AthenaHealth Sustainability Report (2010)

prepared for:

2010 Comprehensive Energy Audit Assessment & Implementation

84 Winchester Street Newton, MA 02461

70 Fargo St., Suite 800 Boston, MA 02210

21 Drydock Ave., 7th Floor Boston, MA 02210

II. Project Description

III. Existing Conditions

IV. Energy Conservation Measures

V. Suggested Additional Measures

VI. Corporate Culture Integration

VII. LEED CI Analysis

VIII. Energy Star Analysis

IX. Appendix

Table of Contents

I. Executive Summary

84 Winchester Street Newton, MA 02461

70 Fargo St., Suite 800 Boston, MA 02210

21 Drydock Ave., 7th Floor Boston, MA 02210

I. Executive Summary

I. Executive Summary Chapman Construction/Design has been retained by athenahealth, Inc. to prepare a comprehensive energy audit for its headquarters facility in Watertown, MA. The audit was commissioned to identify opportunities to reduce utility costs, increase efficiency, and exhibit responsible environmental stewardship.

To provide athenahealth with this comprehensive analysis, Chapman proposed an evaluation that included the building structure and systems as well as operations and occupant behavior.

To facilitate this broad-based effort, a team was assembled that includes Chapman Construction/Design, RDK Engineers and map-lab, Inc. (the Team).

Based on our investigations, the Team has identified a prioritized list of 15 energy conservation measures (ECMs). The estimated construction costs, energy savings and simple financial payback for each ECM are summarized in Table 1. A detailed description and analysis of each ECM is included in Section IV of this report.

The Team estimates that implementing all recommended ECMs will cost approximately $192,000 and create more than $127,000 of annual operating savings potential. This results in an estimated aggregate simple payback of 1.5 years.

In addition to the recommended ECMs, the Team evaluated 5 additional strategies that will clearly have energy savings, health or occupant comfort benefits. These strategies however are either not readily quantifiable or pertain to base building systems that are not under the control of athenahealth. These ECMs are described in Section V. A key component to the successful implementation of many measures is the buy-in and participation of the end-users. To that end, the Team has also included possible strategies that could be used to both roll out the conservation measures to employees as well as promote their continued engagement. These strategies, along with some graphic samples of how they may be exhibited, are outlined in Section VI. The information outlined in this table was derived from the Team’s experience, interviews, standard design guidelines, existing utility bills, stated operating procedures and equipment nameplate data.

Please note that the energy savings and installation costs contained in this report are estimates based on our preliminary review and studies. If athenahelth elects to explore any of these measures more extensively, a detailed analysis including scope of work and budget will be provided.

84 Winchester Street Newton, MA 02461

70 Fargo St., Suite 800 Boston, MA 02210

21 Drydock Ave., 7th Floor Boston, MA 02210

II. Project Description

II. Project Description Intent of Energy Audit: athenahealth is a leading provider of internet-based business services for physician practices.

The company, which was founded in 1997, has experienced tremendous growth and is positioned to continue that trend in a rapidly evolving healthcare industry. The company recognizes that the connection between sustainability and health / wellness is critical to growth and long term success - both internally and externally. There is a clear initiative to build a strong perception of the company’s commitment to sustainability from employees, outside investors and partners in the healthcare industry.

As outlined in the RFP for this analysis, “athenahealth is committed to reducing its energy consumption and exploring any cost effective opportunities to reduce utility costs. Reducing operational costs, becoming more efficient and exhibiting responsible environmental concern are the important elements driving this project.”

The intent of this energy audit is to provide a clear summary of possible energy conservation measures that will facilitate informed decision-making and help map out a path toward improved sustainability. Utility cost savings is one of several motivations. Additional incentives may include improved human comfort, health, well-being and productivity of the occupants.

Our report includes environmental, social and mechanical performance data collected over a three week period from 1/22/10 to 2/12/10. The process of discovery for this report involved the following: -

Examination of the existing facility design, construction drawings and schematics.

Review of recent energy use history.

Tours of the facility to review department locations / adjacencies, office equipment type / quantity / location, and operational use patterns.

Interviews with department heads and key managers.

Review of corporate organization, operations, and departmental interaction.

Review of internal communication channels and policies for both promoting and monitoring sustainability initiatives.

Detailed survey of the existing building systems: HVAC, Envelope, Lighting, Plumbing Infrared inspection of the building envelope with thermal imaging equipment Review of equipment loads and existing utility bills Review of building operations both from the equipment and end user perspective Review of employee use of technology.

Approximately 650 of the athenahealth’s 990 total employees are based in the Watertown headquarters. An additional office is maintained in Belfast, ME as well as operational sites in Alpharetta, GA and Chennai, India. The content of this report is focused exclusively on the Watertown facility.

Project Team & Approach:

The Team of Chapman Construction/Design, RDK Engineers and map-lab was assembled to provide athenahealth with a comprehensive analysis. Potential energy conservation measures were developed and analyzed based on a) their engineering merit, b) cost and constructability, and c) the potential to improve overall occupant health and comfort. Each member of the Team brings expertise to the project and fills a specific role: Chapman Construction/Design developed the team, managed the discovery process and is responsible for the contents of this report. In addition, Chapman has provided budgets and feasibility assessments for all efforts relating to constructability, cost, and site logistics.

The Team of Chapman Construction/Design, RDK Engineers and map-lab was assembled to provide athenahealth with a comprehensive analysis. Potential energy conservation measures were developed and analyzed based on a) their engineering merit, b) cost and constructability, and c) the potential to improve overall occupant health and comfort. Each member of the Team brings expertise to the project and fills a specific role: Chapman Construction/Design developed the team, managed the discovery process and is responsible for the contents of this report. In addition, Chapman has provided budgets and feasibility assessments for all efforts relating to constructability, cost, and site logistics.

RDK Engineers analyzed the existing mechanical and electrical systems and has provided mechanical and electrical engineering expertise. map-lab examined office equipment efficiencies, possible occupant behavior adjustments within the facility, internal communications and employee initiative programs.

To facilitate the intended goals and objectives, the team worked in partnership to ensure all aspects of the sustainability analysis were completed collaboratively.

Project Team: Reducing your energy consumption can offer compelling economic and environmental benefits, but it’s also hard to know where to begin. Installing a solar array might cut your power bill sharply, but it probably only makes economic sense after you’ve taken every opportunity to reduce your overall energy use through improvements to your lighting, HVAC system, or building envelope.

84 Winchester Street Newton, MA 02461

Chapman developed its Building Performance & Renewable Energy Services to help clients take advantage of the diverse energy-saving opportunities available to them. Chapman’s green expertise—nearly 40% of our staff is LEED accredited—combined with its 25 years of construction management success makes it uniquely qualified to identify and execute a variety of upgrades.

Chapman’s service begins with a survey, analyzing the client’s property for opportunities to cut energy use through strategies like daylighting to reduce lighting power density, shading to reduce cooling loads, and high efficiency fixtures that qualify for utility company rebates. Chapman can also determine, through sunlight and shading studies, whether the building is suitable for a renewable energy system like a solar array.

Based on this survey, Chapman delivers a report and a preliminary budget estimating the pay-back period for the proposed improvements, including rebates, tax incentives, and potential grants. Once the client has selected the options that make sense for them, Chapman then manages the project from start to finish, bidding the work to multiple subcontractors in all trades and applying the same collaborative, transparent construction management approach that Chapman’s many long-term clients have enjoyed over the last quarter-century.

70 Fargo St., Suite 800 Boston, MA 02210

What today is considered to be “Sustainable Design” is what RDK has viewed as “responsible design” since our inception over 100 years ago. It’s what we’ve believed in and what we’ve strived for as engineers throughout the century since, and it’s evidenced in the projects we’ve completed.

From our design and installation of the first underground steam distribution system in the U.S. in 1897, to our use of radiant heating in the 1940’s, to our recent design of control systems for managing carbon dioxide levels to improve indoor air quality, we’re proud of our achievements in advancing the state-of-the art in energy conservation, sustainable design, and good engineering practice.

Today, our continuing commitment to SustainableDesign is evidenced by the fact that nearly 20% of our staff are LEED Accredited Professionals, knowledgeable in innovative, state-of-the-art Sustainable Design technologies. Our clients derive significant additional advantage, however, from the application of our “responsible design” philosophy to sustainable projects. We take a practical approach to the use of innovative technologies, employing those where our evaluation has demonstrated they will deliver real benefits.

Ask yourself, what are we sustaining when asked...are you sustainable?

21 Drydock Ave., 7th Floor Boston, MA 02210

That is what we have asked of ourselves and what we are asking of our clients. For us, it is not enough to simply have a sustainability position, everyone has one in one form or another. We put our actions and commitments into use for all to see. We hold forward our real-world experience, our ability to research, and our push to be leaders in environmentally-responsive design solutions. We post comments and critique through our blog about related subjects to further the dialogue and put ourselves out there instructing and implementing.

As designers we see that buildings use 76% of the energy and we know that it is our responsibility to make this better. We also see an opportunity to work with our clients in their processing, and working methodologies to find means of streamlining and reducing their energy needs. This is a partnership.

We believe that good design requires us to think holistically. As building professionals, we have an obligation to consider the influence our projects have on individuals, society and the environment.

84 Winchester Street Newton, MA 02461

70 Fargo St., Suite 800 Boston, MA 02210

21 Drydock Ave., 7th Floor Boston, MA 02210

III. Existing Conditions

III. Existing Conditions General Facility Description: The headquarters of athenahealth, Inc is located within the Arsenal On The Charles office park in Watertown, MA (the Arsenal). athenahealth leases approximately 130,000 square feet in two separate building within the Arsenal; Building 311 and Building 400. The Arsenal buildings were originally constructed in the early 19th century and redeveloped for office use in 1998. The entire Arsenal facility is managed by The Beal Companies, LLP. The interior build-out of athenahealth’s leased space occurred in 2004 and the company moved in the same year. Approximately five years remain on the current lease. athenahealth will soon be expanding into additional, adjacent space within the Arsenal. This additional space is part of athenahealth’s existing lease that has previously been sub-leased. The build-out of the additional space is currently being designed.

Building 311

Building 400

Building 311 is a four-story, multi-tenant structure. athenahealth occupies approximately 110,000 square feet in the building.

Building 400 is a two-story, stand-alone steel/masonry structure with a central atrium containing large clerestory windows. athenahealth is the sole tenant in this building, occupying all 20,000 square feet.

Both buildings are occupied from roughly 6 a.m. to 6 p.m. Monday through Friday. There are approximately 650 employees occupying the two spaces.

HVAC: Building 311: With the exception of the Data Center, the Heating, cooling and ventilation for the entire athenahealth space in Building 311, is provided by the base-building mechanical system.

This system consists of a chilled water plant and hot water boiler plant. The distribution system is comprised of VAV boxes with hot water re-heat coils. The boiler plant serves hot water

finned-tube radiation on the perimeter of the building. The perimeter finned-tube radiation is said by the building owner/property manager to be exposure zoned with outdoor reset control via a 3-way mixing valve on the two exposures (north & south). In general the system and its components are in good operating condition and well maintained.

The base building also utilizes two (2) engine driven cogeneration units to compliment power.

The waste heat from these units is used for domestic hot water via thermal storage tanks.

CHP Unit

Engine Block Removal / Repair

In addition to the cogeneration units, the Beal Companies have also recently installed a 500 kW fixed-tilt rooftop photovoltaic system on the roof of building 311.

