projects

projects

IntelliGreen Partners’ clients include owners of:

  • multifamily buildings,
  • commercial office buildings,
  • industrial buildings

Mixed-Use Rental Building – LL87 “Early Compliance” and Radiator Retrofit Project

Park and Fifth Ave

Radiator Retrofit Project

 

Property Information:

  • Building Area: 101,649 square feet
  • Total Units: 30: 15 residential; 14 commercial; 1 retail
  • Built: 1905
  • Original Heating Fuel: No. 6 oil, since converted to natural gas
  • Projects: LL84/09, LL87/09, Radiator Retrofit
  • Incentives Earned: NYSERDA FlexTech Program; Con Edison Commercial & Industrial Program (C & I)

Services:

IntelliGreen Partners (“IGP”) provided project management services to assist the Owner of this mixed-use rental building in selecting the LL87/09 Energy Audit and Retro-commissioning team to “comply early” in 2013, and to access funding from NYSERDA’s Flex Tech Program. IGP led the LL84/09 Benchmarking work in 2010, 2011, 2012, 2013 and 2014.

Heat diagram

3-Pipe Paul System, before steam trap was invented.

IGP also led the Radiator Retrofit Project, resulting from the LL87 Retro-commissioning measures recommended to improve the building’s heating distribution system and energy efficiency.

Background: Built before the steam trap was invented for buildings, this building had what appeared to be a three-pipe radiator heating system. In 2010 we found the radiators with a mix of air vents, steam traps, and sometimes both on the same radiator. IGP researched the history of the building and brought in an historical steam heating expert who determined that the building had a unique three-pipe air vent system known as the “Paul System”, the first vacuum steam heating system in America.

The Paul System consisted of a supply pipe, a return pipe and a third 1/4 inch copper line connected to the air vent tapping on each radiator that ran back to the steam-jet powered vacuum inducing venturi box “exhauster” in the basement. Each radiator had its own return air-line. The third pipe removed the air from the system [and each radiator] before the steam is allowed to enter.

By 2010 the exhauster box was long gone. Most of the air-lines had been disconnected and abandoned. Many radiators were leaking, damaging floors and ceilings, and provided either too much or too little heat in tenant spaces. The boiler pressure was increased to get steam to the top floors. The resulting over-heated tenants on lower floors opened the windows in the winter, causing the boiler to work even harder.

Working with the LL87/09 energy engineer and the steam heating system historian, IGP developed a retrofit plumbing project Scope of Work and Request for Proposals (RFP).

Project Results:

  • IGP Identified that its unique 1905 3-pipe Paul Vacuum Steam Heating System was malfunctioning.
  • IGP assisted in the bid process and selection of the Master Plumber contractor.
  • IGP worked with all tenants over an eight month period in 2014 with 100% installation success rate.
  • IGP  managed the project to retrofit the radiators to be more consistent with the system’s original design intent.
  • Installed new robust air vents and Danfoss thermostatic radiator valves (TRVs) on each radiator, giving tenants more control over their heating.
  • Reduced the boiler pressure significantly down to 1.5 psi as the steam more efficiently reached the top floor.
  • Reduced the building’s energy use by over 20%, thereby earning the Con Edison C & I incentive.

Period: 2013 – 2015

Multifamily Cooperative Building – LL87 “Early Compliance” and Gas Conversion

Case Study

LL87 “Early Compliance” and Gas Conversion

Property Information:

  • Building Area: 118,008 square feet
  • Total Units: 107: 106 Residential, 1 Professional
  • Built: 1928
  • Original Heating Fuel: No. 6 oil
  • Projects: LL84/09, LL87/09, LL43/10 Fuel Conversion
  • Incentive Program Approved: NYSERDA Multifamily Carbon Emission Reduction Program

Services:

IGP provided energy efficiency and financial advisory consulting services; assisted in selecting each contractor, collaborated with the energy engineering and design engineering teams, the building’s property manager and operations staff, Con Edison, the NYC Department of Buildings and NYSERDA. IGP provided project management services to assist the coop Board in complying with LL84/09 (2010, 2011, 2012, 2013 and 2014), LL87/09 “early compliance” and LL43/10 Fuel Conversion from No. 6 oil to natural gas in 2013.

