Sony Center

Berlin
Hines upgraded to more sustainable MEP systems at Sony Center, after the original installations from 2000 reached the end of their economic lifecycle. The most visible example of the retrofits is the roof lighting, where gas discharge projection lights were replaced with a Philips LED lighting system. This new system produces energy savings of 80 percent and significantly reduces operating costs. The project is expected to obtain Bronze or Silver sustainability certification next year, based on the German DGNB City Quarter system. Hines serves as the asset manager for Sony Center.

Goals
What We Said:
Implement company-wide waste tracking tools and standards. Initiate bimonthly communications to tenants highlighting sustainability programs and best practices. Host global conference for Hines engineers.
What We Did:
Successfully initiated waste tracking for Hines properties. Produced bimonthly “Sustainability Tips” emails for tenants. Convened 132 Hines engineering managers in Albuquerque, New Mexico.
What’s Next?
Expand the upcoming tenant survey to include more questions related to sustainability to help Hines benchmark against the industry. Hold a conference for Hines property managers to share best practices for on-site property management around the world.

Property Management and Engineering

We identify and implement ways to minimize energy consumption, greenhouse gas emissions, water use and waste. We encourage vendors, suppliers and tenants to engage in sustainable practices.
  • Recommissioning Existing Buildings
  • 01Managing at the Property Level
  • COES Standards
  • Energy, Water and Waste Tracking
  • 02Energy Management
  • Hines and ENERGY STAR
  • 03Water Tracking and Initiatives
  • 04Solid Waste Tracking
  • Savings in Waste
  • 05Engineering Audits
  • 06Greenhouse Gas (GHG) Emissions
  • 07Hines GREEN OFFICE Program
  • 08Hines GREEN RETAIL Program
  • 09Green Parking Initiatives
  • 10Contractor and Vendor Policies
  • Sustainability Tips
  • 11Tenant Manuals
  • 12Tenant Surveys
  • Continuous Improvement in Engineering
148.5M
square feet
under
management
127
number of
property
managers
968
number of
engineering
employees

Hines approaches property and facility management from an owner’s perspective, recognizing that investment in efficiency, superior service and operational excellence are long-term endeavors that deliver long-term returns. Hines’ responsibility to tenants is to provide an efficient, comfortable and productive workplace for their employees and businesses.

01 Managing at the Property Level

A multitude of factors contribute to building performance: local climate, regulatory context, building history and tenant requirements. Accordingly, Hines property managers and engineers are charged with the greatest responsibility at the property level. Property managers are responsible for the daily operation of the property including tenant relations, lease administration, on-site accounting, security, cleaning and other contract services. Engineers are responsible for management and maintenance of all building systems and infrastructure.

Properties are supported by the Hines Central Operations and Engineering Services department and the Operations Management Committee.

Central Operations and Engineering Services (COES)
COES supports Hines’ onsite management teams by providing standards guidelines and periodic assessments of property administration; risk administration; personnel management; contract services; mechanical physical facilities, preventive maintenance; energy management; equipment efficiency; water treatment; and personnel development.

Operations and Engineering assessments are performed every two-to-five years based on a property-specific risk matrix. An assessment report is provided by the review team following the assessment, which includes an executive summary, a listing of all areas reviewed, any findings and suggested remedies. Each item reviewed either “Meets,” “Meets with Few Exceptions” or “Does Not Meet” the Hines standards for either operations or engineering. Specific action plans are developed for areas that do not meet expectations.

Operations Management Committee (OMC)
The OMC serves as an interface between property-level management and executive leadership, providing problem solving and guidance on issues, standards and best practices that can benefit multiple properties or regions.

Energy, Water and Waste Tracking4

Tracking energy and water intensity allows Hines to benchmark performance by building, by region, or over time. The intensity metric divides total consumption by total area in square feet for a normalized figure that is useful for comparisons. Many factors influence energy and water intensity including weather, technology, tenant activity and economic trends.

