

17 3 $15,947 $38,245

17 4 $15,947 $38,245

*Payments for Operating and Maintenance and Measurement & Verification Services shall be made quarterly in arrears and shall be escalated in accordance with Schedule E Table D as shown in the above table. Years two through five have an additional $1,250 per quarter

(escalated in accordance with Schedule E Table D) for warranty administration.

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Schedule D: Premises

Georgia World Congress Center

Address: 285 Andrew Young International Blvd NW, Atlanta, GA 30303

The Georgia World Congress Center (“GWCC”) hosts a wide variety of conventions, consumer/trade shows and corporate events each year. Owned by the state of Georgia and operated by the Georgia World Congress Center Authority, the GWCC encompasses 3.9 million square feet and is the fourth largest convention center in the nation in terms of exhibit hall space. The GWCC contains 12 exhibit halls offering 1.4 million square feet of prime exhibit space along with 100 meeting rooms. Additionally the GWCC offers two ballrooms - 33,000 and

25,700 square feet, a 1,746-seat auditorium and two plazas. The Georgia International Plaza includes a pedestrian plaza on Andrew Young International Boulevard adjacent to the Georgia

World Congress Center and Georgia Dome. The GWCC has 7,000 parking spaces, in various decks and lots.

Centennial Olympic Park (“C.O.P”) is the largest center-city park to be developed in the United

States in the last 20 years. The 21-acre park was developed and is operated by the Georgia

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World Congress Center Authority and hosts a variety of events, from corporate receptions and picnics to major concerts and festivals. C.O.P. is located adjacent to the Georgia World

Congress Center.

The GWCC, located in downtown Atlanta, Georgia, as it sits today was constructed in 4 Phases beginning in 1976 (Phase 1), 1984 (Phase 2), 1992 (Phase 3) and 2002 (Phase 4). The facility consists of 3 main buildings connected by a common lobby/concourse area. A Building (750,000 ft2) consists of 3 exhibit halls (350,000 ft2), 25 meeting rooms and 1 auditorium (seating for

1,750). B Building (1,750,000 ft2) consists of 5 exhibit halls (600,000 ft2), 51 meeting rooms and

1 ballroom (33,000 ft2). C Building (1,400,000 ft2) consists of 4 exhibit halls (420,000 ft2), 23 meeting rooms, 2 auditoriums and 1 ballroom (25,700 ft2).

The Red Deck parking structure is a 7 level, 2,000 car parking deck. The Gold Deck parking structure is a 300 car parking deck. The Yellow lot has 1,284 spaces and the marshalling yard next to it has 1,377 spaces.

C.O.P., located in downtown Atlanta, Georgia, was constructed for the 1996 Centennial Olympic

Games. The park consists of 21 acres of green space along with three major water features

(Ring Fountain, Reflection Pool and the River), one restaurant/visitors center (Googie Burger), two pavilions (North and East), one amphitheater (Southern Company Amphitheater) and the facility operations building.

PHASE 1 – 1976

General Description Phase1 of the GWCC, constructed in 1976, also goes by the name Building A. There are three levels. The bottom level has the exhibit halls and the loading dock for the halls. Above the loading dock and service areas are two floors of conventions space. The ground floor is named

Level 1 and the convention levels are named Level 3 and Level 4. There is no Level 2 in Phase

1.

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There are 3 exhibit halls, 25 meeting rooms, and the Sydney Marcus Auditorium. The offices for the College Football Hall of Fame (CFHOF) have moved into the 4th floor permanently, replacing what was originally a cafeteria. There are also office areas on both the 3rd and 4th floors, including the data center for the Convention Center Long Distance department.

The office areas for the GWCC and the CFHOF are open every day during normal business hours, with some air handling units currently running 24/7. The concourse spaces are maintained at temperature from 5am every morning to midnight every evening. The rentable space, including exhibit halls, meeting rooms, and the auditorium, are operated only when the space has been reserved by a show or convention.

Building Envelope The building walls are composed of precast concrete with a 4” thick masonry finish. Walls are insulated with 1” of rigid insulation. Windows are bronze shaded single pane and appear to be in fair condition. The roof is a built-up type roof with concrete and rigid insulation.