The Data Center is environmentally conditioned with (4) 10-ton Liebert units (Model VE116) floor mounted within the space that it serves. This system utilizes an overhead duct distribution system to deliver air to the chosen location. Heat rejection for the Liebert units is accomplished via two (2) equally sized parallel configured dry-coolers. The dry-coolers utilize a 40% propylene glycol solution that is pumped via separate pump packages mounted on the roof.

Each of the units is floor mounted and returns air from the front of the unit. The original design intent was for the air to be distributed in a hot aisle/cold aisle configuration with two units at each end of the room, but it appears the future capacity that was originally planned for was never realized and implemented. This coupled with modifications over time has negated the intent of the original design.

Liebert Units

Cold Aisle View

The base building cooling system is comprised of (3) three Carrier Evergreen Water Cooled Centrifugal Chillers that utilize vanes for capacity control. The machines are not fitted with variable speed compressors. The chillers are arranged in a parallel configuration and are pumped in a primary/secondary arrangement. Both the primary and secondary pumps are constant volume/constant speed and do not utilize variable speed drives.

Base Mounted Pumps

Centrifugal Chillers

The Boiler Plant consists of two (2) forced draft natural gas fired sectional boilers that serve the buildings perimeter finned tube, cabinet/unit heaters, VAV reheat and air handling coils. The system pumping is constant volume and is without drives. The boiler controls utilize an outdoor air reset temperature strategy and are distributed and controlled based on solar exposure. The outdoor temperature sensor for each zone/exposure controls a three way mixing valve to reset the hot water temperature as a means of comfort control and energy savings.

Boiler Front View

Boilers

The heating/cooling distribution system consists of base building variable air volume chilled water air handling units. Zone control and reheat is accomplished through variable air volume single duct terminal units mounted overhead. Supplemental perimeter heating is done through pedestal mounted hot water finned tube. The control of this system is through a VAV box controller and is turned on and off as a second stage of heating. The duct system was generating a fair amount of air noise, which was a direct result of wide spread duct leakage.

This was evident outwardly by visible dirt/dust at the joints in the exposed ductwork, where induction is occurring from the air leakage.

The facility utilizes a networked DDC control system that is owned and operated by the property manager. The system is a Johnson Controls Metasys system and utilizes an N2 comm protocol. athenahealth does not have access to this system. The current system is without a graphic interface and utilizes a text only viewing format.

Building 400: In general heating and cooling is accomplished via a packaged air handling unit mounted outside at grade on a concrete service pad. Re-heat and supplemental perimeter heating is accomplished via a natural gas fired boiler that resides on the ground level in a dedicated mechanical space. The air handling unit and boiler both appeared to be in good operating condition and well maintained.

The air handling unit (ACU-1) that serves the building in its entirety is a cooling only Trane Intellipack Model SXHGC90, which is a nominal 90 ton unit. The unit resides on grade adjacent to the building and is ducted through the perimeter wall. This unit is dx (direct expansion) and utilizes R-22 refrigerant. R-22 is a non-CFC, and is a CFHC but is being phased out under the Montreal protocol. This particular unit utilizes four (4) compressors, eight (8) condenser fans @ 1hp each, two (2) Evaporator Fans @ 20 hp each and a single (1) 15 hp exhaust fan. Motor VFD’s are utilized on both the supply and exhaust fan systems in this unit.

ACU-1

ACU-1

ACU-1 distributes it’s air through VAV boxes with hot water re-heat. The turndown relative to the damper is unknown, but should be requested from the property manager, as this drives fan energy usage, discharge air temperature and ultimately temperature gradient/thermal comfort of occupants.

Hot water for the building is generated by two forced draft Weil Mclain natural gas boilers; Model LGB Series 2. The boilers are arranged in parallel and are controlled as lead/lag. Control for the boiler and pumping distribution system is done through a Honeywell XL50-MMI controller.

The controller does utilize an outdoor air temperature reset strategy. The pumping distribution system utilizes a primary/secondary configuration and is constant volume/constant speed. The secondary pumping system utilizes a differential bypass as a means to handle the two way valve modulation control that exists on the terminal coils and finned tube radiation.

Boiler 1

Boiler 2

Building Envelope: Building 311: The solar orientation of Building 311 is South/South West on the site. This means that the north wall on the plan is actually North/North East. The exterior building construction is un-insulated brick wall, two withes thick. The structural framing consists of

Steel/Masonry Bearing Wall construction. The building foundation is slab-on grade. It is assumed that the slab on grade is not insulated.

The fenestration consists of metal frame window with double pane 1/8” clear glass with a 1/4” air space. The metal frames are not thermally broken. The property manager stated that the building is has historic designation which necessitated that very little of the existing windows could be modified when redevelopment occurred. The windows are in fair condition and the glazing more recently replaced (approximately 10yrs old), but infiltration was physically observed in the perimeter spaces around many of the window assemblies. The infiltration also points to an imbalance in air systems (supply and exhaust), as the building should be run at a positive pressure in all seasons. Measures are described later in this report to address this issue. The Team estimates the glass performance values to be as follows; .64 u-value (btu/hft^2-F) and shading coefficient of approximately .83.

Building 400: The front entrance of Building 400 on Wooley Ave is oriented North/North East.

The exterior walls are constructed of double-wythe brick, with some locations being triple or more. The property manager stated that there are places where the total exterior wall thickness approaches 18”. Although this may appear to be thermally efficient, it is not. The total R-Value for this type of wall is a little more than 2. A large portion of the building is two-story atrium space used primarily for informal gathering. The upper portion of the atrium space has contains expansive clerestory windows.

Building 400 has a gabled roof constructed of steel joists and metal decking. Roof insulation is accomplished from the underside of structure with batten type insulation between the steel joist system and appears to have the appropriate vapor barrier that was visible from the interior space Fenestration in Building 400 consists largely of the same fenestration type as Building 311. The thermal properties also appear to be consistent. Although the upper clerestory windows have shades installed, they do not appear to be utilized other than for room darkening during presentations.

Power Building 311: Power distribution is part of a larger building system. Athenahealth has its own distribution panels to serve their needs. This is distributed from Beal’s main electric distribution.

Building 400: Power distribution consists of an 800 amp, 277/480V, 3 phase, and 4 wire main switchboard located in the first/ground floor electrical room that distributes normal power throughout the building. There is a 75kVa 3ph 208Y/120V transformer that serves the plug loads. The Nstar meter (#5107517) was read and will be touched on later in this report. The distribution panels consist of two (2) 400 amp 3ph, 4 wire buckets. According to the utility bills the power factor for the building is above .9 most of the year. There were no major deficiencies noted relative to the normal power distribution.

Lighting Building 311: Lighting control is largely absent here and the building lacks occupancy sensors.

Control for the system is primarily switched and is controlled by the end user occupants. The lighting in the open office areas consists primarily of two lamp 8’ pendant type fixtures. The lamps appeared to be T-8’s. Lighting in the closed offices consists of semi direct/indirect

recessed fixtures and are assumed to be T-8 lamps. There was also a fair amount of indirect accent lighting that did not appear to be illuminating any work surfaces. Lighting levels in the open office space of Building 311 were approximately 30 fc, which is adequate for this type of space. However, the perimeter spaces where there was no shading being utilized showed readings as high as 90 fc.

Direct / Indirect Fixture

Pendant Fixtures

Building 400: The lighting control system here consists of two (2) “LightMaster” Programmable lighting control systems. One is located on the first floor and the other is on the second floor.

The first floor system appears to have 5 zones and the second was not easily determined.

Each of the systems are essentially simple relay systems with on/off and timed capabilities. It was unclear what the system control parameters (time on/off etc.) were for the lighting control.

The lighting in building 400 consists of various types of fixtures including semi direct/indirect recessed, pendant HID and HPS and track and accent lighting with TR-16 lamps. The Team measured the lighting intensity and found it to be well beyond 30 fc (typical office space) and was often between 80-90 fc. In the open atrium space levels were as high as 197 fc directly beneath fixtures at desk level and 163 fc in the center of the atrium.

Water Efficiency: Building 311: Domestic water is attained largely from the base building domestic hot water storage tank which is generated by stand alone boilers as well as a cogeneration system. The existing plumbing fixtures and systems include lavatories, water closets, urinals, and kitchen sinks and a central reverse osmosis potable water system.

Building 400: Domestic water use is served by a dedicated natural gas fired (natural draft) hot water heater. The heater was manufactured by State (model # SBD811ONE) and is rated for 180,000 btu/h output with 81 gallons. This heater is also fitted with an automatic damper flue as a means of energy savings. The heater was observed to be running between 120 and 125 deg F. The system was fitted with a recirculating pump (TACO 008; 1/25 hp).

The building has a men’s room and women’s room on each of the floors that are located in the common areas of the building. Most of the tenant spaces have small kitchenettes complete with sinks and dishwashers. All of the flush fixtures have manual flushometers installed. The urinal flush valves are not currently EPACT compliant. The lavatories do not currently utilize auto flow

fixtures and are manual type fixtures. The building recently upgraded the lavatory aerators to a low flow type and the flow rate was not known at the time we asked.

Manual Lavatories

Urinal with Manual Flushometers

The water usage and utility bills are summarized later in this report, as well as recommendations for water use reduction.

Utility Bill Analysis: The majority of the costs from the current electric utility rate/tariff is generated through kW demand. The distribution and other charges that are associated with the utility rate are not as consequential as the demand charge. kW demand is a result of simultaneous/peak use of equipment. In other words, the more equipment that is on simultaneously, the more kW that is used instantaneously and the higher the demand charge. The utility determines the kW demand by looking at the maximum fifteen minute demand for the month. Off peak hour kW demand is reduced by approximately 55%. However, the peak and off peak demand are currently very similar if not identical most months. The Team’s review of the last 12 months of utility bills/energy consumption revealed a fair to good kWh curve/usage relative to season. In other words, there is deviation from month to month in energy usage, which is expected given the building is cooled via electric driven equipment and heated utilizing natural gas. The goal is to have a usage curve similar to a bell type curve, where much higher electric consumption would occur in summer months as opposed to winter. Currently the summer months do utilize more than winter, but there is not nearly as much deviation between heating and cooling seasons as there should be. The typical explanation for this is large constant electric loads, such as electric heat or process equipment, which this facility has neither of. Simultaneous heating and cooling, similar to that witnessed in Building 311 on 3/9/10 could also be a factor.

This occurs where the outdoor ambient temperature was 60 deg F or more and the cooling and heating was energized. In addition to the kWh usage profile, the kW demand did not deviate month to month as much as it should. This typically is a result of not utilizing variable speed motors and motors and oversized equipment.

The current natural gas rate for Building 311 utilizes a demand rate. The natural gas energy usage appears to trend correctly season to season and in the correct months actually reaches zero. However, the average annual usage is nearly 4 times the national average as indicated by the CBECS (commercial building energy consumption survey) data. The current usage is

252.6 MBH/sq-ft versus the CBECS data of 40 MBH/sq-ft. We believe the excess heating energy consumption is being generated by the fact that the building is largely un-insulated.

Utilizing the most recent CBECS (Commercial Buildings Energy Consumption Survey) the KWh/year usage of the 110,000 SF in Building 311 is well above (per square foot) the national average of a building of this use/type. The median kWh usage in the 75th percentile per square foot based on the national average is approximately 24 kWh. Currently the building is utilizing 72 kWh per square foot. This utility bill analysis and benchmarking results indicate that there is energy consumption that is occurring unnecessarily.