2012 Building Energy Intensity by Region
Energy intensity for properties that represent predominately office space with total building energy data

U.S. Building Energy Intensity 2002 – 2012
Historical energy intensity for properties that represent predominately office space with total building energy data

U.S. Building Water Intensity 2002 – 2012
Historical water intensity for properties that represent predominately office space with total building water data

2012 Solid Waste and Recycling by Region
Recycling and waste for properties that represent predominately office space that could provide data in metric tons

02 Energy Management

Hines engineers track energy consumption at Hines-managed properties. Energy management and conservation practices occur daily, as engineers balance equipment to demand loads based on weather, time of day and tenant activity. Utility meter tracking and reporting serves as a benchmarking tool for month-to-month, year-to-year and property-to-property comparisons. Hines does not set blanket reduction mandates; optimum efficiency is continually achieved by rigorous assessment and identification of strategic infrastructure improvements.

Energy Control and Optimization System (ECOS)
The energy consumption of Hines-managed buildings has been tracked since 1957. Today, using a proprietary Web-based application called ECOS, engineers input property information, certifications, monthly utilities cost and consumption totals, degree days and average occupancy. Automated analytics tools permit evaluation of data integrity and trends by property, region or company-wide.

03 Water Tracking and Initiatives

Water consumption and costs, derived from utility bills, are tracked in ECOS by building engineers. As Hines has leveraged green building standards, water consumption from occupant use has decreased. Hines continues to evaluate lifecycle water savings and costs of restroom retrofits in existing buildings.

04 Solid Waste Tracking

In 2012, Hines added tracking of waste and recycling to ECOS and began establishing standards for this tracking. Hines has identified the challenge of quantifying total waste reduction and diversion rates when the waste industry has not standardized reporting in either weight or volume.

05 Engineering Audits

As a routine part of the annual planning process, Hines-managed properties are required to outline steps to achieve energy performance improvements. Corporate engineering employees perform engineering assessments, evaluating energy-use profiles, operating practices and energy reduction programs. Results are captured in a report that is presented to the property team, the regional operations executive and the asset manager. Each audit report also specifies responsible parties and target dates for completing improvements.

06 Greenhouse Gas (GHG) Emissions

Hines recognizes that as property owners and managers in over one hundred cities worldwide, it can contribute to the carbon reduction goals of municipalities and tenants.

Directly, Hines focuses on energy-efficient operation of its buildings. By rigorously tracking energy consumption and refrigerants, Hines can account for GHG emissions. At present, Hines does not find that conversion of energy consumption into carbon equivalents adds meaning to help the company manage buildings more effectively. Most Hines properties do not currently utilize electricity from renewable sources, except where provided in the standard grid power mix from local utilities.

Indirectly, adherence to the LEED, ENERGY STAR and other international sustainability certificates inherently reduces the carbon impact of new developments and building lifecycles. Additionally, the HinesGO® (GREEN OFFICE) for Tenants program provides practical GHG reduction-yielding tools for tenants.

Refrigerants
Unavoidable leakage of refrigerant GHG emissions from cooling systems is tracked and reported monthly by building engineers at all U.S. properties. By testing and maintaining systems in peak condition, engineers work to avoid these emissions to the greatest extent possible in existing buildings.

07 Hines GREEN OFFICE Program

In 2008, Hines initiated HinesGO (Hines GREEN OFFICE) as an internal program to measure and reward sustainable practices within all Hines offices worldwide. On Earth Day 2009, Hines’ Green Office for Tenants program was presented to Hines tenants around the world as an opportunity to voluntarily participate. HinesGO materials have been translated from English to Spanish, Portuguese and Russian. The response has been overwhelmingly positive with 950 tenants, in four countries, achieving the designation to date. They represent almost 42 million square feet of occupied space, which is almost half of the total area of properties in those countries; 100 percent of Hines offices are certified in the program.

Hines GREEN OFFICE

950
tenants have achieved
GREEN OFFICE ratings
4%
increase in participation
from 2011
42.23
million of leased
square feet of GREEN
OFFICE tenants
43%
of total occupied
space firm-wide

HinesGO Scorecard
Leaf Credits are earned by implementing specific strategies or improvements in six categories.
A minimum of 70 Leaf Credits qualifies an office for the Green Office designation.