Windows only exist of the east facing exposure of the building and a very small area in the exhibit hall connector between A and B. A large entranceway to the main concourse has a floor to ceiling window bank approximately 40 feet tall. A bank of 20 foot tall east-facing clear story windows runs down the length of the 4th floor main concourse and into the space now occupied by the College Football Hall of Fame.

Lighting

Exhibit Hall:

The Exhibition Hall consists primarily of 750 watt Metal Halide High Bay HID, 200 watt

Induction, and 150-175 Metal Halide Can Fixtures. The Metal Halide High Bay HID lighting was retrofitted to 750 watt Bi-level Pulse Start HID lamp and ballast in 2011. The exhibit hall lighting levels appeared to have ample illumination with some variation in color rendering based upon the different bulbs currently being used. The annual hours of operation for the Exhibition Halls based on the logged data were 4,547 annualized hours with lights staged on by facility staff.

Concourse Halls:

The Concourse Halls consist primarily of Mercury Vapor, Compact Fluorescent and Metal

Halide downlights. The annual hours of operation based on the logger data is 7,046 annualized hours although several lights are left on continuous for security reasons.

Meeting Rooms:

The Meeting rooms consist primarily of first generation T8 Fluorescent recessed troffers, and

Incandescent downlights. The number hours of operation based on the logger data is 2,839 annualized hours. The lights within the meeting rooms are basically enabled for local occupant manual control.

Back of House Hallways:

The Back of House Hallways consist primarily of first generation T8 Fluorescent recessed troffers, Incandescent downlights, Mercury Vapor downlights, and Metal Halide downlights.

During the IGA, it was observed that several locations had lights burning when no personnel

Investment Grade Audit GWCCA-ESP-1 P a g e | 18 were around. As with concourse lighting, many areas do need to remain lit for security purposes whereas other fixtures could be de-energized when not required.

Ballrooms:

The Ballrooms consist primarily of Incandescent downlights, cylinders, and cove lighting. The

Ballrooms as observed have the widest variation of lighting levels and color rendering due to differences due to the mixture of fixtures and bulbs.

Loading Docks:

The Loading Docks primarily consists of Metal Halide High/Low Bays & Shoeboxes. Many of these lights are high energy consumers and found to be burning when no activity was present.

Lighting Controls The house, public area and exhibit hall interior lighting is currently controlled manually. During the audit, several non-occupied areas were found with their lights on including back-of-the-house, storage rooms, mechanical/electrical rooms, non-public hallways, conference rooms, private offices and rest rooms.

The Exhibition Hall lighting utilizes HID and Induction lighting along with a Crestron lighting control system that has local control in each hall and remote access iPad application. This application allows for complete control of the numerous halls for either ‘ON-OFF’, 50% dimming, and/or individual fixture control.

Water Fixtures / Plumbing Restroom faucets in Building A have a mix of 0.5 GPM aerators, 2.0 GPM aerators, and low flow sensor faucets. There are three 1.5 GPF urinals and two pint urinals. Building A also has a mix of 3.5 GPF wall mounted toilets, 1.6 GPF wall mounted toilets, and 1.6 GPF floor mounted

ADA toilets.

Many of the water faucets in the food preparation areas of Building A have 2.0 GPM high flow fixtures or greater. The dishwashing sinks in these areas also have high flow dishwashing sprayers with flows of 2.5 GPM. Many fixtures are delivering higher flows that rated or necessary.

There are 7 air cooled ice machines in the kitchens and concessions areas of Building A.

Additionally; there are 3 existing water cooled ice makers.

HVAC Mechanical Systems

Plant Systems The boilers, chillers and pumps in the Phase 1 central plant are not currently in use because of their age, condition and low efficiency. These units have not been operated for many years and are considered as emergency standby equipment in extreme case that the other building systems are unable to provide the required amount of cooling or heating. The cooling towers serving the original R-11 Carrier chillers are in poor shape and would be the biggest issue if the plant were to be again made operational.

