2009 Spring Conference

Will Facilities be Ready to Meet Tomorrow’s Challenges?

Patrick Okamura CFM, CSS, CIAQM, LEED AP

The New Mexico Chapter of IFMA

Optimizing Facility Management Operations

Where Have we Been Future Energy Opportunities What’s our Stake in This? Maintenance Practices Meeting the Challenge

When did it really all start?

The dawn of maintenance….

…..because!

Building (castle) Maintenance

Industrial Revolution

High Tech Equipment

Preventative Maintenance

Predictive Maintenance?

Fleet Management

Roadway Maintenance

The dawn of the FM……

Facilities Operations

Raw Material Storage

First Coffee Break

First CMMS

Word Processor

Call maintenancefor more ribbon…..

The birth of the “cube” - 1968

State of the art?

The Beginning

Facilities Integration

Simple Building Maintenance

Complex Building Maintenance

Robotics

Technology

The Future?

We continue to evolve!

And we’ll continue to adapt…..

Optimizing Facility Management Operations

Where have we been Future Energy Opportunities What’s our Stake in This? Maintenance Practices Meeting the Challenge

Wind

Harvesting power from the wind………

Source: Shell Corporation

Solar

Solar – clean and reliable source of power. Just 20 days’worth of sunlight contains as much energy as all of the fossil fuels on Earth.

Source: Shell Corporation

Solar Power Capacity 2008

Source: Larry Sherwood (IREC), EIA, SEIA, Les Nelson, PV News

PV Capacity Additions 2008

Source: Larry Sherwood (IREC), EIA, SEIA, Les Nelson, PV News

Sifting the Surface

Developing new technology to removeoil from the ground

Source: Shell Corporation

Massive Power from Biomass

Biomass contains carbon and it can be used for energy

Hydrogen: The Ultimate Fuel

Hydrogen is the most abundant element in the universe. It can be found in water, fossil fuels and all living things. It can be stored for future use.

Source: Shell Corporation

Shale and Shell

We’ve been removing Kerogen (a form of petroleum) From shale, how they’ve discovered ways to removeit in larger quantities.

Source: Shell Corporation

Optimizing Facility Management Operations

Where we’ve been Future Energy Challenges

What’s our Stake in This? Maintenance Practices Meeting the Challenge

What’s our Stake in This?

Environmental Employees Community Assets Bottom Line

How does this affect us?

In 1999 US power stations increased emissions into the atmosphere by 2.295 million metric tons of emissions

San Diego Tribune - 2004

0

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S/C America North America Asia Pacific Africa Europe &Eurasia

Middle East

Tc

f

0

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ars

Tcf Reserves

World Gas Reserves - 2008Source: U.S. Dept. of Energy

Total Reserves 6,205 Tcf (2003)6186 Tcf (2008)

Marine Systems

Combat Systems

Aerospace

Scottsdale Site Annual Power Consumption 1991- 2008

0

10000000

20000000

30000000

40000000

50000000

60000000

70000000

80000000

90000000

100000000

1991 1993 1995 1997 1999 2001 2003 2005 2007 2009

KwH

2009 Projected

Without effective maintenance practices our bill would have been $1.8 M more annually

.042

.072

Proposed Power Generation Plan

9000

9500

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11500

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12500

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14500

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15500

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2004 2005 2006 2007 2008 2009 2010 2011

Load Risk Margin

1% Energy Conservation

Santan 5

PV in Santa Rosa & TS5

System Improvements

Santa Rosa to Browning

Maximum Load ServingCapability

Saving 1% Annually

9000

9500

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11500

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12500

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13500

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15500

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2004 2005 2006 2007 2008 2009 2010 2011

Load Risk Margin

1% Energy Conservation

Santan 5

PV in Santa Rosa & TS5

System Improvements

Santa Rosa to Browning

Maximum Load ServingCapability

945MW or $47,250,000 in 7 years

As of 2009 The Santa Rosa Facility continues to be postponed

U.S. Natural Gas Production

Sempra predicts that U.S. naturalgas production will drop dramaticallyin next 15 years…..

San Diego Tribune - 2004

Natural Gas Consumption Use 828 766 668 676 528 530 454 481 576 417 393Cost 0.19 0.23 0.26 0.23 0.26 0.29 0.29 0.13 0.33 0.78 1.69

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erm

s

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1.80

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sts

Use

Cost

Optimizing Facility Management Operations

Where we’ve been Future Energy Challenges What’s our Stake in this?

