Kilroy Sabre Springs, San Diego, CA - First LEED for Core & Shell building in San Diego, Silver.

Building Energy Efficiency

In order to reach its goal of decreasing energy use across its commercial portfolio by at least two percent every year, KRC has invested in HVAC system upgrades, lighting retrofits, curtain wall systems, window film, and cool roofs (all new roofs have a Solar Reflectance Index (SRI) average of at least 84). In addition, KRC engages in retrocommissioning where appropriate, and has a goal of conducting energy audits every five years for all its office buildings. 

In 2011, the company performed lighting retrofits in over two million square feet of office space, and projects including another 1.6 million square feet in 2012. Many of these projects include a bi‑level stairwell lighting component. Variable frequency drives (VFD) are now standard in the KRC portfolio andwere installed in several buildings to modulate fan usage and increase energy efficiency. Variable air volume (VAV) boxes are also being used to modulate airflow at the zone level. Other recent projects include retrofitting elevator motors to a system that uses significantly less energy.

The company also piloted IceCOLD®, an innovative oil-fouling removal technology for building chillers, in one of its Calabasas properties – and was the first to do so in a California commercial building.  IceCOLD allows HVAC equipment to run more efficiently by removing residue that slows down cooling equipment cycling. By the end of 2011, KRC had achieved a seven percent reduction in HVAC energy use in this building, and expects this to increase to 20 percent as the temperature increases over summer months.

Measurement & Analysis

Recognizing that analyzing 15-minute utility meter interval data can be very useful for identifying opportunities for efficiency, KRC partnered with a start-up company, Gridium, to combine its interval data with detailed weather data to develop actionable analyses. KRC estimates it has saved over $9,000 in energy costs using this technology in the first three months of deploying this technology across three of its San Francisco buildings and has expanded the technology to additional buildings in its San Francisco portfolio. KRC extended this program to properties in Southern California in 2012.

Tenant Communications

Communicating to and working with tenants on the environmental performance of its buildings is a core part of KRC’s sustainability strategy. Tenants control approximately 55 percent of a building’s energy use on average, so excluding them from sustainability initiatives is to render a sustainability agenda incomplete. KRC sends quarterly sustainability communications to all its tenants which both provide a big‑picture description of the company’s commitment to sustainability and alert tenants to efforts that will require their participation. Subsequent messages are tailored to each building’s particular environmental programs, such as an announcement of an electronic waste pickup day, and celebrate its specific achievements, such as an ENERGY STAR or LEED certification.


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