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For Building A, chilled and hot water is provided by either Phase II, III or IV chiller and boiler plant through supply and return piping installed during Phase III construction. In the Phase III mechanical room, there is a secondary header system with pumps that allow chilled and hot water to be provided from any of the Phase II, III and IV chiller and boiler plants to A Building.

The supply and return piping runs from Phase III mechanical room connects to the secondary header system south along the Building, underneath the railroad tracks, to the southern-most tunnel connecting buildings A and B. The piping is installed in and connects to the A building in the A building mechanical room.

Air Distribution Equipment The conditioned areas of Phase 1 are served by 42 chilled and hot water air handlers. The original chilled water and hot water plants are located on the third level, but they are not currently being operated due to age of equipment. Both chilled water and hot water are being pumped from the central plant headers found in Building B Phase 3.

There are three types of CHW/HW air handlers in Phase 1. The meeting rooms and auditorium are served by a number of large York multizone Air Handling Units (“AHUs”) that were retrofitted, similar to the original design in 2008. Additionally there is a large newer Trane AHU serving the auditorium. These units operate with cooling coils active year round and heat coils active in the winter months. They have VFDs on the main fans, but the VFDs are only used only for balancing purposes. There are a total of 10 multizone units located in separate mechanical rooms throughout Phase 1. The York units have 2-way valves on the chilled water coils and 3-way valves on the hot water coils. The Trane unit has 2-way valves on both chilled water and hot water coils.

The smaller rooms, offices, and concourse spaces are served by 14 smaller single zone York

AHUs. These units are predominantly located above the ceiling near the areas they serve. The biggest units are the set of five 10 HP units that serve the main concourse area of the building.

The single zone units have 2-way valves on both hot and chilled water coils. These units do not have outside air ducted directly to them.

The exhibit halls are served by sixteen Buffalo built up roof top air handlers. These units have

VFDs. These units are older than the other AHUs, vintage mid-1990s. They have pneumatic control valves on the chilled and hot water coils, and many of these valves need to be manually closed off during heating and cooling season to prevent leakage.

Phase I Summary of HVAC Major Equipment System Details

Chillers

Two (2) Carrier units at 1186 tons – 0.87 kW/ton efficiency, One (1) Carrier unit at 228 tons – 0.96 kW/ton efficiency. All with 4160 V starters.

Cooling Tower 3 cells

Boilers 2 Thermopak (200 Horsepower each) – 76% thermal efficiency

Air Handling Units 61

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HVAC Controls Systems Phase 1 mechanical systems are controlled by the central Johnson Controls Inc. (“JCI”) Building

Automation System (“BAS”). A retrofit of the controls in Phase 1 took place in 2008. The major systems are predominantly Direct Digital controls (“DDC”); however there are several pieces of mechanical equipment still operated by pneumatic controls. The valves on the exhibit hall and the OA damper on AHU M-10 are pneumatically operated. During the IGA, several units appear to being controlled to temperatures not consistent with either the sensible or latent load requirements below. Several areas being served by multiple units appear to be simultaneously heating and cooling.

PHASE 2 – 1984

General Description Phase 2 of the GWCC, constructed in 1984, makes up the largest part of Building B. Phase 2 has 5 levels, originally labeled Level 0 through Level 4, they are now called Level 1 through

Level 5. In addition to the main areas for Building B, there are two connectors from Buildings A to Building B that are a part of Phase 2. A Main Entrance connector was constructed on top of the A1 exhibit hall and has a large concourse area and the Registration Hall. There is a passageway under the train tracks from the exhibit halls in Building A to the exhibit halls in

Building B. Phase 2 areas were remodeled during the Phase 4 expansion to contain the central offices for the GWCC. This area, originally a parking deck, is now a six floor office tower.

Level 1 of Phase 2 contains three (3) large exhibit halls, service corridors, loading docks, and the underground passage from Building A exhibit halls to Building B exhibit halls. This level also contains offices for the police department and shops for the maintenance department.