Maintenance Practices Meeting the Challenge

2000 Survey

• >55% Reactive = $18/hp/yr• 31% Preventative = $13/hp/yr• 12% Predictive = $9/hp/yr• Reliability Centered = $6/hp/yr• 2% Other

O & M Best Practices Guide, Release 2.0

Effective Maintenance

Effective Maintenance can reduce overall energy costs between 5-20%

Consistent Maintenance

• Steam• Compressed Air• Water• Inoperable Controls• Un-insulated Lines• Poor Maintenance• Motors• Design

Mechanical (HVAC) Maintenance

Preventative Maintenance

16.75

52.4 2.3 1.11 0.16 1 0 0 0 0.01 0

43

0

5

10

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19

96

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Del

inqu

ent

P/M

's

17

13

9

77.4

3.75

1.8 1.420.58 0.2 0 0 0.2 0.05

0

2

4

6

8

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95

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Cri

tical

Eq

uip

men

t F

ail

ure

s (

Un

its)

Critical Equipment Failures

5.7

4.08 4.22

3.19

1.1

0.63

1.66

0.330.16

0 0 0.11 0.050

1

2

3

4

5

6

19

96

19

97

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98

19

99

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00

20

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Hou

rs o

f D

own

tim

e

Total Uptime Hours - 525,408 Hrs. AnnuallyAnnual in-house labor savings by reducing failures - $48,837Reduce impact to gross sales annually = $7.7 Million

Reducing Downtime

Life Cycle Curve

Life Cycle Cost/Estimated Useful Life

0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20

High $

Low $

Downtime Costs

Repair Costs

Cost of PM

Main

ten

an

ce

Costs

Optimal Maintenance

Low HighLevel of Maintenance

Lost Productivity

Excessive PM

*

*

Adapted from APPA’s Maintenance Staffing Guidelines (2002).

Facility Maintenance and Repair

Life Cycle Cost/Estimated Useful Life

Rapid deterioration curvedue to poor design orconstruction

Normaldeteriorationcurve

Excellent

Good

Fair

Poor

Very Poor

Failed

Time

Rapid Deterioration Curve

Life Cycle Cost/Estimated Useful Life

Extended service life fortimely repairs

Normaldeteriorationcurve

Excellent

Good

Fair

Poor

Very Poor

Failed

Time

Extended Service Life Curve

Hayden Site HVAC System

Roosevelt Site HVAC System

Air Handler Chilled Water Valves

new valvesAir handlers A24 S6 S7 A31 S8 S1 S2 S3 S9 A38 A44 A45cold deck temperature 58.8 59.9 55.2 60.3 59.2 64.9 58.7 54.4 64.9 66.2 63.6 65.2cold deck setpoint 60 60 55 60.5 59 65 65 60 65 66.4 62 65difference 1.2 0.1 0.2 0.2 -0.2 0.1 6.3 5.6 0.1 0.2 1.6 -0.2Average difference 1.114286

old valvesAir handlers A36 A37 A41 A42 A32 A33 A34 A35 S4 S5 A46 A47cold deck temperature 64.6 61.1 48.9 51.1 73.8 73.8 49.1 52.9 61.2 55.9 63.5 53.5cold deck setpoint 70 65 60.3 53.9 50 55 70 70 61.1 56.1 65.6 66.1difference 5.4 3.9 11.4 2.8 23.8 18.8 20.9 17.1 0.1 0.2 2.1 12.6Average difference 8.728571

On average our payback was less than 6 months

This

Or This?

Commissioning 1996 avg. 1997 avg. 1998 avg. 1999 avg. 2000 avg. 3 year average 2001avg. 2002 avg.

Jan 4519.74 4906.133 4224.853 4531.53 4406.782 4388Feb 4517.39 4839.835 4137.485 3767.248 4078.26 3994Mar 4632.99 4692.967 4195.317 3922.174 4099.346 4072Apr 4529.4 4634.704 4574.575 4336.829 4334.754 4415May 4599.88 4460.178 4571.54 4617.19 4367.65 4519Jun 5180.18 4324.509 4623.196 4733.469 4742.806 4700Jul 5316.18 4735.634 4700.263 4664.764 4888.228 4751Aug 5360.1 4984.58 4881.833 4641.178 4980.939 4835Sep 5236.49 4839.862 4618.403 4105.304 4702.037 4475Oct 4973.98 4990.955 4424.045 4444.91 4804.768 4558 3869Nov 4757.42 4401.096 4584.586 4356.748 4580.901 4507 3715Dec 4976.026 4498.483 4619.128 3760.705 4464.482 4281 3639

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Ch

ille

d W

ater

Flo

ws

3 yearaverage

2003 avg.

Net energy saving of $34K due to central plant piping modifications

Hayden Site Air Handler Zones

On average +15% OSA = $115K Energy Savings (2009)

Optimizing Facility Management Operations

Where we’ve been Future Energy Challenges What’s our Stake in This? Maintenance Practices

Meeting the Challenge

Meeting the Challenge….

Education Get Involved Participate Pride Commitment Market Collaborate

Will we meet tomorrows challenges?

Remember……

Trying times are not the times to stop trying.

Ray Owen

Writer

Thank you