84 Winchester Street Newton, MA 02461

70 Fargo St., Suite 800 Boston, MA 02210

21 Drydock Ave., 7th Floor Boston, MA 02210

IV. Energy Conservation Measures

IV. Energy Conservation Measures The Team has identified the Energy Conservation Measures (ECM) contained in this section from our discovery and recommends them for athenahealth’s consideration. Each measure has been evaluated for cost/benefit based on energy savings and estimated first cost. Measures with a simple payback period within the period remaining on athenahealth’s current lease have been emphasized. In addition the team has factored in the ability of each measure to promote a healthy work environment, enhance productivity, and support a positive corporate sustainability profile.

Based on the results of these evaluations, the Team has identified a priority label for each ECM. The priorities range from 1 to 3, with 1 being of highest priority. The high priority ECMs (1) are listed first and are followed by the priority 2 ECMs, then the priority 3s.

The Base Case for all Energy Analysis is the existing system as described in the Existing Conditions portion of this report and in the mechanical interview document found in the Appendix.

All of the energy consumption estimates contained herein were developed utilizing computer modeling with eQuest building analysis software. A “rough” block model was developed for this report with the end goal being a relative cost and energy model for a building of this size, use and age. All energy analysis software outputs and reports can be found in the Appendix of this document.

Utility rates utilized for this analysis were NSTAR B3-NEMA LG General TOU (Time of Use T-2) for Electric and National Grid G-44 Demand Heating Rate for Natural Gas. Monetary utility incentives do exist for some of the energy conservation opportunities. All incentives described or identified herein are not guaranteed and must be reviewed by the utility company for acceptance. The Team can provide guidance to recover these monetary incentives, as well as design engineering services. All utility energy costs used in the simple payback analysis are virtual rates.

Please also note that the construction costs contained in this report are approximate. The choice of specific product models, current market conditions and logistics particular to your facility all may impact actual costs. If you elect to explore any of these measures more extensively, a detailed analysis including scope of work and budget will be provided.

Table 1 ECM Assessment / Summary ECM Description

1‐D 2

Annual Energy Savings kWh / (Therms)

Accent Lighting Control DHW Temperature Settings

Estimated Rebate / Incentive

Simple Payback (yrs)

Priority

Lighting Control Retrofits ‐ Bldg 400 Data Server Room Equipment & Distribution Plug Load Control Atrium Hot Water Finned Tube

20,355 180,386

$4,017 $39,684 $32,500 TBD

$16,000 $0 $16,250 $0

$0 $0 up to $50/fixt $0 $0 $0

7‐A 7‐B 8 9 10

Demand Control Ventilation ‐ Bldg 311 Demand Control Ventilation ‐ Bldg 400 Daylight Harvesting Window Treatment / Shading Duct Sealing

23,200 14,650 TBD 102,987 9,022

$6,003 $4,448 TBD $22,657 $1,985

$20,000 $10,000 TBD $50,000 $12,000

($500) ($250) $0 $0 $0

3.25 2.19 TBD 2.21 6.05

2 2 2 2 2

11 12 13 14 15

Vending Machines General Air Distribution Hot Water Pump VFDs (Base Bldg) Hot Water Finned Tube Zoning / Control Water Efficiency

6,850 10,460 1,200 TBD TBD

$1,500 $7,048 $300 TBD TBD

$1,800 $50,000 $11,500 TBD TBD

($75) $0 ($4,000) $0 $0

1.15 7.09 25.00 TBD TBD

3 3 3 3 3

400,210

127,042

191,300

(4,825)

1.47

3 4 5 6

30,800 300

Annual Estimated Energy Cost to Savings Implement (Cost) $6,750 $3,750 $150 $0

TOTALS

Table 2 Additional Measures A B C D E F G H

Chiller Plant Modifications (Base Bldg) Chiller Plant Modifications (Base Bldg) Air Quality Building Automation System (Base Bldg) Building Pressurization (Base Bldg) Production Efficiencies Thermal Comfort Acoustics (IEQ Issues) Recycling

TOTALS

0.56 0.00

1 1

3.98 0.00 0.50 TBD

1 1 1 1

ECM #1: Accent Lighting Control

ECM #1: Accent Lighting Control Description: During our tours of the facility, it was noted that a fair amount of decorative and accent lighting is in use in and around the building. This lighting runs during occupied hours and quite possibly during unoccupied hours. This lighting is not considered beneficial relative to human comfort and production. The Team recommends that as much of this lighting as possible be turned off as an energy savings measure. The best energy savings measure is to use no energy at all.

Accent Lighting Photo #1

Accent Lighting Photo #2

Accent Lighting Photo #3

Accent Lighting Photo #4

Anticipated Savings: The anticipated savings for this measure depends on the quantity of fixtures that are turned off.

A single, 28W fixture, running 10 hours a day uses roughly 616 kWh/yr at a cost of around $135. If we assume 50 fixtures are included in this measure, the annual savings could be $6,750.

Estimated Cost: This measure can be implemented by simply turning the fixtures off at the switch. However a more permanent solution could be ensured by implementing one of the following (cost estimates are based on a quantity of 50 fixtures):

Turn off the lights in question at the switch = $0 Remove the lamps from the fixtures = $500 Disconnect the fixtures at the junction box and cap the wires = $2,500 Remove the fixtures and install cover plates = $5,000

Constructability Analysis: The construction impact of implementing any of the options would be minimal. For option A, there is zero impact. For options B, C & D a single electrician or maintenance staff would perform the required work at each individual fixture.

Employee / Corporate Engagement: As a facet of the corporate “roll-out”, it is recommended that graphic signage be developed that highlights the details of this energy-saving measure as well as the associated benefits and how employees can interact or participate (see examples in the “Corporate Cultural Integration” section). Such signage should be placed where it is relevant and accessible to the employees as well as guests, potential clients and investors.

ECM Summary: The operating cost savings of this measure would be relatively small. However, because it has little or no up-front costs for athenahealth, the Team has categorized this as a priority 1.

The Team recommends option 1-D as it provides the most permanent and aesthetically complete solution.

ECM #1: Accent Lighting Control

Light-This

A. B. C. D.

Description: In Building 400 the central domestic hot water system setting is currently about 125°F to 130°F. This setting is on the high side and typically isn’t required unless a process is being utilized with a specific temperature need. The code minimum water temperature for public lavatories is 115°F, although some buildings prefer 120°F. The Team recommends the water heater temperature setting be adjusted down as an energy conservation measure.

Building 311 – DHW Boilers

Building 400 – DHW tank

Anticipated Savings: A 10°F decrease in temperature will yield an approximate energy consumption savings of 222 therms at approximately $150.00 annually.

Estimated Cost: There is no cost to implement this measure.

Constructability Analysis: These settings can be changed by the facilities staff with very little effort and no impact on the employees.

Employee / Corporate Engagement: As a facet of the corporate “roll-out”, it is recommended that graphic signage be developed that highlights the details of this energy-saving measure as well as the associated benefits and how employees can interact or participate (see examples in the “Corporate Cultural Integration” section). Such signage should be placed where it is relevant and accessible to the employees as well as guests, potential clients and investors.

ECM Summary: Since this is a no cost measure, this ECM been categorized this as priority 1.

ECM #2: DHW Temperature Settings

Light-This

ECM #2: DHW Temperature Settings

ECM #3: Lighting Control Retrofits

ECM #3: Lighting Control Retrofits Description: Building 400 and 311 have a limited amount of lighting control capability. In Building 400, lighting control is currently accomplished with a “lighting master� control panel. The team recommends that a more robust and sophisticated lighting control panel be installed on each of the floors. We also recommend that the lighting control panel be integrated to the building automation system. The lighting control panel ensures that the lights are turned on and off appropriately based on occupancy. If athenahealth elects to retrofit / upgrade to new ballasts, fixtures or lamps in the future, the system has the potential for other applications Additionally, we noted a general lack of occupancy sensors. These sensors are limited to spaces such as closed offices and common areas where the lighting can be turned off when the space(s) are not occupied, but provides a significant benefit.

Anticipated Savings: The savings from this measure are difficult to quantify given that performance is heavily impacted by actual occupancy, which can vary greatly.

As a relative measure, buildings / spaces of this size with the appropriate occupancy sensors and appropriate controls vs. a building without would yield an annual energy consumption savings of approximately 58,377 kWh or $17,028 for Building 311 and 20,355 kWh or $4,017 for Building 400.

Constructability Analysis Implementation of this ECM in Building 400 would involve simply changing out the two existing lighting control panels and installing occupancy sensors in the appropriate locations.

Accommodating lighting control similar to Building 400 in Building 311 would be a much more complicated task. Since Building 311 does not currently have a lighting control system in place, a significant amount of re-lamping, re-ballasting and re-wiring would need to take place and the costs would quickly outweigh the benefits.

Employee / Corporate Engagement: As a facet of the corporate “roll-out”, it is recommended that graphic signage be developed that highlights the details of this energy-saving measure as well as the associated benefits and how employees can interact or participate (see examples in the “Corporate Cultural Integration” section). Such signage should be placed where it is relevant and accessible to the employees as well as guests, potential clients and investors.

The team also recommends that at a minimum internal correspondence is utilized to educate the end user/occupants on turning lights off at the end of regular business hours.

ECM Summary: This measure is a priority 1 for Building 400 and is not recommended for Building 311.

ECM #3: Lighting Control Retrofits

Light-This

Estimated Cost: The estimated costs for implementing this measure in Building 400 would be = $16,000

ECM #4: Data Server Rm Equipment & Distribution

ECM #4: Data Server Room Equipment & Distribution Description: If the Data Room remains (it was mentioned in one of the interviews that all of the “critical path” server needs would be moving to the Bedford Data Center and some other services to Belfast ME), there are some efficiency measures that should be explored.

The Liebert Units at the time of our visit were running in the range of 62 deg F and 69 deg F with some of the units humidifying while others where de-humidifying. The Team recommends that all the units be run at a much higher temperature setpoint as this room is not normally occupied and there are no advantages to running low temperatures in these rooms. Most of the equipment has the ability to run operate at higher temperatures and is rated well above 85 deg F. With a lower setpoint, the HVAC is running constantly which increases the operating costs as well as wear and tear on the HVAC equipment. The Team recommends a setpoint of 75 to 80 degrees.

An additional impact of running lower temperatures in the room is that the relative humidity reading is increased. This is due to cold air holding less moisture and the reading being truly “relative”. When this occurs the unit goes into a de-humidification cycle which means it will begin to cool and run compressors to dry the air. This inherently makes the air too cold and electric heating is energized to warm the air back up. This is not very intuitive and wastes significant energy.

The data room layout is such that the units do not utilize a hot aisle/cold aisle configuration.

Because of the lack of planning relative to the cooling layout the distribution compromises the on / off time of the units and there is a net add in total operating run hours. The team recommends further studying the load generation in this room more closely and developing a solution to re-distribute the air relative to the load. This will require investigating the duct infrastructure and the feasibility of modification.

Anticipated Savings: The re-distribution of air is difficult to quantify but based on our past experiences, it does work to lower operating costs. Increasing the temperature setpoint to at least 75 deg F will save approximately 180,386 kWh and $39,684.00 annually.

Constructability Analysis: These settings can be changed by the facilities staff with very little effort and no impact on the employees.

Employee / Corporate Engagement: As a facet of the corporate “roll-out”, it is recommended that graphic signage be developed that highlights the details of this energy-saving measure as well as the associated benefits and how employees can interact or participate (see examples in the “Corporate Cultural Integration” section). Such signage should be placed where it is relevant and accessible to the employees as well as guests, potential clients and investors.

The information contained in the graphics for this measure should speak to how the Data Room is “working” (i.e. hot aisle/cold aisle) and how that helps the cooling and humidifying systems work more efficiently. Since the Data Room performs a mission-critical function; keeping the information vital to Athena safe with no downtime from server shut downs, it may justify investing in live metering software that allows employees to view real-time energy consumption, either via the intranet or on a monitor outside the Data Room.