Levels 2 through 4 of Phase 2 contains the main public concourses and meeting halls. There are 12 meeting halls on level 2, 16 meeting halls on level 3 and 9 meeting halls on level 4. The southern end of level three contains the Zell Miller conference center, containing a group of 7 two-story conference rooms (part of the total 16 meeting rooms). The 4th floor can be split into two portions: the meeting room areas above the short meeting rooms on the third floor and the

Investment Grade Audit GWCCA-ESP-1 P a g e | 21 lobby area above the taller Zell Miller Conference Center. The Lobby area contains access to

Building A through the Entrance Connector and Access to Building C and the Office Tower.

Level 4 also contains the terraces restaurant and kitchen.

The 5th floor contains the Thomas Murphy Ballroom and a large commercial kitchen.

The majority of the spaces are rentable and controlled to occupied status only when shows and conventions have reserved them. This includes the meeting rooms, exhibit halls, the ballroom, and the Terraces restaurant. The concourses areas are either controlled 5am to midnight every day, or a few areas are 24/7. The services areas on the first floor are heated only and maintained 24/7 in the winter.

Building Envelope The building walls are composed of precast concrete or 8” CMU with a 4” thick masonry finish.

Walls are insulated with 1” of rigid insulation. Windows are bronze shaded double pane and appear to be in fair condition. The roof is a built-up type roof with concrete and foil faced rigid insulation (with fiberglass batt called out in drawings in a few locations). Roof insulation called out as R-19 on the original drawings.

The building has full exterior exposures on the North and west facing sides. On the east side, parts of level 1 are below grade. On the south side, all levels below the Lobby are exposed to the underside of the built-up street level, making these exposures completely shaded.

Windows exist on a number of facades and are primarily in concourse areas. The A-B Entrance area has a large tiered stepping glass exposure on the south facing side. Each tiered step contains an overhang to shade the window below it, except for the final clearstory section.

Additionally, this area has tall window walls on both the east and west facing exposures. The registration hall, located adjacent to the entryway, also has rows of windows that run along the ceiling on the north and south side.

The main entry way in B contains store front windows on the south facing side, shaded by the overhangs from the 5th floor. A cascading water feature spills from the lobby level on the south façade all the way down to level 2, creating a tall wall of glass block exposed to the sub-street areas. The pre-function area of the

5th floor has a continuous bank of 8’ tall windows that runs along south east and north facing exposures as well as a semi-hidden clear story row that provides daylight in the middle of the space.

Along the Phase 2 main concourse areas, there is significant east facing window exposure. This area is dominated by two 3 story tall glass curtain walls overlooking large planters on level two. On the east

Investment Grade Audit GWCCA-ESP-1 P a g e | 22 facing, a clear story row of windows runs the whole length of the concourse.

Lighting

Exhibit Hall:

The Exhibition Hall consists primarily of 750 watt Metal Halide High Bay HID, 200 watt

Induction, and 150-175 Metal Halide Can Fixtures. The Metal Halide High Bay HID lighting was retrofitted to 750 watt Bi-level Pulse Start HID lamp and ballast in 2011. The exhibit hall lighting levels appeared to have ample illumination with some variation in color rendering based upon the different bulbs currently being used. The annual hours of operation for the Exhibition Halls based on the logged data were 4,547 annualized hours with lights staged on by facility staff.

Concourse Halls:

The Concourse Halls consist primarily of Mercury Vapor, Compact Fluorescent, and Metal

Halide downlights. The annual hours of operation based on the logger data is 7,046 annualized hours although several lights are left on continuous for security reasons.

Meeting Rooms:

The Meeting rooms consist primarily of first generation T8 Fluorescent recessed troffers and

Incandescent downlights. The number of hours of operation based on the logger data is 1,589 annualized hours. The lights within the meeting rooms are basically enabled for local occupant manual control.

Back of House Hallways:

The Back of House Hallways consist primarily of first generation T8 Fluorescent troffers, T12

Fluorescent Strips, Incandescent downlights, Mercury Vapor downlights, and Metal Halide downlights. During the IGA, it was observed that several locations had lights burning when no personnel were around. As with concourse lighting, many areas do need to remain lit for security purposes whereas other fixtures could be de-energized when not required.

