State of the Condominium

1
State of the Condominium

• Open House Celebrating 30 Years
• Projects Overview
• Brian Olivia
• 16 October 2004

2
Whos Here

• Board Members
• Staff
• Visitors
• Bill Viverito, Chevron Energy Solutions
• Robert Fatovic, AIA Facility Consulting
• Bruce Ramsey, Original Shadowood Resident
• Co-Owners and Residents
• Refreshments, Snacks, Lunch

3
30 Years and Growing

• Shadowood Administrative Staff
• Bill Martin, GM 22.5 Years of Service
• Tracy Williamson, AGM, 8 Years of Service
• Mamie Smalls, Office Assistant, 1 Year of Service
• Shadowood Maintenance Staff
• Ivan Martinez, Maintenance Supervisor, 1 Year
• Roger Lansdowne, Maintenance Engineer, 9 Years
• Hernan Contreras, Maintenance Engineer, 2 Months

4
30 Years and Growing

• Shadowood Board of Directors
• President, Brian Olivia co-owner since 1985,
  board service in early 1990s
• Lois Lynch, Director, Co-owner since 1982
• Darrell Millner, Director, Co-owner since
• Tony Coombs, Vice President Co-owner since
• Adjunct Board of Directors Members
• Tracy Williamson, Secretary
• Mark Brabrook, Hearings/Covenants Committee
• Cody Parket, Landscape Committee
• Dave Tomasso, Activities
• Vacant, Communications
• Vacant, Treasurer

5
State of Shadowood

• Board/Community Relations Issues
• Excellent Location and Property
• Generally Well Maintained
• Rapid Price Appreciation 03-04
• High-End Condo/Commercial Market
• METRO Finally (or not)?
• Only Self-Managed Large Condo
• Stable Condo Fees, Good Reserves, but
• No Renovation/Redevelopment Plan

6
Presidential Goals

• Unify Board Vision and Plan
• Develop Board/Community Vision
• Sound Financial Management
• Upgrade Systems and Property
• Motivate Staff Execute
• Develop Staff, Training, Enrichment
• Succession Planning
• Increase Services / Decrease Condo Fee
• Better Place to Live and Invest

7
Heating/Cooling Background

• Aging/Obsolete heating/cooling infrastructure
• Increasing Costs to Operate (gt 5 04-05 alone)
• Instability in Natural Gas Pricing
• Highly inefficient (lt 5 SEER, 60-70 gas)
• Obsolete A/C, Sub-Meter, EMS Equipment
• Lighting and Other Equipment Control
• High Gas/Low Electricity Prices
• Costly Painful Switch From Heat to A/C
• Poor Air Flow / Temperature Control
• Poor Humidity and Air Quality Controls
• Condensation, Mold, Wiring/Control Issues

8
Heating/Cooling Background

• Stairwell EnclosuresWanted, but no Board Would
  Fund
• Stairwell Tiles Obsolete Lights Ugly On All
  Day
• Concrete Approaching EOL/Fatigue
• Mailboxes at EOL and Too Small for Code
• Trash, Loitering, Noise, Safety, Energy Loss,
  Insects
• Condenser (Outdoor) Unit Noise and Appearance
• Unfair Cost Burden on All Co-Owners
• No Ability to Budget Utility Costs
• High Vendor (Sole-Source) Maintenance Fees
• Limited PM by Condo Staff

9
Heating/Cooling Background

• Questionable EMS Sub-Metering Functioning
• No Ability to Adjust or Monitor Actual
  Performance
• Wired Technology Subject to Cuts, Surges,
  Tampering, Vandalism
• Obsolete Cannot be Upgraded or Modernized
• Single-Source Vendors for Maintenance
• SCA Staff Cannot Operate, Manage or Repair
• Stable Electricity Prices until at least 2012
• Further Lowering Through CompetitionAdditional
  Nuclear Reactors
• Real-Time Pricing Model in VA is Open
• Among the Lowest USA Cost per Kilowatt Hour
• High-Efficiency Heat Pumps
• Produce 130-140 degree hot air
• At Least 13 SEER, Water-source are up to 20 SEER
• Reston is Solar Enabled
• Unstable Gas Prices
• Oil at 55 a Barrel is Not an Option