ECM Summary: Since this is a no cost measure, this ECM been categorized this as priority 1.

ECM #4: Data Server Room Equipment & Distribution

Light-This

Estimated Cost: The temperature adjustment and calibration is a zero cost measure.

ECM #5: Plug Load Control

ECM #5: Plug Load Control Description: Our observations lead us to recommend that athenaHealth take the opportunity to assess the equipment needs of the individual employee to determine what items may be reduced in order to reduce overall plug loads. This includes monitors and perhaps even desk phones. There may be a means of centrally locating a phone for a group that does not use the phones much at all. Also, there are many users of multiple LCD screens (operating @ 120 volts) that may not need to have more than one and still maintain a high level of productivity.

Typical single monitor desk

Thermal image of desktop equipment

There are also some users who have various items plugged in that are peripheral to the work environment, such as refrigerators and microwaves. We recommend a 2-part strategy be put in place. First would be to examine the kitchens and kitchenettes to find opportunities to give quicker, more convenient access to the microwaves for those at lunchtime. When that measure is made then a policy can be put in place eliminating peripheral equipment.

Supplemental electric heaters

Thermal image of supplemental equipment

This measure could also fall under a category of HIPPA regulations regarding the “Availability� integrity of the records. Should a shut down occur that could be affected by overloading plug

Another measure may be to determine which personnel require access to their actual desktops, thus requiring them to be left on all night. What we found is a large majority do not need their machines left on through the night. We also found that many of the departments had staggered start times that would negate the concern of a substantial power spike in the morning.

Laptops in training facility

Existing power strips w/ multiple loads

Since computers, monitors and other office equipment is vital to employee productivity, any strategy for controlling peripheral power loads or vampire must be carefully implemented. The Team recommends a phased strategy starting with relatively unobtrusive measures. One such measure is the use of “smart� power strips and surge protectors. These devices have the ability to cut power to peripheral devices when not in use and thereby reduce the standby loses. The Team recommends issuing EcoStrip surge protectors that utilize a USB interface to the CPU and turn off power to all peripheral devices whenever the CPU is manually shutdown. This technique eliminates the undesired shutdown issues experienced by similar devices that utilize occupancy sensors or timers to sense when to operate.

Anticipated Savings: A single EcoStrip can save up to $100 in utility use annually. If we assume that half the Watertown employees, or 325 people, are issued such a device the savings could be up to $32,500 annually.

Constructability Analysis: There are no construction issues related to the installation of these devices. They simply plug into the local receptacle and all peripheral equipment plugs are inserted into the strip. These strips will replace existing surge protection strips in many cases.

Estimated Cost: The cost for the EcoStrip devices is roughly $50 each (bulk purchase pricing options are available). Assuming 325 devices, the cost would be $16,250.

Recommended Equipment: Eco-Strip 2.0 USB Smart Power Strip. See Appendix for equipment cut sheets..

ECM #5: Plug Load Control

Light-This

strips with too many devices. If a shut down happened to an employee working on a file that may lead to something happening to the file itself.

ECM #5: Plug Load Control

Please reference the Appendix for a sample graphic that outlines just how much power is consumed at each individual desk.

In addition, once other measures are put in place to improve the thermal comfort, it Iis recommended that athenahealth institute policies that discourage the use of individual heaters, fans, microwaves, humidifiers, etc.

ECM Summary: Because this measure has a short payback and is easy to install, we have given it a priority 1.

ECM #5: Plug Load Control

Light-This

Employee / Corporate Engagement: As a facet of the corporate “roll-out”, it is recommended that graphic signage be developed that highlights the details of this energy-saving measure as well as the associated benefits and how employees can interact or participate (see examples in the “Corporate Cultural Integration” section). Such signage should be placed where it is relevant and accessible to the employees as well as guests, potential clients and investors.

ECM #6: Atrium Hot Water Finned Tube

ECM #6: Atrium Hot Water Finned Tube Description: In Building 400 the Team observed finned tube radiation hung above the occupied space. The building owner/property manager stated that it had been installed as a preventative measure to mitigate any potential for glass condensation.

The team recommends that at a minimum this be de-activated (valve shut off) as a means of conserving energy. This heating energy simply hangs at the ceiling and eventually is allowed to escape to ambient outdoors without ever performing any valuable space conditioning/heating.

Windows condense when either a large water source is introduced to the interior space such as humidification and large open water surfaces. As a benchmark; to condense moisture on the glass (double glazed window) during winter conditions of 30 deg F outdoors the space relative humidity would need to be 50%. Typical winter indoor relative humidity space conditions are well below this and range between 3%-15% and in some instances less than 3%. These lower relative humidities are due to running air through a heating coil to maintain space conditions, which inherently reduce the relative humidity

Finned-Tube at Building 400 Clerestory

Clerestory Finned-Tube

Anticipated Savings: The savings from this measure are difficult to quantify given that current performance data was not available. However, turning them off completely will certainly yield some savings.

Estimated Cost: There is no cost to implement this measure.

Constructability Analysis: Assuming these radiators are valved, the shutoff can be handled by the facilities staff with very little effort and no impact on the employees.

Employee / Corporate Engagement: As a facet of the corporate “roll-out”, it is recommended that graphic signage be developed that highlights the details of this energy-saving measure as well as the associated benefits and how employees can interact or participate (see examples in the “Corporate Cultural Integration”

ECM Summary: Because this measure has immediate savings and no initial cost, we have given it a priority 1.

ECM #6: Atrium Hot Water Finned Tube

section). Such signage should be placed where it is relevant and accessible to the employees as well as guests, potential clients and investors.

ECM #7: Demand Control Ventilation

ECM #7: Demand Control Ventilation Description: Each of the buildings that athenahealth occupies utilizes unique cooling mediums. However the systems in both Building 311 and 400 incorporate air handling units to provide ventilation to the occupied space. The Team recommends modifying these units to include a demand control ventilation strategy based on CO2 (Carbon Dioxide) levels in the space or return air path.

These added components would allow the units to modulate the quantity of outside air in response to the CO2 levels within the space. These levels are generally proportional to the number of occupants and activity level within the space.

The implementation would entail installing CO2 sensors in selected spaces and return air ductwork, as well as a new PID control loop and end device (damper actuator) on the outside air intake of each air handling unit.

This measure has a fair amount of monetary and human comfort benefit both in winter and summer modes of operation. In the current condition, where CO2 levels are not measured, the HVAC system must default to bringing in sufficient outside air to serve the maximum potential occupancy level. This outside air must be conditioned (heated or cooled) before distribution.

By measuring the CO2 levels and providing damper controls, it is possible to modulate the amount of outside air to correspond to partial and unoccupied conditions. The result is that only the requisite amount of outside air for the current occupancy is conditioned.

Building 400 Air Handling Unit Damper

Anticipated Savings: This ECM would be implemented on the 90 ton air handling unit that serves building 400 and the two (2) base building Air Handling Units that serve athenahealth’s space in building 311.

Building 311 would generate approximately $6,003.00 in energy savings.

The energy consumption savings for Building 311 (based only on athenahealth’s ventilation usage) would be approximately 23,200 kWh and 1381 therms or roughly $6,003 annually.

Building 311 could potentially save much more than this if the additional building ventilation was added to this cost/energy analysis.

Estimated Cost: The estimated cost for equipment and labor to implement this measure is roughly $8000$10000 per Air Handling Unit.

A. Building 311= $20,000 B. Building 400= $10,000 Note that utility rebates are available should athenahealth choose to pursue this measure. The prescriptive compliance path typically provides for a $250 rebate per instance.

Constructability Analysis: To implement this control strategy a CO2 sensor would be added to the common return air duct of the aforementioned systems. The air handling outdoor air intake louver/damper would be retrofitted with an actuated damper and the devices integrated into the base building automation system or packaged air handling unit controller.

The installed equipment would not be visible to the end user/occupant and would not affect aesthetics of the constructed space.

Employee / Corporate Engagement As a facet of the corporate “roll-out”, it is recommended that graphic signage be developed that highlights the details of this energy-saving measure as well as the associated benefits and how employees can interact or participate (see examples in the “Corporate Cultural Integration” section). Such signage should be placed where it is relevant and accessible to the employees as well as guests, potential clients and investors.

ECM Summary: From a strict energy use standpoint, the Team would rate this measure as a priority 3 because of the relatively small savings compared to other ECMs. However, due to the increased human comfort aspects that will be provided, the Team suggests this measure as a priority 2.

ECM #7: Demand Control Ventilation

Light-This

The energy consumption savings for Building 400 would be approximately 14,650 kWh and 249 therms – or roughly $4,448.00 annually

ECM #8: Daylight Harvesting

ECM #8: Daylight Harvesting Description: Many of the spaces have a significant amount of fenestration at the perimeter exposures which provides abundant natural light. Despite this, there is a large amount of lighting that remains on regardless of the natural light levels present. Lighting levels in Building 400’s atrium space with the fixtures on was 197 fc. The typical fc (foot candle) level for this type of space is 30-50 fc.

As such this space in particular is a perfect candidate for a daylight harvesting strategy.

Building 300 had high fc levels on much of the perimeter space and levels were in the 80-90 fc and not solar lit. These spaces can also take advantage of a daylight harvesting control strategy. The Team recommends that a daylight harvesting strategy be studied by a qualified lighting consultant to better pin point the effectiveness of this strategy.

Daylight harvesting can be accommodated through the lighting control panel installed under the previous recommended ECM (for Building 400 only) or with standalone day lighting controllers.

These devices are equipped with power packs that turn off the lighting when there is significant natural lighting available to illuminate the space and back on when the light levels drop too low.

The existing lighting fixtures would need to be retrofitted with new electronic ballasts to be capable of operating with a daylight or dimming system.

It appears that many of the lights remain on because currently an entire pod is controlled by a single switch. Another approach would be to provide greater user control such that individual aisles and/or banks of fixtures adjacent to windows could be shut on or off based on the particular occupancy or daylight levels.

Recommended Equipment: Our recommendation would be to utilize a Lutron Ecosystem.

Employee / Corporate Engagement: As a facet of the corporate “roll-out”, it is recommended that graphic signage be developed that highlights the details of this energy-saving measure as well as the associated benefits and how employees can interact or participate (see examples in the “Corporate Cultural Integration” section). Such signage should be placed where it is relevant and accessible to the employees as well as guests, potential clients and investors.

Listed below are several references related to the benefits of daylighting: • http://www.facilitiesnet.com/lighting/article/Daylighting-Benefits--10446 • “How IEQ Affects Health, Productivity.”, William Fisk Staff Scientist and Department Head, Indoor Environment Department Lawrence Berkeley National Laboratory, Berkeley, CA, Published in ASHRAE Journal 44 (5): 56-60, 2002 • “The significance of healthy buildings and green seal’s role in promoting them”, Arthur B.Weissman, Ph.D. President and Chief Executive Officer, Green Seal, Inc., Published in Unnico Green Report/Spring 2005.

ECM Summary: This measure would require further investment in the analysis to determine the anticipated savings and implementation cost. With the large windows in the space, however, the opportunities to take advantage of existing daylight opportunities is quite high. The Team has given this measure a priority of 2.

ECM #8: Daylight Harvesting

Light-This

For buildings that successfully incorporate daylighting, the overall energy savings can anywhere range from 15 to 40 percent. Energy savings and sustainability are often the reasons employee spaces are designed with abundant natural light and views to the outside. However, many studies have found that daylighting can have a significant, measurable impact on the productivity and satisfaction of employees.