Ballrooms:

The Ballrooms consist primarily of Incandescent downlights & cylinders and Metal Halide High Bays. The Ballrooms as observed have the widest variation of lighting levels and color rendering due to differences due to the mixture of fixtures and bulbs.

Loading Docks:

The Loading Docks primarily consists of Metal Halide High/Low Bays & Shoeboxes. Many of these lights are high energy consumers and found to be burning when no activity was present.

Lighting Controls The house, public area and exhibit hall interior lighting is currently controlled manually. During the audit, several non-occupied areas were found with their lights on including back-of-the-house, storage rooms, mechanical/electrical rooms, non-public hallways, conference rooms, private offices and rest rooms.

The Exhibition Hall lighting utilizes HID and Induction lighting along with a Crestron lighting control system that has local control in each hall and remote access iPad application. This

Investment Grade Audit GWCCA-ESP-1 P a g e | 23 application allows for complete control of the numerous halls for either ‘ON-OFF’, 50% dimming, and/or individual fixture control.

Water Fixtures Restroom faucets in Phase 2 and 3 already have 0.5 GPM aerators. In some cases, the aerators also have a push button to turn the water on and off. There are seven 1.0 GPF urinals with flush sensors and eight 1.5 GPF urinals without flush sensors in Phase 2 and 3. Building B also has a mix of 1.6 GPF wall mounted toilets and 3.5 GPF wall mounted toilets. There is an ongoing renovation program to update the existing concourses restroom with more efficient low flow fixtures.

There are a total of five (5) 2.5 GPM high flow showerheads in Building B located in the dressing room of the Thomas Murphy Ballroom and Terraces dressing rooms.

Many of the water faucets for food preparation areas have 2.0 GPM high flow fixtures or greater.

The dishwashing sinks in Phase 2 and 3 have high flow dishwashing sprayers beginning at 2.5

GPM and greater. Many fixtures are delivering higher flows that rated or necessary.

There are 9 air cooled ice machines in the kitchens and concessions areas of Phase 2 and 3.

There are 31 existing water cooled ice makers.

Water Features There are several water features located throughout the concourse sections. Many of the pumps identified are low efficiency and old. The main feature has a 20 HP pump but throttled down by a balancing valve thereby wasting energy.

HVAC Mechanical Systems Phase 2 conditioned areas are served by 62 CHW and/or HW AHUs located through the facility.

On the second level there is a central chilled and hot water plant that serves this area. Almost all the equipment in Phase 2 is original to the construction of this area in 1982-1984 and reaching the end of its useful life.

Phase 2 Kewanee Boilers Phase 2 Trane chiller control panel

Investment Grade Audit GWCCA-ESP-1 P a g e | 24

Plant Systems The chilled water plant is configured to produce 42F-44F chilled water with a design return temperature of 56-58F or a 14F delta. There are many issues with the plant including bad sensors, an uncontrollable bypass, and aging CHW valves. The maximum delta T of the plant is less than 8 F degrees. The plant is a primary-secondary pumping configuration and found to be over pumping the secondary thereby lifting several control valves off of their seats. All chillers are water cooled and designed for 85F entering condenser water with 95F leaving. The cooling towers appear to be in good shape.

In the Phase 2 central plant, there are three chillers #4, #5, and #6 with three associated constant volume primary pumps and two 250 HP secondary pumps. These are original to Phase

II, built in 1982 with a total capacity of 3,075 tons. The two large chillers (#4 & #5) are rarely operated and have issues due to their age. The chillers have not been operated in a number of years, except for testing. Chiller 6 is smaller and is used as a swing chiller and/or for winter base-load operation. The chillers are piped directly into the main header in the Phase 3 plant.

The secondary loop for the B Building is taken off of the main header. The five chillers in Phase

2 and 3 share four variable volume two cell towers and three 300 HP variable volume condenser water pumps.

There are two Kewanee boilers in the Phase 2 plant with two constant volume primary pumps and three constant volume secondary pumps. These boilers were recently tuned up to a combustion efficiency of 80+%; however their age likely means the total plant efficiency for these boilers is 5-10% lower. The hot water from these boilers is pumped into a main header in the Phase 3 plant. The secondary loop pulls off this header.