08 Hines GREEN RETAIL Program

Building on the success of the Hines GREEN OFFICE program, in 2012, a Hines property management team in Seattle developed and launched a new program for retail tenants in any Hines owned or managed property worldwide. Similar to HinesGO, the retail program awards a plaque and designation to tenants who attain 70 Leaf Credits in seven categories: Energy and Water Efficiency; People and Atmosphere; Travel, Commuting and Transportation; Reduce, Reuse and Recycle; Cleaning; Remodeling and Construction; and LEED. Hines sees great potential in the sustainable benefits that broad adoption of this program can bring, and recognized the program’s creators with a 2012 Harris Award for Sustainable Innovation.

09 Green Parking Initiatives

Through its involvement with the Green Parking Council and the International Parking Institute’s (IPI) Sustainability Committee, Hines is taking a leadership role in developing sustainable programs for garages. The Green Parking Council compiled a list of standards for sustainability in 2012 in garage construction and management as well as certification programs for garages and personnel. These were published in the second quarter of 2013, and a few properties in the West region are currently participating in the pilot program. Hines has a seat on the board of directors of the Council. Hines also participated in writing and reviewing IPI’s Framework on Sustainability for Parking Design, Management and Operations, published in January 2012.

Throughout the regions, Electric Vehicle (EV) charging stations are being installed; and Hines has implemented automated cashiers in some building lobbies to remove visitor transactions from drive lanes, eliminating vehicle idle times at the cashier booth to reduce emissions.

10 Contractor and Vendor Policies

Security and cleaning services are provided by third-party contractors in Hines-operated properties. Hines expects all of its service contractors to comply with applicable laws relating to payment of wages and benefits, worker health and safety, interacting with labor organizations and other workplace laws. U.S. security, cleaning and other contracts include clauses for insurance, liability, non-discrimination, confidentiality and Office of Foreign Asset Control (OFAC). Respecting labor union relations, Hines is committed to a position of neutrality, guided by the interests of its partners, investors, clients and tenants.

11 Tenant Manuals

Hines communicates property-specific procedures in tenant manuals, distributed in print and, increasingly, in digital formats. In addition to basic property management resources, security and emergency response instructions are included for medical, fire, earthquake, terrorism and other emergencies where applicable. Tenants are also oriented to heating, cooling and ventilation systems, and other automated systems, to ensure a balance of comfort and efficiency.

12 Tenant Surveys

Hines commissions a third party to conduct tenant surveys every other year. The next survey will be completed in 2013 and will be updated with additional sustainability-related questions to understand how tenants value green certification designations and building operations, which sustainable practices they are most interested in for their buildings, if they participate or would like to participate in the Hines GREEN OFFICE program, and how they rank their overall satisfaction with Hines’ sustainability practices.

Notes

  1. ENERGY STAR numbers from the firm’s 2013 ENERGY STAR Partner of the Year application, as evidenced by the Energy Performance Report from Portfolio Manager, cover data from August 31, 2011 through August 31, 2012.
  2. Energy and water intensity data represents approximately 92 million square feet of predominantly office space in Hines’ U.S. and international locations. Only properties with reliable complete building data (base building and tenant) have been included. This information is being presented in comparison to the U.S. EPA’s ENERGY STAR mean site energy, which is based on the U.S. Department of Energy’s currently published Commercial Building Energy Consumption Survey (CBECS).

    Recycling and waste data represents approximately 49 million square feet of predominately office space in Hines’ U.S. and international locations. Only properties that could provide reliable data in metric tons have been included.

    In a dynamic real estate portfolio, energy and water intensities will vary depending on many factors including, but not limited to weather, occupancy, tenant consumption patterns and occupant densities. Additionally, acquisitions and dispositions, characteristic of an active real estate company, may cause intensity factors to fluctuate until proper energy and water management controls are implemented on-site.