ECM #9: Window Treatment/Shading (Base Building)

ECM #9: Window Treatment / Shading (Base Building) Description: The majority of the spaces in Building 311 have direct access to either exterior windows or atrium windows. Along the North Side and along the atrium, little is needed to treat the windows since solar gain and glare are not issues. The tenant expressed some concern with the occupant comfort level in some of the Southern perimeter spaces and noted that on high solar load days in both the summer and winter months the spaces become too warm. Many of the room’s exterior walls are nearly 100% glass. Blinds are installed in these spaces on the interior of the windows but do little to improve comfort levels. Spaces that are South West or South East facing with a large percentage glass are prone to these comfort issues. Immediate actions that can be taken are as follows; -

-

-

-

Install window tinting. The tinting should be as reflective as possible, but with concern for the appearance of the exterior of the building, as this sometimes creates an undesired effect. Past experience with this approach has improved room conditions similar to this by 2 degrees or more.

Shut lights off when spaces are not occupied and practice blind control. Many of these exposures have significant solar loads from around 12pm all the way through to the close of business in many months.

The use of a light shelf along the windows of the south side may allow for increased daylighting while also allowing the users to use the shades for glare control.

A possible collective strategy teaming with Beal would be to plant ivy on a building attached guide wire system along the south side of the building (non-evasive species, such as Virginia Creeper). When mature, the foliage would provide shading. Given the lease timing this may not result in a viable payback.

If ECM #3: Lighting Control Retrofits is implemented, it is recommended to explore connecting the clerestory window shades in Building 400 to the expanded lighting control panel. By connecting these devices, the operation of the shades could be automatically controlled based on time of day, time of year, weather, and actual daylight levels.

South façade shades

North façade shades

Anticipated Savings: 2 degrees savings in cooling mode can represent a total of 102,987 kWh and $22,657.00 annually between the two buildings that Athena occupies.

Constructability Analysis: The construction impacts will also vary depending on the implementation method.

Employee / Corporate Engagement: As a facet of the corporate “roll-out”, it is recommended that graphic signage be developed that highlights the details of this energy-saving measure as well as the associated benefits and how employees can interact or participate (see examples in the “Corporate Cultural Integration” section). Such signage should be placed where it is relevant and accessible to the employees as well as guests, potential clients and investors.

ECM Summary: This measure would require further investment in the analysis to determine the anticipated savings and implementation cost. With the large windows in the space, however, the shading strategies should be closely reviewed. The Team has given this measure a priority of 2.

ECM #9: Window Treatment/Shading (Base Building)

Light-This

Estimated Cost: The estimated cost will vary depending on the implementation method.

ECM #10: Duct Sealing (Base Building)

ECM #10: Duct Sealing (Base Building) Description: The duct distribution was observed to have a considerable amount of leakage. The Team recommends sealing any ductwork that is currently leaking. This measure should be implemented with a water-based mastic. Although the duct is in the occupied/conditioned space and is assumed to be a neutral energy consumption issue, duct leakage adds to fan horsepower consumption and disrupts the general air distribution, resulting in thermostatic control issues.

In addition to the reduced energy demand and increased efficiency, this measure would have an acoustic benefit as well. The leaking ducts increase the noise level in the space noticeably.

Several interviews noted that noise levels were too high for many employee’s comfort.

Reducing mechanical background noise would be one provide one step toward solving that issue. See also, Additional Measure G regarding Acoustics and Indoor Environmental Quality Issues.

Anticipated Savings:

Estimated Cost: Labor and materials to seal ductwork is estimated at $12,000 Constructability Analysis: The construction work associated with sealing the ducts is not complicated. However, many leak locations are directly over work areas making access somewhat difficult, especially during occupied periods. To minimize the impact on the occupants, it is perform this work on off hours.

This premium is reflected in our estimated installation cost.

Recommended Equipment: A water based mastic similar to Air Seal 11, by Polymer Adhesives is recommended for all duct sealing. See Appendix for product data sheets.

Employee / Corporate Engagement: As a facet of the corporate “roll-out”, it is recommended that graphic signage be developed that highlights the details of this energy-saving measure as well as the associated benefits and how employees can interact or participate (see examples in the “Corporate Cultural Integration” section). Such signage should be placed where it is relevant and accessible to the employees as well as guests, potential clients and investors.

ECM Summary: Although this measure will have cost savings benefits as well as improved thermal comfort benefits, due to its payback period being over five years and its relatively disruptive installation, we have given it a priority 2.

ECM #10: Duct Sealing (Base Building)

Light-This

The assumptions used to accomplish our energy savings calculations was a +/-10-12% duct leakage. We estimate the fan energy savings associated with the sealing of the ducts to be approximately 9,022 kWh and $1985.00 annually.

ECM #11: Vending Machines

ECM #11: Vending Machines Description: There are vending machines in many of the pantries and common areas throughout the facility.

The plug loads for a single vending machine are quite high and can result in anywhere from $300-$500 annually in electricity costs. The Team recommends that each vending machine, with the exception of any that house perishables, be fitted with a "Watt Stopper" or "Vending Miser". These devices will turn the machines off when not in use or when the building is unoccupied for long periods of time.

Building 311 Vending

Building 311 Vending – Thermal image

In addition to the aforementioned direct energy consumption from simply operating the vending machines, the thermal image above demonstrates the ancillary effects. The machines routinely dissipate heat to the surrounding space due to equipment inefficiencies and the room to apparatus temperature differential. This heat energy is being transferred to the surroundings which further tasks the building air conditioning system requiring it to consume even more energy.

This energy is being transferred to the surroundings by all three heat transfer mechanisms (conduction, convection and radiation). Because of this, quantifying the exact energy usage is not possible without elaborate testing, measurements or explicit manufacturer’s data. However, it is readily apparent that energy inefficiencies are present.

Anticipated Savings: These devices can yield up to $150.00 in electrical savings annually per machine. Assuming a quantity of ten (10) machines throughout Building 311 and 400, the total annual savings would would be $1,500. Additionally, reduced maintenance costs can be expected.

Estimated Cost: The material cost of a single Vending Miser is approximately $180.00. Note that utility rebates are available should athenahealth choose to pursue this measure.

Constructability Analysis: The single-machine devices can be installed by the facilities staff with very little effort (at the plug). The team recommends these devices for ease of installation.

Employee / Corporate Engagement: As a facet of the corporate “roll-out”, it is recommended that graphic signage be developed that highlights the details of this energy-saving measure as well as the associated benefits and how employees can interact or participate (see examples in the “Corporate Cultural Integration” section). Such signage should be placed where it is relevant and accessible to the employees as well as guests, potential clients and investors.

ECM Summary: Although the first cost for this measure is relatively low, the Team has categorized it as a priority 3 since we believe available funds would be better spent on other measures noted herein.

ECM #11: Vending Machines

Light-This

Recommended Equipment: "Watt Stopper" or "Vending Miser" power control devices. See appendix for equipment cut sheets.

ECM #12: General Air Distribution

ECM #12: General Air Distribution Description: During one of the tours of the facility we observed that the general duct distribution in Building 311 is installed very high in the air. When air is delivered well above the height of the occupied space thermal buoyancy forces tend to take over. In heating mode, the warm air does not make it to the occupied space. In cooling mode, the air stratifies and the temperature gradient difference increases thus causing the air to warm before it can make people comfortable. When we size an air cooling system the sensible heat gain is utilized in our mathematics. One of the sensible heat gain sources is the exterior walls. In this instance the upper portion of the wall is added to the cooling calculation and we require more air to do the same cooling than if air was delivered closer to the occupied space. (Sensible Heat/(1.08x19) = CFM Air). By lowering the duct we would realize a net fan energy savings. This would not result in less cooling, just less air to do the same cooling. The savings here would be proportional to the wall to duct height ratio. So if we lower the duct 30% we would use 30% less air. In heating, we would use less energy because when the hot air rises and the temperature sensor isn’t satisfied, the heat continues to run and we simply expend more energy. As a general rule of thumb the air outlet temperature should not exceed 15 deg F above the room setpoint. In other words, if the thermostat/sensor is set to 70 deg F, then the air outlet temperature should not exceed 85 deg.

F. The Team recommends either lowering the duct trunk or creating duct run-outs down to a more reasonable height. This ECM offers an energy savings, but more importantly thermal comfort improvement for the occupants. Improved thermal comfort may also reduce the perceived need for individual heaters and fans – see ECM #5

Diffusers

High Supply Diffusers

Anticipated Savings: The fan energy savings for this ECM would be approximately 10,460 kWh resulting in roughly $2,300.00 annual savings. The heating cost savings would be approximately 3165 Therms resulting in roughly $4,748.00 annual savings. This would be a net savings of $7,048.00 annually.

Estimated Cost: The estimated cost to implement this measure is roughly $50,000.

Employee / Corporate Engagement: As a facet of the corporate “roll-out”, it is recommended that graphic signage be developed that highlights the details of this energy-saving measure as well as the associated benefits and how employees can interact or participate (see examples in the “Corporate Cultural Integration” section). Such signage should be placed where it is relevant and accessible to the employees as well as guests, potential clients and investors.

ECM Summary: We would rate this as a priority 3, as the simple payback is beyond the 6 yrs that athenahealth has given us as a benchmark.

ECM #12: General Air Distribution

Constructability Analysis: The construction associated with this measure is largely labor and not significant material cost.

There would be some general disruption if done during occupied hours and as such we would recommend the work, if implemented, be done after hours.

ECM #13: HW Pump VFD’s (Base Building)

ECM #13: Hot Water Pump VFD’s (Base Building) Description: In Building 400, the current boiler pumping configuration is primary/secondary with the primary pump rated at 60 gpm; 12 ft-hd and ½ hp. The secondary pump is rated for 125 gpm; 50 ft-hd and 5hp. This configuration is very common place, but is most effective when the secondary pump motor utilizes a VFD. Currently the system is without a VFD and operated with a differential bypass, which does nothing in the way of energy savings. The Team recommends retrofitting the current secondary pumps with a VFD to maximize efficiency. The most cost effective means of implementing this measure is to utilize a single drive w/integral controller to accommodate both motors and their lead/lag operation.

Building 400 Boiler

Building 400 Secondary Pumps

Anticipated Savings: The savings to change the now constant volume differential bypass secondary pumping system to a true variable speed system would be approximately 1200 kWh and $300.00 annually.

Estimated Cost: The estimated cost of two (2) 5 hp drives is approximately $1,000 each and the premium efficiency inverter rated duty motors would be approximately $3,000 each. Installation labor is estimated at $3,500 for a total installed cost of $11,500 This measure qualifies for a utility rebate under the prescriptive path. The drive cost would be offset by an estimated $2,000 prescriptive utility rebate for each drive (two total).

Constructability Analysis: This measure requires the existing motors to be replaced and drives added in place of the existing magnetic starters. In addition the differential pressure sensor would be wired to the VFD controller and the bypass permanently closed or removed. All work can be performed in the mechanical room. If performed in non-heating seasons, the work can be performed with little to no service disruption.

Employee / Corporate Engagement: Since this measure is a base building item, any announcement or demonstration of the measure would require a collaborative partnership with the Beal Companies. One possible solution is to

ECM Summary: Since this measure requires a financial investment on the base building equipment, we have ranked it as a priority 3.

ECM #13: HW Pump VFD’s (Base Building)

Light-This

expand the lobby PV display to include other base building energy conservation measures that have been implemented.