These boilers are currently operated only during the heating season which is usually from

October to April. During this time the primary hot water loops are controlled to a design 200F.

There is a hot water reset on this loop and during low load times the temperature is reduced to

170F. The secondary loop coming off the main header in Phase 3 is usually around 10 degrees below the primary loop temperatures. The loop temperatures are obviously running much hotter than typically found on higher efficiency condensing boilers.

The boilers currently have a critical issue of losing control of water temperature when the return water drops too low. If there is a sudden large demand by heating loads, which can happen during times when the loading dock doors for B exhibit halls are open, the return water temperatures will dip and trip the low limit sensors on the boilers. Since the existing boilers are non-condensing, they step down to low fire to protect themselves from corrosive loads and thermal shock. This significantly drops the capacity of the system and hot water temperatures falls quickly resulting in the system to be manually over-ridden.

Air Distribution Equipment There are 62 major air handling units/heat & ventilation units in Phase 2. Twelve (12) of these units are Variable Air Volume (“VAV”) AHUs serving the meeting rooms and ballroom. The majority of the VAV units have inlet guide vanes (IGVs) for controlling airflow, two have been retrofitted with VFDs. Several of the IGVs are not operating properly resulting in either low air

Investment Grade Audit GWCCA-ESP-1 P a g e | 25 flows or excessive fan horsepower use. Most of the terminal VAV boxes do not have any reheat and the maintenance staff has difficulty heating these areas if they are too cold.

There are twelve (12) rooftop AHUs that serve the exhibit halls. They are single coil units and have two speed motors on the supply fans. The current control system does not take advantage of the two speed motors and the units always run in “high” mode.

There is one multizone air handler that serves the eating areas, kitchen and dressing rooms located near the Terraces restaurant.

There are two 100% outside air units for the large kitchens. The OA unit for the Terraces kitchen is a heating only unit, while the one for the kitchen on the 5th floor is a heating and cooling unit. It was observed that when the kitchen hoods are energized, they run at full speed extracting large amounts of conditioned air from the building. There are 14 other heating only units, including 4 that function as large air curtains for the loading dock doors in the exhibit halls.

The remaining heating only units serve the loading docks, maintenance and service areas.

The remaining air handling units are constant volume and predominately serve the concourse areas.

Phase 2 Summary of HVAC Major Equipment System Details

Chillers

Two (2) Trane units at 1300 tons – 0.74 kW/ton efficiency and One (1) Trane unit at 475 tons – 0.75 kW/ton efficiency. 1300 ton chillers have 4160 V starters. 475 ton chiller has a 480 V starter.

Cooling Towers 4 cells with 16,000 gallons capacity each cooling tower

Boilers 2 Kewanee boilers, 300 Horsepower each – 80% thermal efficiency

Air Handling Units 80 units Exhaust fans 89 fans

HVAC Controls Systems The controls for Phase 2 equipment were originally pneumatic and much of the equipment remains controlled this way. It has become difficult for the facility staff to maintain standards of comfort for the areas served by these units. Plant systems have been retrofitted with DDC in the JCI BAS. Additionally, some DDC sensors and control have been installed for the large exhibit hall units for monitoring. The remaining air handlers have been retrofitted with start/stop control to interface with the central DDC system, but temperature and pressure controls remain predominantly pneumatic. Because all the major equipment can be started and stopped by the central building control system, it appears to be following an occupancy schedule.

Investment Grade Audit GWCCA-ESP-1 P a g e | 26

PHASE 3 – 1992

General Description Phase 3 of the GWCC, constructed in 1992, is an addition to the end of Building B (Phase 2).

Along with Phase 2, this area makes up the entirety of Building B. There are two levels to

Phase 3, which connect up to level 1 and level 2 of Phase 2.

