QUALITY ASSURANCESTATEMENT OF QUALIFICATIONS

Energy AnalysisLife Cycle Cost Analysis

STOK IS YOUR VALUES- ALIGNED PARTNER IN THE DISCOVERY, CO-CREATION, AND DELIVERY OF HIGH-PERFORMANCE SPACES

Salesforce TowerSan Francisco, CA

SERVICESLEED Platinum ConsultingSustainability Strategy

Our interdisciplinary team of specialists provide our partners with a comprehensive approach to real estate services. We balance financial and performance goals with social and environmental needs, resulting in restorative buildings, exceptional workspaces, and high-performance systems.

In everything we do, we take a broad-thinking, partner-focused approach in order to solve complex challenges and build lasting relationships.

SERVICES:• Strategy• Tenant Representation• Project Management • Performance Design• Certifications & Branding• Quality Assurance

stok pushes the boundaries of what’s possible when it comes to finding, designing, building, and supporting our partners’ spaces.

ABOUT US

945 Front Street ZNE headquarter office of DPR Construction & stok

THE STOK DIFFERENCE

Real estate services for conscious brands.

We are passionately committed to our mission, and it goes beyond just being a job. We see that we can use our skills and focus to positively affect the world, and this commitment overflows into everything we do—from the dedication we put into solving complex problems to how we approach relationships with partners and each other.

At stok, social justice is an important piece of our vision statement, and it was important for us to build into our business practices as well. As a part of our commitment to an equitable workplace, we published a JUST label to disclose our progress as a socially responsible organization, and our B-Corp certification allows us to not only maximize profits, but also maximize activities that benefit the greater social and environmental good.

107Million square feet of impact

6Of Forbes’ top 15 most valuable brands are among our clients

9Countries with stok projects

29Dog lovers

BY THE NUMBERS

7Net zero energy projects

2Architecture At Zero awarded zero energy building designs

Zero Net Energy CenterSan Leandro, CA

107Million square feet of impact

6Of Forbes’ top 15 most valuable brands are among our clients

9Countries with stok projects

29Dog lovers

BY THE NUMBERS

13Net zero energy projects

2Architecture At Zero awarded zero energy building designs

QUALITY ASSURANCE

We assure optimal building performance through design review, energy efficiency measures, commissioning, and verification services.

stok’s Quality Assurance team brings value to design and operations teams by balancing the benefits of energy and cost savings.

We manage quality assurance processes to deliver efficient and reliable results that benefit both owner and occupant. By getting involved early and taking an integrated team approach, we optimize building systems and ensure the owner is maximizing the value of their investment.

Services:• New Building Commissioning• Existing Building Commissioning• Life Cycle Cost Analysis• Building Performance Audits• Measurement & Verification

160 Folsom San Francisco, CA

SERVICESFundamental & Enhanced Commissioning

VERIFYING THE DELIVERY OF EXCEPTIONAL BUILDINGS

Golden State Warriors ArenaSan Francisco, CA

SERVICES

LEED GoldEnergy & Daylight ModelingMeasurement & VerficationTitle 24 Compliance & Energy ModelingCity Code Compliance Consulting

LIFE CYCLE COST ANALYSISNEW BUILDING

COMMISSIONING (CX)

Our process is a seamless experience.

stok uses industry-leading tools and techniques to assure optimal building performance and quality.

QUALITY ASSURANCE

BUILDINGPERFORMANCE

AUDITS

Additional Services:• Energy Star Certification• Post Occupancy Evaluations (POE) • Third-Party Design Review • Expert Witness

MEASUREMENT &VERIFICATION (M&V) EXISTING BUILDING

COMMISSIONING (RCX)

OUR SERVICES

COMISSIONING

Commissioning is an owner’s representation service to ensure quality from design or operations to project delivery. We offer a comprehensive list of commissioning services that comply with building code regulations, contribute to LEED points, and ensure that project teams deliver on what the owner has paid for.

Commissioning can be performed for new and existing buildings. This work reduces energy costs, reveals problems in system performance, and optimizes system design and maintenance.

The commissioning process optimizes systems design, reveals performance issues with systems and equipment, and reduces utility and maintenance costs.

The Process:• We work strategically with the

project team and owner to illuminate the project goals and non-negotiables from the initiation of the project . This includes energy and sustainability goals, system expectations, and wider-reaching project aspirations

• We provide third-party design reviews by professionally-licensed engineers to ensure optimal system design and to recommend energy, cost, and sizing savings early in the building design process

• We conduct functional tests of all systems to ensure optimal performance in-line with the Owner’s Project Requirements. We verify both equipment and system performance in every conceivable operating mode

Types of Commissioning: • Title 24• LEED Fundamental & Enhanced• Monitoring Based• Envelope• Ongoing• Whole Building• Water-Reuse System• Renewables• Irrigation

OUR SERVICES

ANALYZING COSTstok conducts research and performs financial analysis to provide superior recommendations and cost-optimized alternatives. Our analyses consider the environmental and financial impacts of building design, materials, equipment, and operations to maximize building performance. We leverage our technical expertise with savvy financial analysis to deliver the very best solutions to our partners.