ECM #14: HW Finned Tube Zoning/Control

ECM #14: Hot Water Finned Tube Zoning / Control Description: The perimeter finned tube radiation that works in conjunction with the vav terminal box to heat the perimeter spaces appeared to have excessive runs. In other words, the finned tube associated with the box overlaps too large of an area/lineal footage. This became apparent when it was observed that portions of the perimeter experiencing significant solar heat gain still had active finned tube heating even though it was not necessary. We also found the finned tube to be running on a very warm day while the cooling was also operating. The property manager should investigate this issue further as the boiler enable (low end of the reset schedule) may be set to high.

The Team recommends further study of this issue to determine how the finned tube can be separated with valves or other control devices such that they operate independent of one another. This would show a savings at the boiler plant and aid in occupant comfort.

In Building 400 the Team observed finned tube radiation hung above the occupied space. The building owner/property manager stated that it had been installed as a preventative measure to mitigate any potential for glass condensation.

Perimeter Finned-Tube

Finned-Tube Enclosure

Anticipated Savings: The savings from this measure are difficult to quantify given that current performance data was not available.

Estimated Cost: The estimated cost will vary depending on the implementation method.

Constructability Analysis: The construction impacts will also vary depending on the implementation method.

Employee / Corporate Engagement: As a facet of the corporate “roll-out�, it is recommended that graphic signage be developed that highlights the details of this energy-saving measure as well as the associated benefits and how

ECM Summary: Since this measure requires a financial investment on the base building equipment, we have ranked it as a priority 3.

ECM #14: HW Finned Tube Zoning/Control

Light-This

employees can interact or participate (see examples in the “Corporate Cultural Integration� section). Such signage should be placed where it is relevant and accessible to the employees as well as guests, potential clients and investors.

ECM #15: Water Efficiency

ECM #15: Water Efficiency Description: It was observed that while some timed fixtures were employed in the bathrooms at the washbasins, there were no reduced water use toilets or waterless urinals. In some cases this could be a building management issue, but where athenahealth has control in fixture selection, these reduced flow toilets (dual flush toilets) can be easily implemented.

The current plumbing code requires auto flow type fixtures or temperature limiting devices (such as mixing valves) on public fixtures. Many of the fixtures should be upgraded to meet EPACT minimum flow rates and the current plumbing code requirements.

Anticipated Savings: Although the cost savings for this measure is relatively low, the environmental benefits and impact on municipal water systems is significant.

Estimated Cost: The estimated cost will vary depending on the quantity and type of fixtures replaced.

Constructability Analysis: For low-flow and dual-flush fixture replacements, the plumbing does not change, just the flushing mechanism. There are also flush valve replacement kits that provide reduced flushing flow while allowing the fixture to remain. Waterless urinals require more thought in implementation but can save up to 40,000 gallons of water per fixture per year.

Recommended Equipment: Kohler and Sloan both make high quality commercial grade efficient fixtures.

Employee / Corporate Engagement: Since this measure is a base building item, any announcement or demonstration of the measure would require a collaborative partnership with the Beal Companies. One possible solution is to expand the lobby PV display to include other base building energy conservation measures that have been implemented.

ECM Summary: Since this measure requires a financial investment on the base building equipment, we have ranked it as a priority 3.

ECM #15: Water Efficiency

Light-This

Signage within the bathrooms with retro-fitted fixtures would also be recommended.

84 Winchester Street Newton, MA 02461

70 Fargo St., Suite 800 Boston, MA 02210

21 Drydock Ave., 7th Floor Boston, MA 02210

V. Suggested Additional Measures

V. Additional Measures In addition to the Energy Conservation Measures (ECM) from Section IV, the Team would like to highlight additional measures that could be explored by athenahealth relative to sustainability.

Measures are listed in this section for one of two reasons: either they pertain to systems that are outside the control of athenahealth; or they have benefits that are not specifically measurable.

These measures can have significant positive impacts on issues such as health, wellness, absenteeism, productivity, etc

A. Chiller Plant Modifications (Base Building) Description: Although the walkthrough performed in the base building chiller plant was brief, there were some outwardly apparent measures that could be performed to better the performance and reduce energy consumption. The Team is available to work with the Beal Companies to aid in the exploring these measures.

Some of the ECM’s that we can offer relative to what we observed would be as follows: • •

VFD’s on the pump motors (chilled water) Retrofit the centrifugal compressors with VFD’s

These two options alone would constitute a tremendous savings for Beal and would ultimately supplement athenahealth’s end goal/objective of increased thermal comfort and energy savings.

B. Air Quality Description: The current building air handling systems are well maintained and utilize appropriately efficient systems. An improved indoor air quality would come inherently with the implementation of the demand control ventilation strategy (CO2) that was previously outlined, as it will improve the quantity of fresh air when required based on demand.

C. Building Automation System (Base Building) Description: The current control system in Building 400 consists of line voltage, electromechanical time clocks and relay control. To better accommodate future tenants and facilitate a stronger and more robust preventative maintenance program the Team recommends the installation of a complete web based DDC building automation system. Without a building automation system, control strategies, set point adjustments and anomalies in operating performance that can hinder energy efficiency can go un-detected. Diagnosing such irregularities without a BAS often requires many hours of physical measurement and observation.

Estimating savings related to this measure would require in-depth analysis of the proposed system. We would however expect an energy cost savings as all the systems could be integrated to run harmoniously.

D. Building Pressurization (Base Building) Description: There was a fair amount of noticeable air leakage at the window assembly, as well as the entry doors of both buildings. The window glazing was replaced a little more than 10 yrs ago however the original window frames remain. To aid in the mitigation of this air leakage, the Team recommends the installation of a building differential pressure sensor that is tied to the fresh air intake on the Air Handling Units. This would allow the building to always be operating under a slight positive pressure.

This measure can be implemented in conjunction with the demand control ventilation strategy outlined in ECM #7 This is a base building measure.

This measure will aid in reducing energy cost, but can only be benchmarked with a full building pressurization study. The recommended positive pressure set point is .025�wc. A balancer can take readings at a known opening square-footage like an open door or window and utilize a pitot array grid. Once the flow value being pulled into the building is known, the origin can be determined by working backwards through the fan systems.

E. Production Efficiencies Description: Through our interviews we discovered a desire for some production departments to advocate for a 1-to-1 printer allocation to production staff. This requires smaller, less efficient printers to be residing on each desk of the production staff. This decision was made with the notion of higher productivity rates due to less time spent getting up from the workstations to retrieve printing materials. Many studies show that sedentary workflows have a adverse effect on sustained levels of productivity.

Contrary to the concept convenience, a worker is far more productive when having the ability to get up from a workstation and exert even moderate levels of exercise. If the proper amount of higher volume printers are placed at the end of each spine that will allow production staff to keep in the flow of their work while getting a vital break from a sedentary workflow.

There are other reasons to limit at desk printers including indoor air quality (more printers equals worse air), greater supply coordination (ordering different and more ink cartridges), and it adds to the overall plug loads (increasing energy use).

-

Printers Other common equipment

F. Thermal Comfort Description: Our study found that most of the people we interviewed had very little complaint about thermal comfort, neither too hot nor too cold, aside from the occasional days of both throughout the year. That said, there are areas where the inefficiency of the HVAC design, especially in the higher ceiling areas, leads to the need for greater flow velocities. This does two things; first it creates drafts which regardless of the temperature of the air leaving the grill it is cooler by the time it reaches the occupant. Secondly, it adds white noise. That creates a baseline that requires teams of people to speak louder thus creating an issue for departments that do more call-servicing, webinars, and open area conferences.

By bringing the grills down closer to the occupants in these areas (limited scope) the dominoeffect of noise reduction may allow for more “in-pod area” break out areas for “conferencing” which could free up the backlog of conference room bookings, which was another area of concern for users. This ability would also have an effect on productivity if more of the team can be in on a conference and there is less time spent coordinating booking one.

G. Acoustics (IEQ issues) Description: While acoustics are not specifically an energy issue, it is a concern that came from aspects of our study. During multiple interviews it became clear that the ducts cause fairly substantial background noise. As a result, the volume level of cross communications in various departments is elevated, whether consciously or not. In a seemingly unrelated series of feedback we found that the booking of conference rooms for even the most minor of departmental gatherings was an issue. A significant enough time is spent coordinating these bookings that it was talked about in a few departments. When we inquired about rally meetings in the departments themselves they indicated that it was hard to have meetings in the departments with the noise present (as well as not having break out spaces in some cases) This could be seen as an opportunity to link with energy saving strategies suggested by lowering the HVAC grills closer to the users (see HVAC and Thermal Comfort sections). In addition to increasing fan efficiency, this measure could lower the overall volume (noise level) caused by the delivery of the air. This reduced noise level could lead to more team meetings happening within the departments’ spaces and thus potentially freeing up productivity allotments to higher priorities. Of course this would have a domino effect on the overall issue of conference room availabilities.

H. Recycling Description: In our interviews we saw a lot of buy in for recycling and for the most part participation levels were high. However we discover that some departments didn’t know where the bins were or wished they were more conveniently located throughout the departments. It is certainly important to keep egress areas and especially “Athena Street” clear of things like trash and

recycle bins, but there are alcoves up and down “Athena Street” that are not always used to their best use. We would suggest that a few of these alcoves along “Athena Street” be made to celebrate the efforts while at the same time bringing the full complement of recycling (i.e. metals, plastics, smaller-scale cardboard, and both regular paper and HIPPA required shredding paper).

A possible suggestion for cultural integration could be an interactive departmental map that locates the nearest recycling center to the employee that can be accessed via the Intranet. (see also the “Corporate Culture Integration” Section)

84 Winchester Street Newton, MA 02461

70 Fargo St., Suite 800 Boston, MA 02210

21 Drydock Ave., 7th Floor Boston, MA 02210

VI. Corporate Culture Integration

VI. Corporate Culture Integration It begs repeating that athenahealth is a progressive company that is ahead of the norm in many ways on their implementation of sustainable practices. Again, we applaud the efforts made thus far.

It is this progressive nature that we feel will forge an easier translation of our findings into the everyday culture of the company, because its something that is done everyday at athena. athena has asked its culture to think about their daily activities and looks for opportunities. From turning off computers and copiers when not in use, to taking extra steps to recycle and thinks about how they use paper and electricity athenahealth can improve their role as good corporate citizens.

The following pages are filled with some thoughts on ways these bridges to the information this audit contains and communicate it in a variety of engaging ways tothe variety of audiences that include: employees, investors, visitors touring the facility, and the building owners themselves.

As you put it in a memo athena released last year,

Think about what you do and how you do it. ‌.and ask yourselves, what can we do?

:what can I do?

How much energy does my de 1

How many monitors do you have?

Dell model: ________ kW/unit/day

How often do I use my office phone?

:what can I do?

Where do I recycle?

How much energy does my desk need?

What goes in the bin?

1 How many monitors do you have?

2 How often do I use my office phone?

3 Do I shut my computer off at night?

4 Do I have other things plugged in (i.e. - heater, fan, microwave, refrigerator)?

5 Can I see all I need to with the lights off?

Dell model: ________ kW/unit/day

Manf. of Phone: ________ kW x hours Dell model: ________ kW x hours*

Look up each model for power usage and tally a total kW x hours on Manf. of Lighting: ________ kW/day

* if there is are multiple energy modes (i.e “sleep” or “hybernation”), make multiple calulations one for fully on and one for each mode times the amount of time spent in that mode and add it to your total

TOTAL :

5 1 2 3 4

:what can I do? :what can I do?

How much energy does my desk need?

How much energy does my desk need? many monitors do you have?