Level 1 contains 2 new exhibit halls (B4 and B5). They are slightly larger than the exhibit halls in

Phase 2, and connect directly with the 3 exhibit halls in Phase 2. Barriers can be opened to combine all 5 exhibit halls into one large space. The existing level 1 service areas from Phase 2 were also extended out in Phase 3. These areas contain storage, maintenance, and the main heating and cooling plant for Phase 3 (directly under the heating and cooling plant for Phase 2).

Level 2 is predominately an extension of the Phase 2 concourse to serve the new exhibit halls.

There are 6 meeting rooms, a kitchen and a restaurant overlooking exhibit hall B4. Three (3) water features were added along the concourse for aesthetics.

The majority of the spaces are rentable and controlled to occupied status only when shows and conventions have reserved them. This includes the meeting rooms, exhibit halls, and the restaurant. The concourses areas are either controlled 5am to midnight every day, or 24/7.

The services areas on the first floor are mostly heating only and maintained 24/7 in the winter and ventilated in the summer.

Building Envelope Construction of Phase 3 is similar to that of Phase 2 with a few exceptions. The wall constructions look to be a little thicker with double layer 8” CMU with insulation in the middle.

There is more windowed area along the concourse in Phase 3. The concourse is about 75% the height of the Phase 2 concourses, only one level instead of 3. The high ceiling allows dramatic east facing banks of windows overlooking fountain water features. There are a number of areas with west facing windows and skylights in the roof. During the IGA visits, it was noted that there is an extreme radiant heat load via the southern exposed glass.

Investment Grade Audit GWCCA-ESP-1 P a g e | 27

Lighting

Exhibit Hall:

The Exhibition Hall consists primarily of 750 watt Metal Halide High Bay HID, 200 watt

Induction, and 150-175 Metal Halide Can Fixtures. The Metal Halide High Bay HID lighting was retrofitted to 750 watt Bi-level Pulse Start HID lamp and ballast in 2011. The exhibit hall lighting levels appeared to have ample illumination with some variation in color rendering based upon the different bulbs currently being used. The annual hours of operation for the Exhibition Halls based on the logged data were 4,547 annualized hours with lights staged on by facility staff.

Concourse Halls:

The Concourse Halls consist primarily of Mercury Vapor, Compact Fluorescent, and Metal

Halide downlights. The annual hours of operation based on the logger data is 7,046 annualized hours although several lights are left on continuous for security reasons.

Meeting Rooms:

The Meeting rooms consist primarily of first generation T8 Fluorescent recessed troffers and

Incandescent downlights. The annual hours of operation based on the logger data is 1,589 annualized hours. The lights within the meeting rooms are basically enabled for local occupant manual control.

Back of House Hallways:

The Back of House Hallways consist primarily of first generation T8 Fluorescent troffers, T12

Fluorescent Strips, Incandescent downlights, Mercury Vapor downlights, and Metal Halide downlights. During the IGA, it was observed that several locations had lights burning when new personnel were around. As with concourse lighting, many areas do need to remain light for security purposes whereas other fixtures could be de-energized when not required.

Loading Docks:

The Loading Docks primarily consists of Metal Halide High/Low Bays & Shoeboxes. Many of these lights are high energy consumers and found to be burning when no activity was present.

Lighting Controls The house, public area and exhibit hall interior lighting is currently controlled manually. During the audit, several non-occupied areas were found with their lights including back-of-the-house, storage rooms, mechanical/electrical rooms, non-public hallways, conference rooms, private offices and rest rooms.

The Exhibition Hall lighting utilizes HID and Induction lighting along with a Crestron lighting control system that has local control in each hall and remote access iPad application. This

Investment Grade Audit GWCCA-ESP-1 P a g e | 28 application allows for complete control of the numerous halls for either ‘ON-OFF’, 50% dimming, and/or individual fixture control.

HVAC Mechanical Systems The conditioned areas of Phase 3 are served by 52 chilled water and/or hot water air handlers, with a number of smaller fan coil units. There is a large chilled and hot water plant located directly under the original Phase 2 plant that serves this area. All major HVAC equipment in

Phase 3 is original to 1992 except for some older pumps reused from Phase 2. The cooling towers were replaced a couple of years ago.

Both the Phase 3 chilled water and hot water plants…