The stok Team:• Creates pro-forma financial

analyses directly driven by energy modeling results (and other methodologies)

• Provides ROM costing for measure incorporation & cost benefit analysis

• Delivers a report and pro-forma that includes metrics such as IRR, MIRR, NPV, SIR, pro-forma, etc.

OUR SERVICES

EVALUATING PERFORMANCE

Building audits provide understanding of the current performance of a building. We use information gathered during a building audit to formulate energy efficiency goals and deliver recommendations to owners and tenants.

The stok Team:• Improves building energy

performance through identification of energy efficiency measures

• Provides cost and savings analysis to effectively improve building energy performance

• Conducts ASHRAE Audits Level I, II, III; Water Audits; Waste Audits

Types of Audits• Energy• Water• Waste• Indoor Environmental Quality

OUR SERVICES

“We have engaged stok on several projects over the last multiple years. Their team is engaging, energetic, and informed to the many elements of the tasks at hand. It has been, and continues to be, a real pleasure to work with this group of people to advance our sustainability positions over multiple properties and adjust operating styles and philosophies from the lessons learned.”

Danny MurtaghVP, EngineeringBoston Properties

OUREXPERIENCE

CASE STUDIES

SALESFORCE TOWER SAN FRANCISCO, CA

SALESFORCE TOWER

An iconic addition to the San Francisco skyline, the 1,070-foot tall Salesforce Tower (previously called Transbay Tower) will be the tallest building on the West Coast and among the top 10 tallest buildings in the US.

stok is providing LEED for Core & Shell (CS) consulting, energy analysis and life cycle cost analysis services. We are delivering pro-forma metrics on black water recycling and a tri-generation gas power plant. As one of the first pre-certified LEED Platinum buildings in the region, the Salesforce Tower provides an outstanding example of sustainable design, construction and financial feasibility.

BUILDING HIGHLIGHTS• Improved indoor environmental

quality from full outside air economizer ventilation systems and stringent building materials analysis and specifications

• Floor-by-floor air intake via high-efficiency air-handlers allows for significant natural ventilation

• Under-floor air distribution (UFAD) will greatly reduce HVAC and fan horsepower energy usage, as well as improve occupant comfort and zone controllability

• Integrated metal sunshades maximize light and views while reducing solar heat gain

SAN FRANCISCO, CA

• LEED Consulting• Energy Modeling• LCCA• Sustainability Strategy for Tri-Generation

Energy Plant & Water Recycling Consulting (Blackwater & Greywater)

SERVICES

>85%Diversion of construction waste

~25% Energy reduction from a baseline building

30% Water reduction below code inside the building due to water recycling

100%Non-potable water used for irrigation via a 50,000-gallon rain-water collection and reuse system

>40%Plumbing fixture water-use reduction

>20%Recycled content materials

50% Water reduction below code for outdoor landscaping due to water recycling

FEATURES

ZERO NET ENERGY CENTER SAN LEANDRO, CA

stok provided project management services, along with energy efficiency and sustainability consulting, to help this vocational training center become the first large-scale commercial building retrofit in the US to achieve Zero Net Energy.

By combining energy-efficient elements with renewable energy systems, stok enabled the building to produce as much energy as it uses. stok led the entire project team throughout the design to ensure Net Zero Energy goals were met, and through construction to ensure the design was implemented correctly.

stok then provided commissioning and measurement and verification services to ensure the building systems were and are operating efficiently and performing to design standards. stok has also developed training classes for all IBEW NECA employees to educate them on the building and the benefits of Zero Net Energy.

Using an innovative design process, inspired delivery team, and the latest renewable and passive technologies, this facility is targeting unprecedented energy use reduction while providing real-world applications for its trainee occupants. It is also received the Living Building Challenge Energy Petal and LEED Gold Certification.