1 How How many monitors do you have?

1 How do I use my office phone?

2 How often often do I use my office phone?

2 Do I shut off at night?

3 Do I shut mymycomputer off at night?

3 Do I have othercomputer things plugged in (i.e. - heater, fan, microwave, refrigerator)?

4 Do I have other things plugged in (i.e. - heater, fan, microwave, refrigerator)?

4 I see all I need to with the lights off?

5 Can 5 Can I see all I need to with the lights off?

TOTAL : TOTAL : Dell model: ________ kW/unit/day

Dell model: ________ kW/unit/day

Manf. of Phone: ________ kW x hours

Manf. of Phone: ________ kW x hours

Dell model: ________ kW x hours*

Dell model: ________ kW x hours*

Look up each model for power usage and tally a total kW x hours on

Look up each model for power usage and tally a total kW x hours on

Manf. of Lighting: ________ kW/day

there isof areLighting: multiple energy modes (i.ekW/day “sleep” or “hybernation”), make multiple calulations one for * ifManf. ________ fully on and one for each mode times the amount of time spent in that mode and add it to your total

* if there is are multiple energy modes (i.e “sleep” or “hybernation”), make multiple calulations one for fully on and one for each mode times the amount of time spent in that mode and add it to your total

5 5 1 1

2 2 3 3

4 4

:what can I do?

Examples ofenergy Culturaldoes Integration Signage: How much my desk need?

What makes a material sustainable?

Recycled content (we can reuse it?)

Renewable content (we can grow more?)

Sustainable manufacturing How many monitors doprocesses you have?(no toxics or environmental harm) Low VOC emitting (volatile organic Dell model: ________ kW/unit/day compounds cause cancer, create pollution, and accelerate climate change) Manufactured locally (minimizes transportation emissions and costs)

1 2 How often do I use my office phone? off at night?

3 Do I shut my computer :what can I do?

Do I have othertothings plugged in (i.e. - heater, fan, microwave, refrigerator)? happens this carpet?

4 What How much energy does my desk need? :what can I do?

Can I see all I need to with the lights off?

5 What’s in this floor?

How much energy does m How many monitors do you have?

1 : TOTAL How many monitors do you have?

2 How often do I use my office phone?

1 3 Do I shut my computer5off at night?

How often do I use my office phone?

2 refrigerator)?

4 Do I have other things plugged in (i.e. - heater, fan, microwave, Do I shut my computer off at night?

3 Can I see all I need to with the lights off?

5 4 Do I have other things plugged in (i.e. - heater, fa 1 Can I see all I need to with the lights off?

5 TOTAL : :what can I do?

2 Why is it so bright in here?

TOTAL : How much energy does m 5 3 5 have?

1 How many monitors do you How often do I use my office phone?

2 1 4 3 Do I shut2my computer off at night?

1 - heater, fa Do I have other things plugged in (i.e.

4 Manf. of Phone: ________ kW x hours

Signage for Carpeting (embedded in the floor itself)

Dell model: ________ kW x hours*

Look up each model for power usage and tally a total kW x hours on

we actively participate in the Carpet America Recovery Effort, CARE, with the objective of diverting 40% of the Post Consumer Manf. of Lighting: ________ kW/day carpet from the landfills in the USA by the year 2012. Per the CARE statistics you will if there is are multiple energy modes (i.e “sleep” or “hybernation”), make multiple calulations one for * help 440 oftimes oil, the 10,000,000 fully onsave and one for gallons each mode amount of time spent in that mode and add it to your total BTU of energy and divert 4,500 lbs from landfills for every 1,000 square yards of Dell model: ________ kW/unit/day carpet that is recycled.

Manf. of Phone: ________ kW x hours

Dell model: ________ kW/unit/day

Signage for Resilient Flooring

Dell model: ________ kW x hours*(embedded in the floor itself)

Manf. of Phone: ________ kW x hours

Look up each model for power usage and tally a total kW x hours on Manf. of Lighting: ________ kW/day

Signage for Dual-Flush toiletsDell model: ________ kW x hours* (embedded in the tile itself)

* if there is are multiple energy modes (i.e “sleep” or “hybernation”), make multiple calulations one for

Look up each model for power usage and tally a total kW x ho

fully on and one for each mode times the amount of time spent in that mode and add it to your total

Manf. of Lighting: ________ kW/day

* if there is are multiple energy modes (i.e “sleep” or “hybernation”), make multiple c

fully on and one for each mode times the amount of time spent in that mode and a

together we can help save between 15-25% on energy-use just by turning me off when the light in the office is sufficient to work with.

But be courteous, ask your neighbors if the lights may be turned off. If your the last one out, please turn me off if you find I have been turned on.

Signage for Light Switches (located next to switches)

Dell model: ________ kW/unit/day

Thanks, Light Switch.

Manf. of Phone: ________ kW x hours Dell model: ________ kW x hours*

Look up each model for power usage and tally a total kW x ho

Can I see all I need to with the lights off?

:what can I do?

Outside the box: How much energy does my desk need?

Revolving Door/Energy Generator

1 How many monitors do you have?

2 How often do I use my office phone?

3 Do I shut my computer off at night?

4 Do I have other things plugged in (i.e. - heater, fan, microwave, refrigerator)?

5 Can I see all I need to with the lights off?

Related to Chapter V, Section D, the door generates around 4600 kwh of energy each year, which may not sound like much - but every little bit helps. To enhance the designers decided to include a transparent ceiling to show how the system works, and LEDs display the amount of energy that it is generated each time someone walks in the door.

Dell model: ________ kW/unit/day

Manf. of Phone: ________ kW x hours Dell model: ________ kW x hours*

Credit:

Look up each model for power usage and tally a total kW x hours on Generator Door designed by Fluxxlab. Fluxxlab’s work to

date has been focused on sustainable energy harvesting, specifically in the form of converting small amounts of human energy into electricity.

Manf. of Lighting: ________ kW/day

* if there is are multiple energy modes (i.e “sleep” or “hybernation”), make multiple calulations one for fully on and one for each mode times the amount of time spent in that mode and add it to your total

Vegetated Facades TOTAL :

From Chapter V, Section F, Despite the notion that this is a “new technology”, vegetated facades have been around for hundreds of years. The reputation that ivy is an invasive plant (getting into brick mortar) is a misnomer, fueled by poor choices in plant spieces. Virginia Creeper, for example, is a non-invasive and beautiful vine (turning deep red in the autumn). Vegetation keeps the building shaded in the summer months and creates micro-climates reducing cooling needs.

When trained properly around winindows it can also create shading for south facing office windows to reduce glare.

5

1 2

Light Shelves

Also from ECM #8, - The use of a light shelf along the windows of the south side may allow for increased daylighting while also allowing the users to use the shades for glare control, as seen in this photo.

3

4

84 Winchester Street Newton, MA 02461

70 Fargo St., Suite 800 Boston, MA 02210

21 Drydock Ave., 7th Floor Boston, MA 02210

VII. LEED CI Analysis

VII. LEED CI – Commercial Interiors

In the LEED for Commercial Interiors 2009 rating system (current), the allocation of points between credits is based on the potential environmental impacts and human benefits of each credit. A combination of approaches, including energy modeling, life- cycle assessment, and transportation analysis is used to quantify each type of impact. The impacts are defined as the environmental or human effect of the design, construction, operation and maintenance of the building. These impacts include greenhouse gas emissions, fossil fuel use, toxins and carcinogens, air and water pollutants, indoor environmental conditions. The resulting allocation of points among credits is called credit weighting.

Projects must receive aLEED minimum of for 40 points to achieve basic certification.

2009 Commercial Interiors Project Checklist Our LEED CI assessment of athenahealth’s current space would suggest that it would have been highly improbable to achieve LEED Certification without significant changes the original 13 Sustainable Sites Possible Points: to21 design.

Y N ?

Y N

1

Credit 1

Site Selection

1 to 5

Alternative Transportation—Bicycle Storage and Changing Rooms Alternative Transportation—Parking Availability

x x x

Water Efficiency

Credit 3.3

Y

Prereq 1

x

Credit 1

2 Y Y Y

Prereq 1 Prereq 2 Prereq P 3

1 x x

Credit 1.1 Credit 1.2 Credit 1.3

1 x x x

Credit 1.4 Credit 2 Credit 3 Credit 4

Prereq 2

x x

Credit 1 Credit 2

x x x x x x x x x x

6 to 11

Possible Points: 37

Fundamental Commissioning of Building Energy Systems Minimum Energy Performance Fundamental Refrigerant Management Optimize Energy Performance—Lighting Power Optimize Energy Performance—Lighting Controls Optimize Energy Performance—HVAC Optimize Energy Performance—Equipment and Appliances Enhanced Commissioning Measurement and Verification Green Power

Prereq 1

1 1

Possible Points: 11

Water Use Reduction—20% Reduction Water Use Reduction

Energy and Atmosphere

2 2

1 to 5 1 to 3 5 to 10 1 to 4 5 2 to 5 5

Indoor Env

?

Y

Credit 2 Development Density and Community Connectivity For future build-outs the cost and difficulty of achieving basic certification is greatly reduced by 6 6 Y Credit 3.1 Alternative Transportation—Public 6 initiative 6 incorporating that early in the design process. Transportation Access Credit 3.2

4

Credit 3.1 Credit 3.2 Credit 4.1 Credit 4.2 Credit 4.3 Credit 4.4 Credit 4.5 Credit 5 Credit 6.1 Credit 6.2 Credit 7.1 Credit C dit 7.2 72

1 1

Credit 8.1

3

Innovation

1 1

Credit 1.1

Credit 8.2

Credit 1.2 Credit 1.3

2

Materials and Resources

Possible Points: 14

Credit 1.4 Credit 1.5

Y

Prereq 1

x

Credit 1.1

1 1 x x x x x x

Credit 1.2 Credit 2 Credit 3.1 Credit 3.2 Credit 4 Credit 5 Credit 6 Credit 7

Storage and Collection of Recyclables Tenant Space—Long-Term Commitment Building Reuse Construction Waste Management Materials Reuse Materials Reuse—Furniture and Furnishings Recycled Content Regional Materials Rapidly Renewable Materials Certified Wood

1 1 to 2 1 to 2 1 to 2 1 1 to 2 1 to 2 1 1

Inn Inn Inn Inn Inn LEE

1

Credit 2

1

Regional P

1

Credit 1.1 Credit 1.2 Credit 1.3 Credit 1.4

13

Min Env Out Inc Con Con Low Low Low Low Low Ind Con Con The The Day Day

12

Reg Reg Reg Reg

Total

Certified 40 to 4

In the LEED for Commercial Interiors 2009 rating system (current), the allocation of points between credits is based on the potential environmental impacts and human benefits of each credit. A combination of approaches, including energy modeling, life- cycle assessment, and transportation analysis is used to quantify each type of impact. The impacts are defined as the environmental or human effect of the design, construction, operation and maintenance of the building. These impacts include greenhouse gas emissions, fossil fuel use, toxins and carcinogens, air and water pollutants, indoor environmental conditions. The resulting allocation of points among credits is called credit weighting.

Projects must receive a minimum of 40 points to achieve basic certification.

Our LEED CI assessment of athenahealth’s current space would suggest that it would have been highly improbable to achieve LEED Certification without significant changes to the original design.

For future build-outs the cost and difficulty of achieving basic certification is greatly reduced by incorporating that initiative early in the design process.