10
Winter 2004--2005 Forecast

• Temperature is expected to be BELOW Normal
• Precipitation is expected to be ABOVE Normal
• Natural Gas Supply is Low
• High Overall Demand
• Low Supply
• Hurricanes, Economic Growth
• Using Natural Gas for Electricity
• Prices will Approach Record Highs
• At least 1 per Therm (2-3 Times Normal)
• Expect Dec-Feb Heating Bills Higher than Ever for
  This Year

FOR MORE INFO...
http//tinyurl.com/2fnza
11
Options

• Continue Status Quo Go Until it Blows
• Replace from Reserves
• Special Assessment
• Innovative Financing/Implementation
• Partner with State-of-the-Art Vendors

Partners and Vendors on Board
Chevron Energy Solutions Comcast Robin
Technology Solar Mining H2Options AMSi
Dominion Virginia Power
12
Ways Forward

• Test Program Staff/Board
• Check for Smoke Alarms/batteries (free free
  alarms)
• Website (free / 75/month)
• Landscape/Covenants (free committee)
• Test Program Vendors
• H20ptions 20 savings, free repairs
• AMSi 20,000k annual savings
• Grant Finder Hourly or Performance-Based
  Payment
• CitiBank Full Reserve Fund Management (free)
• Amex Investment Seminars for Residents
• Insurance Broker Seminars and Get at Least
  Three More Bids
• Self-Insure Losses up to 100,000
• All 100 Successful Low Risk, No Cost

13
Technology

• Water-Source Heat Pumps
• Year Round, 80-degree Water Supplies/Removes Heat
• Cooling Towers Dissipate Excess Heat
• Solar Supplies Primary Heat and Domestic Hot
  Water
• Natural Gas Boilers Water Heaters Back-Up Solar
• Co-Owner Decides When Heat or A/C is On
• Hot (120 degree) Air in Winter, Cool, Dry Air in
  Summer
• High-Volume, Low Velocity Air Quietly Gets to
  Front Rooms
• Programmable Thermostats
• Zoned HVAC in Community Center (TBD)
• Humidifiers in Each Apartment
• HEPA Air Cleaners Optional at Co-Owner
  Installation and Maintenance Cost
• Shifts Most of the Heating Cost to Unit Owners
• EMS / Sub-Metering (Wireless?)
• Outdoor Lighting Replacement with Astronomic
  Timers
• Automatic adjustments for Seasonal Lighting and
  DST/EST

14
Technology

• Cooling Towers
• 11.5' long
• 4' wide
• 8.5' high
• 75 decibels (sound)
• Fenced
• Landscaped
• RA Approval Easy

15
Technology

• Heat Pumps
• Single Unit
• Replaces Air Handler (interior fan coil)
• Heating Coil
• Three-Way Valves
• Condenser (through-the-wall outdoor blower)
• Connects to Existing Heating Pipe Loop
• Highest Efficiency on the Market
• Quiet
• 5-10 Year Guarantee

16
Technology

• How Does it Work
• Solar Panels Harvest
• Boiler Boosts
• Tower Rejects
• Pumps Move Water
• WSHP Heats or Cools
• Closed Loop System
• No Outdoor Blower
• No Outdoor Noise

17
Technology

• How Does it Work
• Programmable Thermostat
• Humidifier
• Optional Air Cleaner

18
Technology

• Dominion Power Schedule

19
Technology

• Dominion Power Schedule
• Classification A will apply for no more than 28
  days during any calendar year, and classification
  C will apply for no less than 60 days during any
  calendar year.
• Yearly Profiles

FOR MORE INFO...