ZERO NET ENERGY CENTER SAN LEANDRO, CA

• High Performance Project Management

• LEED Platinum Consulting• Energy Modeling• Daylighting• Life Cycle Cost Analysis• Whole Building Commissioning• Measurement & Verification

SERVICES

46,000Square feet

16.3Energy use intensity (EUI)

29%Energy-use reduction compared to new commercial construction in California in 2012

75%Energy-use reduction compared to similar existing commercial buildings in the US

177 kWdcPV System, 30% surplus

FEATURES

CONSTRUCTION& PROCUREMENT

OPERATIONSCONSTRUCTION

DOCUMENTSDESIGN

DEVELOPMENT SCHEMATIC

DESIGN

ZERO NET ENERGY CENTER: INTEGRATED PROCESSES

ownerproject managerarchitectsystem engineersenergy integratorgeneral contractordesign build subsrenewables subsQA/verification

1

4

23

ability to impact costs

ZNEC workflow

traditional workflow

cost of changes

1

4

2

3

rooftop PVDC wattsAC wattsquantity

120,000

94,000504 panels

south mansard PVDC wattsAC wattsquantity

10,000

8,00040 panels

west mansard PVDC wattsAC wattsquantity

25,00019,000

96 panels

solar treeDC wattsAC wattsquantity

11,000

8,00045 panels

wind turbinesDC wattsAC wattsquantity

12,000

9,0003

INTEGRATED BUILDING SYSTEMS

DC wattsAC wattsquantity

178,000138,000

685 panels

RENEWABLE ENERGY VITALS

Uncover, understand, & develop high performance

pathways

Develop holistic, comprehensive Basis of Design to meet Owner’s

Project Requirements

Analyze multiple systems-based options & distill an optimal

solution to comprehensively fulfill BOD

Refine design development documents

into bidding form

Ensure project performance & OPR / BOD fulfillment through completion

Ongoing building & occupant analysis and tuning to maximize performance

PRE-DESIGN

• Intelligent integration of stand-alone building systems is key to achieving ongoing zero net energy and tenant comfort. Energy ETC, a Master Systems Integrator and Consultant, fulfilled this role for this IBEW / NECA Zero Net Energy Center. • Software-based operational rule sets ensure systems (HVAC, operable windows, lighting, etc.) are continuously optimized and running efficiently • System integration allows operational and energy use data to be collected from each individual system for continuous review, tuning and reporting.

SYSTEMS

PROCESS

PEOP

LE

INTEGRATED PROJECT DELIVERY

TOTAL SYSTEMS INTEGRATION

PASSIVE &ACTIVE COOLING

ON-SITE RENEWABLES

ELECTRIC LIGHTING

PLUG LOAD MANAGEMENT

NATURAL VENTILATION

DAYLIGHTING

• Cooling provided by cool bay air• Cool bay air is also stored in the concrete structure to supplement next-day cooling• HVAC system is a Variable Refrigerant Flow – VRF system• VRF varies energy consumption from 7% to 100% as needed• Uses refrigerant (vs. air) to move energy around building• Moves excess thermal energy around building and systems as needed

• Computers with LCD LED monitors instead of traditional computers

• Daylighting is the primary source of lighting; designed to illuminate workspaces• Daylight bounces off redirecting surfaces to provide diffuse lighting throughout

• Fresh air circulates through all spaces using BMS-automated side and top vents• Wind pressure and stack effect enhance air movement

• Efficient electric fixtures and lamps maximize performance and minimize energy use• Smart controls use building sensors to tune down lighting power use

• Remaining energy needs are met by solar electric and solar thermal collection systems

ZERO NET ENERGY CENTER: SETTING THE PACE

ELECTRICITY: GENERATED VS. CONSUMED

500,000

1,000,000

1,500,000

2,000,000

2,500,000

BASELINE ZNEC

END USES AND ENERGY USE INTENSITY

lighting

plugs

fans & domestic hot water

VRF & pump 5,000

10,000

15,000

20,000

25,000

30,000

35,000

AU

G ‘1

3

SEP

‘13

OC

T ‘1

3

NO

V ‘1

3

DEC

‘13

JAN

‘14

FEB

‘14

MA

R ‘1

4

APR

‘14

MA

Y ‘1

4

JUN

‘14

JUL

‘14

total consumed by ZNEC: 202,097 kWh

total generated by ZNEC: 274,582 kWh

over-producing

15%

Similar Commercial Buildings in the U.S.

ZERO NET ENERGY CENTER

New Commercial Buildings in California

75%less than similar U.S. commercial buildings

29%less than new commercial buildings in CA

ZNEC VS. SIMILAR BUILDINGS

equivalent to emissions from 500 barrels of oil

500 barrels

U.S. BUILDING ENERGY USE

REFERENCES EPA 1999, EIA Report F767 EPA 2000, Emission Facts F00013US Energy Information Administration (2012) CBECS EIA 2003 Commercial Building Census Climate Change Act of 2008 Graphs are based on existing commercial building average energy use for similar size, climate region and use type.

