1. Chicago One N Franklin

2. 2 Energy Management and Conservation Across a Nationwide Portfolio of Office Buildings Paul Saccone Vice President – Engineering and Energy Operations October 27,2006

3. May 9, 2005 Senior Mgmt Meeting, Smith 3 EOP National Platform Updated as of 10-06-06. Seattle 9.6 Portland 3.9 Sacramento 2.7 Oakland 2.6 San Fran 10.0 San Jose 5.9 Los Angeles 8.4 Orange County 5.7 San Diego 2.2 Denver 4.0 Austin 3.4 Atlanta 5.3 Chicago 12.0 Boston 11.9 Stamford 1.7 New York 6.3 Wash D.C. 6.6 Square Feet in Millions 109.6 Million Square Feet As of 10-3-06.

4. 4 U.S. Energy Consumption By Category

5. ENERGY REPRESENTS THE SINGLE LARGEST PURCHASED GOOD FOR EQUITY OFFICE 5

6. Energy Procurement Energy Conservation Energy Investment DistributedGeneration EnergyMonitoring Education / Training Six Focus Areas of Energy Strategy

7. ENERGY CONSERVATION 7

8. Energy Conservation Established Best Practices database (BP) by system and geographical location Developed training and measurement parameters to reduce utility consumption without spending capital Set and enumerated goals (4.5% total savings in 2004 and 2005) Change mindsets

9. ENERGY INVESTMENTS 9

10. Energy Investments Evaluate energy investment projects Analyze projects for energy cost savings and return Create performance measurement parameters Implement projects to reduce utility operating costs

11. Analysis Program Flowchart LOAD PHASE DESIGN PHASE SYSTEM SIMULATION PHASE EQUIPMENT SIMULATION PHASE ECONOMIC ANALYSIS PHASE BUILDING DESCRIPTION SYSTEMS DESCRIPTIONS EQUIPMENT DESCRIPTIONS ECONOMIC DATA Peak & Hourly Loads WEATHER EQUIPMENT PERFORMANCE Location Location Zones Zones Design Data Design Data System Types System Types System Details System Details Equipment Types Equipment Types Equipment Info Equipment Info Mortgage Life Mortgage Life Economic Factors Economic Factors First Cost First Cost Maintenance Cost Maintenance Cost By Zones By Zones CFM & Supply Air Dry Bulb By Zone By Zone Equipment Loads By System By System By Hour By Hour Energy Consumption By Source By Source Economic Comparisons of Alternatives 11

12. Two Year Cost vs. Annual Energy Savings Dollars in Millions $

13. DISTRIBUTED GENERATION 13

14. Conventional Thermal Generation Fuel100% Electricity 70% Waste Heat Pollution (Remote from Thermal Users) Power Plant 30%

15. Combined Heat and Power (CHP) Steam Electricity Chilled Water 66% Waste Heat (On Site) CHP Plants Fuel 100% 34% Pollution

16. Benefit – Grid Stability

17. Perform Rate Analysis Performance Metrics Energy Alarms Monitor Distributed Generators Weather / Occupancy Compensation Utility Bill Analysis & Validation ITRON – EMS Energy & Expense Profiles Energy Monitoring

18. Alarm Function

19. Load Profile

20. 20 Positive Energy & Environmental Impact 20 ImpactProgramActions 4.5 % 3.6 % 2.4 % 4.5 % 15.0 % Conservation program Investment Program Energy monitoring Distributed generation Total benefit Continue BDP application Continue Investing in efficiency Refine ITRON monitoring and verification system Continue to improve Cogen operations

21. What Can You Do? Create effective and realistic energy efficiency building codes Provide direct and indirect (through the utilities) energy efficiency incentives Lobby for competitive access that will promote energy efficiency in the generation sector Lobby for and require fair interconnection standards and rate structures that will promote CHP and the associated energy and environmental benefits

22. Q & A 22

23. Chicago One N Franklin