• http//www.dom.com/customer/pdf/va/vab10.pdf

20
Chevron Energy Solutions

• Large, Experienced Performance-Based Contractor
• Millions of Square Feet Under Management
• Team Completed Feasibility Study
• Estimated Annual Savings 250,000
  (555/apartment/year)
• Urgent Need to Replace Equipment
• Replace Current HVAC with Water-Source Heat Pumps
• Replace Energy Management System
• Replace Electric Sub Metering System
• Replace/Upgrade All Common Element Lighting and
  Lighting Controls
• Enclose Stairwells, Install Access Control System
• Optionally Replace Doors and Windows
• Partner with Solar Supplier
• Switch to Real-Time Bulk Electricity Pricing from
  Dominion
• Do Not Switch to Individual Dominion-Read Meters
• Success Guaranteed Low Risk, No Cost

21
Why Chevron Energy Solutions

• Absolutely NO Upfront Cost
• Upgrades Completely Financed Through Energy
  Savings
• Guaranteed Energy Savings
• Professional Design, Engineering, Construction
  and Project Management
• Maximizes Comfort, Control, Appearance and
  Savings
• Highest Efficiency Equipment on the Market
• State-of-the-Art Controls and Real-Time
  Electricity Pricing
• Three Fuel Choices
• Solar (Primary)
• Electricity (Secondary)
• Natural Gas (Back-up)
• Funds Stairwell Enclosures
• Success Guaranteed Low Risk, No Cost

22
Saving and Cost Estimates

• Projected Energy and Operational Savings
• Energy 135.000 per year
• Operations EMS/Meters 25.000 per year
• Operations Boilers A/C 30.000
• Dominion Rate Change 60.000
• Avoided Cost for Switchover 6,000 (2 x per year,
  3 staff)
• Total 250.000
• HVAC and Controls Cost 2.380.000
• Energy Management System Cost 472.000
• Stairwell Enclosures 1.595.000
• Doors and Windows Cost 1.995.000
• Lighting Upgrade/Replacement Cost TBD
• Does not include value of solar energy

23
Schedule New HVAC Lighting

• High-Level Schedule Milestones

FOR MORE INFO...
24
Solar Mining

• Largest Solar Installation in the World
• State of Wisconsin (!) Solar Energy Vendor
• Can Harvest Electricity and Hot Water
• Tax Credit to SCA (Confirmed) and/or Co-Owners
  (TBD)
• Potential Tax Abatement to all SCA Co-Owners
  (TBD)
• 100 of Hot Water for 100 Days
• Works on Cloudy/Rainy/Snowy Days
• Provides Domestic Hot Water (120 Degrees)
• Provides Heating Water (80 Degrees)
• Pollution-Free Energy Source
• Renewable Energy Source
• No Fuel Price Increase Ever--Guaranteed
• Positive, Forward-Looking Shadowood Amenity/Image
  Booster

25
Solar Mining

• Two Models
• We Buy and Install
• 100 Cost Up Front
• 100 of Benefits Immediately
• 4-6 Year Pay Back
• Utility Model
• No Up-Front Cost
• 20-Year Contract
• Guarantee at least 10 Less than Gas or
  Electricity
• SCA Owns Equipment in 20 Years
• Subcontract to Chevron for Maximum Savings

FOR MORE INFO...
www.solarmining.com
26
Landscaping, Lighting, Buildings

• Kate Davidson Updated Plan
• Pots on Steps Experiment
• Resume Long-term Renovation Plan
• Streetscapes and Building FrontsWait for
  Enclosures?
• Tree and Erosion Control
• Bulbs, Perennials, and Native Plants
• A Real Mess Behind the Buildings!
• All New Streetlights with Baskets, Flags,
  Seasonal LightingFewer Flood Lights