Total US Energy Consumption

Total Energy Consumed in US = 27.8 trillion kWh

(2012 data)

51kBTU/sf/yr

Global Energy Consumption

World Total Primary Energy Consumption = 155 trillion kWh

(2012 data)

17kBTU/sf/yr

21kBTU/sf/yr

ZNECRENEWABLES

+ = -4 kBTU/sf/yr

OBAYASHI TECHNO RESEARCH INSTITUTETOKYO, JAPAN

The Technical Research Institute (TRI) Techno Station, located in Tokyo, Japan, is a 59,552 sq. ft. R&D facility for innovative building designs and technologies.

These technologies are tested at the facility for potential implementation in Obayashi’s global construction projects. It’s currently the third highest LEED EBOM score in the world (over 6,000 other registered projects) and also scored one of the highest ratings ever achieved in Japan’s Comprehensive Assessment System for Built Environment Efficiency (CASBEE) green building rating system.

BUILDING HIGHLIGHTS• Peri-buffer system: a thermal buffer

zone established around windowsto reduce air-conditioning loads inlow-occupancy building zones

• Task/ambient lighting/air-conditioning that allows employeesto set their own levels, and usesIC tags to only operate whenemployees are present

• Slanted roof panels with ventilationslits to allow for natural daylighting,ventilation and temperature control

• Solar panels generating enoughenergy for nighttime workspacelighting

• Natural ventilation displacementsystem utilizes temperature andCO2 sensors to activate floor vents

• Hybrid heat pump system thatutilizes both geothermal and well-water heat

OBAYASHITECHNO R.I.TOKYO, JAPAN

• ASHRAE Level ll Audit• Developed ongoing

Retro-Commissioning program

• Training & staff education• LEED Certification

SERVICES

3rdHighest LEED EBOM score (globally)

55% Less CO2 emissions than the baseline standard of similar buildings

35% Reduction in indoor water use through rainwater and well water treatment system

93%ENERGY STAR rating (It’s more efficient than 93% of buildings worldwide)

70%Reduction in indoor water use through rainwater and well water treatment system that flushes urinals and toilets

36%Reduction in energy lost through the Building Envelope (PAL)

42% Reduction in energy- efficiency ratio (EER) value

FEATURES

ELECTRICAL TRAININGINSTITUTELOS ANGELES, CA

The Electrical Training Institute is the largest commercial building Net Zero Energy retrofit in the US.

stok supported the renovation of the Electrical Training Institute facility. stok’s integrated team process places performance at the core of construction projects, with efficiency measures woven into every design/construction decision from project inception.

As a result, we worked with ownership and design teams to identify Net Zero Energy as a goal, then provided energy engineering and project management services to achieve this goal.

ELECTRICAL TRAINING INSTITUTE LOS ANGELES, CA

• Goal Setting & Ideationwith Building Owners

• Energy Audits• Energy Modeling• Daylight Modeling• Renewables Analysis• Life Cycle Cost Analysis• Pre-Construction Services• Construction Management• Enhanced Commissioning• Measurement & Verification

SERVICES

125%Of expected energy needs covered by a 122kW PV array (Over 920 MWh each year)

85,000kWH annual plug load reduction through energy efficiency measures (or 59 metric tons of CO2e)

70%Reduction in energy demand for HVAC

93%Reduction in energy demand for hot water

12Cars able to be fully charged each day

FEATURES

TRANSAMERICA PYRAMIDSAN FRANCISCO, CA

TRANSAMERICA PYRAMID

stok supports the Transamerica Pyramid building to maintain the building as a key feature of the San Francisco skyline and a leader in energy efficiency.

stok began providing energy efficiency services for the Transamerica Pyramid in 2014. The primary investigation included an ASHRAE Level II audit to determine baseline energy performance, identify energy efficiency measures (EEMs) and analyze EEM energy impact and costs.

Since then, stok has begun a retro-commissioning process in which initial energy audit data along with further building energy analysis is used to fine-tune the building HVAC equipment and optimize energy performance.

Energy consumption trends at a granular level and EEM implementations are tracked as a part of stok’s measurement and verification (M&V) services. stok has supported Transamerica to attain Energy Star Certification and LEED Platinum status.

SAN FRANCISCO, CA

M&VOf building HVAC systems

• Energy Performance Baseline• Energy Efficiency Measures

(EEMs) Identification• EEM Energy Impact & Costs

Analysis

500,000Square feet

LEEDPlatinum

89Points on Energy Star certification

SERVICES

FEATURES

50%Of the cooling energy comes from the 1 MW cogeneration plant

1.165Million kWh of savings identified

LET’S TALKSOON

stok.comhello@stok.com(415) 329-7100

stok Net Zero Energy office945 B Front StreetSan Francisco, CA 94111