Project Name Date

Possible Points: 21

4 Y

ivity ion Access d Changing Rooms y

1 to 5 6 6 2 2

Prereq 2 Credit 1 Credit 2

1 1 x x x x x x x x x x

Possible Points: 37

y Systems

Appliances

Prereq 1

x x

6 to 11

1 to 5 1 to 3 5 to 10 1 to 4 5 2 to 5 5

Indoor Environmental Quality

Credit 3.1 Credit 3.2 Credit 4.1 Credit 4.2 Credit 4.3 Credit 4.4 Credit 4.5 Credit 5 Credit 6.1 Credit 6.2 Credit 7.1 Credit 7.2 C dit 7 2 Credit 8.1

3

Innovation and Design Process

1 1

Credit 1.1

Possible Points: 14

Credit 8.2

Credit 1.2 Credit 1.4 Credit 1.5 Credit 2

1

Regional Priority Credits

1

Credit 1.1 Credit 1.3 Credit 1.4

12

1 1 1 1 1 1

Possible Points: 4

Regional Priority: Specific Credit Regional Priority: Specific Credit Regional Priority: Specific Credit Regional Priority: Specific Credit

Total Certified 40 to 49 points

1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 to 2 1

Possible Points: 6

Innovation in Design: Specific Title Innovation in Design: Specific Title Innovation in Design: Specific Title Innovation in Design: Specific Title Innovation in Design: Specific Title LEED Accredited Professional

1

Credit 1.2

13

Minimum IAQ Performance Environmental Tobacco Smoke (ETS) Control Outdoor Air Delivery Monitoring Increased Ventilation Construction IAQ Management Plan—During Construction Construction IAQ Management Plan—Before Occupancy Low-Emitting Materials—Adhesives and Sealants Low-Emitting Materials—Paints and Coatings Low-Emitting Materials—Flooring Systems Low-Emitting Materials—Composite Wood and Agrifiber Products Low-Emitting Materials—Systems Furniture and Seating Indoor Chemical & Pollutant Source Control Controllability of Systems—Lighting Controllability of Systems—Thermal Comfort Thermal Comfort—Design Thermal Comfort Comfort—Verification Verification Daylight and Views—Daylight Daylight and Views—Views for Seated Spaces

1 1

Credit 1.3

1 1 to 2 1 to 2 1 to 2 1 1 to 2 1 to 2 1 1

Possible Points: 17

?

Y Y

Possible Points: 11

ols

N

1 1 1 1

Possible Points: 110 Silver 50 to 59 points

Gold 60 to 79 points

Platinum 80 to 110

84 Winchester Street Newton, MA 02461

70 Fargo St., Suite 800 Boston, MA 02210

21 Drydock Ave., 7th Floor Boston, MA 02210

VIII. Energy Star Analysis

VIII. Energy Star As part of an ongoing effort to track energy and water (optional) consumption and determine the savings associated with implementing any of the aforementioned ECM's the team recommends that athenahealth utilize the Energy Star Portfolio Manager Tool. This tool allows athenahealth's facility staff to benchmark the current operating energy consumption by entering the most current 12 month billing cycle. This then allows athenahealth to track any future increase in operating cost and consumption and flag it before it becomes an added monthly expense. The tool analyzes source and site energy consumption from the entered data to statistically compare your usage to the national/local averages for a facility similar in size, use, occupancy etc.

OMB No.2060-0347 The team has established an account for athenahealth as a means of proactively starting the process and will aid guiding the end user in completing the required information asked by STATEMENT OF ENERGY DESIGN INTENT Energy Star. The username and password will be forwarded to athenahealth under December 11, separate 2009 FACILITY INFORMATION & CHARACTERISTICS cover to keep the information confidential.

Facility Name: Athena Bldg 400

Location: Watertown, MA - United States

02472

Energy (kBtu) 1 estimate of where The team has utilized Total the Floor Energy Star Target Finder Tool Design to give a rough Space Type: Area: Electricity - Grid Purchase 1,351,558 Natural 400,000 athenahealth currently stands. toGas be operating in the 50th Office 20,000 sq. ft.Building 311 has been found Gross Floor Area: 20,000 Ft. with the potential to do better if recommended percentile of buildings Total similar in size and Sq. use ECM's are implemented. Building 400 was found to be operating in the 60th percentile of DESIGN ENERGY RESULTS buildings similar in size and use with the potential toBUILDING score higher if recommended ECM's are Energy (Estimates) DESIGN AVERAGE ESTIMATED SAVINGS EPA Energy Performance Rating (1-100) 66 50 16 implemented.

2 Percent Energy Reduction (%) Site Energy Use Intensity (kBtu/sf/yr) Source Energy Use Intensity (kBtu/sf/yr) Total Annual Site Energy Use (kBtu/yr) Total Annual Source Energy Use (kBtu/yr) Total Annual Energy Costs ($) Pollution Emissions (metric tons/yr) 3 CO2-eq

17 88 247 1,751,558 4,933,004 $ 69,735

0 105 297 2,106,942 5,933,891 $ 83,884

N/A 18 50 355,384 1,000,887 $ 14,149

189

228

38

CONTACT INFORMATION Building Owner/Company Name Address City, State, Zip Code Contact Name Phone

Email

Professional Verification (Licensed Architect/Engineer) Prepared By Firm Name

Professional Stamp Signature & Date

Address City, State, Zip Code Phone Email Architect of Record Firm (if different from verifier) Name Firm Name Phone Email The facility was designed and specified to meet the Design Energy performance calculations shown on this Statement of Energy Design Intent.

1 Target Finder compares your estimated energy use to existing building energy data. Therefore design energy use should include estimated plug loads, process and non-regulated loads; all energy fuel sources; and occupant and systems schedules impact on energy use. An incomplete design energy profile could result in a high but inaccurate EPA Rating for the design project.

2 Percent energy reduction is calculated by comparing design energy use to the average energy use for a similar building. An average building is the equivalent of a 50 on the EPA Rating.

3 The amount of carbon dioxide equivalent gasses emitted from the facility's intended energy consumption.

This document was generated from Target Finder, an EPA tool located on the ENERGY STAR Web site, www.energystar.gov.

Page 1 of 2

the most current 12 month billing cycle. This then allows athenahealth to track any future increase in operating cost and consumption and flag it before it becomes an added monthly expense. The tool analyzes source and site energy consumption from the entered data to statistically compare your usage to the national/local averages for a facility similar in size, use, occupancy etc.

The team has established an account for athenahealth as a means of proactively starting the process and will aid guiding the end user in completing the required information asked by Energy Star. The username and password will be forwarded to athenahealth under separate cover to keep the information confidential.

The team has utilized the Energy Star Target Finder Tool to give a rough estimate of where athenahealth currently stands. Building 311 has been found to be operating in the 50th percentile of buildings similar in size and use with the potential to do better if recommended ECM's are implemented. Building 400 was found to be operating in the 60th percentile of buildings similar in size and use with the potential to score higher if recommended ECM's are implemented.

OMB No.2060-0347

STATEMENT OF ENERGY DESIGN INTENT

December 11, 2009

FACILITY INFORMATION & CHARACTERISTICS Facility Name: Location: Athena Bldg 400 Watertown, MA - United States Space Type: Office

02472

Total Floor Area: 110,000 sq. ft.

Total Gross Floor Area: 110,000 Sq. Ft.

DESIGN ENERGY RESULTS Energy (Estimates) EPA Energy Performance Rating (1-100) Percent Energy Reduction (%)2 Site Energy Use Intensity (kBtu/sf/yr) Source Energy Use Intensity (kBtu/sf/yr) Total Annual Site Energy Use (kBtu/yr) Total Annual Source Energy Use (kBtu/yr) Total Annual Energy Costs ($) Pollution Emissions (metric tons/yr) 3 CO2-eq

Design Energy (kBtu) 1 Electricity - Grid Purchase 6,084,705 Natural Gas 13,728,000

DESIGN 51 2 180 315 19,812,705 34,696,130 $ 491,663

AVERAGE BUILDING 50 0 184 322 20,235,295 35,436,173 $ 502,149

1,487

1,518

ESTIMATED SAVINGS 1 N/A 4 7 422,590 740,042 $ 10,487 32

CONTACT INFORMATION Building Owner/Company Name Address City, State, Zip Code Contact Name Phone

Email

Professional Verification (Licensed Architect/Engineer) Prepared By Firm Name

Professional Stamp Signature & Date

Address City, State, Zip Code Phone Email Architect of Record Firm (if different from verifier) Name Firm Name Phone Email The facility was designed and specified to meet the Design Energy performance calculations shown on this Statement of Energy Design Intent.

1 Target Finder compares your estimated energy use to existing building energy data. Therefore design energy use should include estimated plug loads, process and non-regulated loads; all energy fuel sources; and occupant and systems schedules impact on energy use. An incomplete design energy profile could result in a high but inaccurate EPA Rating for the design project.

2 Percent energy reduction is calculated by comparing design energy use to the average energy use for a similar building. An average building is the equivalent of a 50 on the EPA Rating.

3 The amount of carbon dioxide equivalent gasses emitted from the facility's intended energy consumption.

This document was generated from Target Finder, an EPA tool located on the ENERGY STAR Web site, www.energystar.gov.

Page 1 of 2

84 Winchester Street Newton, MA 02461

70 Fargo St., Suite 800 Boston, MA 02210

21 Drydock Ave., 7th Floor Boston, MA 02210

IX. Appendix

Summary of Electrical Meter Data Blg. 400-1:

Energy Consumption Summary 1,000,000 800,000

kWh

600,000

Peak Use

400,000

Off Peak

200,000 0

Billing Period

Blg. 311-1:

Energy Consumption Summary 60,000 50,000 40,000

Peak Use

kWh 30,000

Off Peak

20,000 10,000 0

Billing Period

Summary of Gas Meter Data Blg. 400-1:

Natural Gas Energy Consumption Summary

Therms

2,000 1,750 1,500 1,250 1,000 750 500 250 0

Billing Period

Summary of Water Cost Data Water & Energy Cost Saving Estimate Spreadsheet Proposed Case (Proposed Symmons Lavatory Fixture)

Water, Energy, and Sewer Rates: Gas Cost Electric Cost Water Cost Sewer Cost

$ $ $ $

1.25 0.16 4.00 5.30

per therm per kWh per CCF per CCF

(100 cu ft.)

Water Saving Device Gallons Annual Water Converted per Consumption into Water Hours a day Days a Daily Minute Units used year used Consumption (gal/year)) Water Cost Sewer Cost Combined W&S Cost 0.5 13.125 262 393.75 103162.5 138 $ 551.67 $ 551.67 $ 1,103.34 0 0 0 0 0 0 $ $ $ Water Heating Costs: Gallons of water lb/gal 103162.5 103162.5

lb Delta T 8.33 859343.625 8.33 859343.625

Water Heater Therms or kWh Efficiency Btu Btu Input Consumed Heating Cost 70 60154053.75 0.8 75192567 752 $ 939.91 Gas 70 60154053.75 0.97 62014488 18170 $ 2,907.21 Electric

Overall Cost (water, sewer & gas) Overall Cost (water, sewer & elec)

$ $

2,043.25 4,010.56

Energy Consumption Data Blg. 400-1:

Energy Consumption Data Blg. 400-1:

Energy Consumption Data Blg. 400-1:

Energy Consumption Data Blg. 400-1:

Energy Consumption Data Blg. 311-1:

Energy Consumption Data Blg. 311-1:

Energy Consumption Data Blg. 311-1:

Energy Consumption Data Blg. 311-1:

Printer Memo

Energy Consumption Data

Energy Consumption Data

Lighting Controls

Lighting Controls

HVAC Controls

HVAC Controls

HVAC Controls

Occupancy Controls

this report was prepared by: 84 Winchester Street Newton, MA 02461

70 Fargo St., Suite 800 Boston, MA 02210

21 Drydock Ave., 7th Floor Boston, MA 02210