FOR MORE INFO...
Contact Cody Parker at 703-476-9137 or
jcptx1981_at_yahoo.com
27
Landscaping / Lighting
Complement a traditional colonial atmosphere with
the Colonial fixture. These fixtures are best
suited to illuminate walkways, residential
communities, small parking areas and residential
roadways with forward-facing lighting pattern.
FOR MORE INFO...
Contact Cody Parker at 703-476-9137
http//www.dom.com/customer/pdf/va/streetlightfix
tures.pdf
28
Landscaping / Lighting
Like its predecessor, the Carlyle Acorn lighting
fixture is best suited for park walkways,
residential and urban roadways and small parking
areas. The Carlyle is a high-efficiency acorn
style with with superior optics, focusing the
light in a sharper area.
FOR MORE INFO...
Contact Cody Parker at 703-476-9137
http//www.dom.com/customer/pdf/va/streetlightfix
tures.pdf
29
Landscaping, Lighting, Building
Fairfax County has approved street lighting and
sidewalks or paths along South Lakes and
Soapstone Drives and at the traffic light at the
intersection of these two roads. Implementation
depends on county funding 2005-2006 and passage
of the bond referendum on 2 November. Please
Vote!
FOR MORE INFO...
Contact Cody Parker at 703-476-9137
30
Cable HSI

• Cable Originally Provided in Fee
• Discontinued by Cable Co. in 1985
• Documents Indicate Inclusion
• Vast Changes Since 1970s
• 92 Take Cable, 22 Take High-Speed Internet
• Average Cost Today is 79.00 per SCA unit.
• Options
• Comcast (Cable)
• Robin Technologies (Satellite)
• Do Not Change (status quo)

31
Comcast

• Incumbent Vendor Fewest Changes
• No Construction
• No Changes for Most Residents
• Highest Cost (50-75 of List Price)
• No Choice of Programming
• Stuck with Fairfax County Channels and Taxes
• Charges for Shadowood Channel
• Free Service for Community Center
• No IP Phone Service for 2 years
• Large Company Poor Service/Price Reputation

32
Robin Technology

• New Vendor More Changes
• Requires Satellite Dish (1 Meter)
• Requires New Cabling (No Charge to SCA)
• We Choose Our Own Channels
• No Fairfax County Taxes (about 20,000 per year)
• Widest Channel/Programming Options
• Cheapest Price (35-45 of Comcast List)
• Free Shadowood Channel
• IP Phone Service Today
• Smaller, MD-Based Company
• May Help Eliminate Some Private Dishes

33
Other Board and Staff Projects

• Collecting Interest on Delinquencies
• Automating Rules Enforcement
• Wireless LAN in Community Center
• Real-time Board and Community Info
• High-Speed Internet for Visitors
• Board Committee Member Stipend
• Fairfax County Police Living on Property
• Staff Development Day on Friday Afternoons
• Changing Office Hours Same as AMSi
• Self-Funding 100k Insurance Deductible
• Update all Policy Resolutions / Bylaws Rules and
  Regulations
• Legal Review of Employee Manual
• Brians Backlog List
• Fairfax County Grants for Redevelopment
• Compressed Landscape/Woodlands Cleanup Project
• Basketball Court Reclamation Plan
• Many MoreLimited Only by Time, Talent,
  Volunteers, Interest

34
More Projects 2005 Beyond

• Streetlights and Sidewalks along South Lakes
  Soapstone Fairfax Co.
• More and Nicer Community Lighting
• Direct Debit of Condo Fees
• Even Monthly (Budget) Billing for Condo Fees and
  Utilities
• Payment Coupons Rather than Monthly Statements
  (Less Mail and Postage)
• Community Center Renovation (gym, theatre,
  kitchen, others Resident Programs
• Trash / Recycling, Gardens, Picnic Area, Water
  Feature on BB Court?
• Building Exteriors
• Parking (islands, decks, garage, solar carports)?
• More Condos on Shadowood Out Parcels? Rent Space
  in Com. Center?

Please volunteer for one or more more these
committees! Your Suggestions and Projects?
35
Current Status

• Sign Contract for Comprehensive Engineering
  Analysis (No Up-Font Cost) October BoD Meeting
• Budget Workshops Early November
• Community Wish List

36
For More Information

• Feasibility Energy Analysis
• Bill Martin / Brian Olivia
• Schedule
• Bill Martin / Brian Olivia
• Landscaping
• Cody Parker
• Submit questions
• President_at_shadowoodcondos.com