The fuel conversion project proved to be complex and time-consuming. IGP had to advocate on the Board’s behalf to obtain a special positive ruling from Con Edison for additional low pressure gas service in the Carnegie Hill area at no charge for connecting the building to the main gas line. IGP also assisted the Board to access funding from NYSERDA’s Multifamily Carbon Emission Reduction Program to help pay for the design and construction of this project. We managed this project over a two-year period; visited the site regularly with the prime contractor and design engineer, and continually updated the Board with written reports to avoid any surprises.

NYC Carbon Challenge Handbook for Co-ops and Condos.

Project Results:

  • Upgraded common area lighting
  • Installed occupancy sensors in common areas
  • Distributed new CFLs for free to tenants
  • Replaced all steam traps in tenant spaces during the summer
  • Installed new dual fuel burner, chimney liner
  • Upgraded boiler operating systems
  • Installed new gas-fired domestic hot water system
  • Removed original 1930s era boiler; & 6000 gallon No. 6 oil tank
  • IGP managed the projects until completion in May 2013
  • See Case Study on page 40 of the 2016 Carbon Challenge Handbook to Co-ops and Condos

Period: 2010- 2013    

“Our co-operative retained IntelliGreen Partners in connection with our conversion from #6 fuel oil to gas, and our compliance with NYC and NYS benchmarking and energy conservation mandates. I can say unequivocally that we benefited immeasurably from IGP’s
involvement in these complex projects, and I shudder to think how our dealings with Con Ed and the City would have turned out without their guidance.  IGP’s technical knowledge, service provider experience and relationships, attention to detail, and skillful management were absolutely critical to completing these projects successfully.”

— John Slattery, Treasurer of the Co-operative Board.

Multifamily Cooperative Building – 2013 “Area Growth Zone” Gas Conversion

2013 Area Growth Zone Gas Conversion

 

 

Property Information:

  • Building Area: 153,525 square feet
  • Total Units: 80: 77 residential; 3 professional
  • Built: 1949
  • Original Heating Fuel: No. 2 oil
  • Projects: LL43/10 Fuel Conversion
  • Incentive Program Application: Not Required

Services:

IntelliGreen Partners provided fuel conversion project management, energy efficiency and financial advisory consulting services to this luxury multifamily cooperative on Fifth Avenue.  IGP quickly revived a floundering project by immediately collaborating with Con Edison and the building’s engineer. IGP assisted the Board in selecting the prime contractor. IGP collaborated with the Board, the building’s property manager, operations staff and Con Edison to convert its boiler  from No. 2 oil to dual fuel (No. 2 oil & natural gas). We visited the site regularly with the prime contractor and design engineer and continually updated the Board with written reports to avoid any surprises.

Project Results:

A contractor inspects inside the boiler prior to conversion to natural gas.

A contractor inspects inside the boiler prior to conversion to natural gas.

  • IGP prepared the Fuel Conversion Request for Proposal and Scope of Work for the engineering design and construction administration, awarded to the building’s engineer
  • IGP assisted in the competitive bid process and selection of the Prime construction contractor
  • IGP managed the project until completion in January 2014

Period: 2013 – 2014

 

Multifamily Cooperative Building – LL87 “Early Compliance” & Gas Conversion

LL87 “Early Compliance” & Gas Conversion

 

Property Information:

  • Building Area: 118,351 square feet
  • Total Units: 74: 72 residential; 2 professional
  • Built: 1929
  • Original Heating Fuel: No. 4 oil
  • Projects: LL84/09, LL87/09, LL43/10 Fuel Conversion
  • Incentive Program Application: None required

Services:

IntelliGreen Partners provided fuel conversion project management, energy efficiency and financial advisory consulting services to this multifamily cooperative. IGP revived a fuel conversion project for which the incorrect Load Letter had been filed with Con Edison. IGP arranged for and submitted the correct Load Letter and immediately collaborated with Con Edison to get the project back on track in a couple of weeks. IGP assisted in selecting the design engineering firm and prime construction contractor through a competitive bid process. IGP collaborated with the Board, property manager, operations staff and Con Edison, to assist the Owner in complying with Local Law 43/10 phasing out the use of No. 4 oil by converting its boiler to dual fuel (No. 2 oil & natural gas). We visited the site regularly with the property manager, prime contractor and design engineer and continually updated the Board with written reports to avoid any surprises. We coordinated our fuel conversion project with the building engineer’s LL11 Facade Project, also due in 2013.

Project Results:

LL43/10: Con Ed installs new gas line to the property line of the building.

LL43/10: Con Ed installs new gas line to the property line of the building.

  • IGP prepared the Scope of Work and Request for Proposals for the engineering design and construction administration
  • IGP assisted in the selection of the Prime construction contractor through a competitive bid process
  • IGP managed the project until completion in November 2013.
  • Incentive Program Application: None Required

IGP also provided program management services for Local Law 84/09 Benchmarking, and Local Law 87/09 Energy Audit and Retro-commissioning – “early compliance” in 2013.

Period: 2012 – 2013

“I’d also like to take the opportunity to say thank you for your efforts on the corporation’s behalf. It was a pleasure working with you. I think the boiler conversion process went very well, and your knowledge, initiative, and energy were major contributors to that. We look forward to benefitting from lower energy costs for many years to come, not to mention the building’s reduced contribution to atmospheric pollution.”

Treasurer of the Co-operative Board

 

Multifamily Cooperative Building – 2013 “Area Growth Zone” Gas Conversion and LL87 Compliance

Park and Fifth Ave

2013 Area Growth Zone Gas Conversion

 

Property Information:

  • Building Area: 208,179 square feet
  • Total Units: 110:  105 residential; 5 professional
  • Built: 1941
  • Original Heating Fuel: No. 2 oil
  • Projects: LL84/09, LL87/09, Fuel Conversion
  • Incentive Program Application: None required

Services:

IntelliGreen Partners provided project management and owner’s representative services to the Board of this luxury residential cooperative building. Through a competitive bid process, IGP assisted the Board in selecting the LL87/09 Energy Audit and Retro-commissioning team as well as the design engineer and prime contractor for the Gas Conversion Project. IGP collaborated with the energy engineering team, the building’s property manager, the operations staff, Con Edison and the NYC Department of Buildings to assist the Board in completing three projects due in 2013, including Local Law 84/09 Benchmarking, Local Law 87/09 Energy Audit and Retro-commissioning, and switching from No. 2 oil to natural gas. We visited the construction site regularly with the prime contractor and design engineer and continually updated the Board with written reports to avoid any surprises.

Project Results:

We added chains on each relief valve above each of the two boilers, as required by the Dept. of Buildings Code.

We upgraded the two boilers, as required by the NYC Dept. of Buildings Code.

  • IGP prepared the LL87/09 and Fuel Conversion Projects Requests for Proposals
  • IGP assisted in the selection of the energy engineering/design engineering firm through a competitive bid process from among eight NYSERDA MPP partner firms
  • IGP assisted in the competitive bid process and selection of the Prime construction contractor
  • IGP managed all projects until completion
  • The LL87/09 and Fuel Conversion Projects were completed within twelve months, meeting all required deadlines

Period: 2013 – 2014

 

Commercial Cooperative Building – LL87 “Early Compliance”

LL87 “Early Compliance”

 

Property Information:

  • Building Area: 108,445 square feet
  • Total Units: 13: 11 commercial; 2 retail
  • Built: 1901
  • Original Heating Fuel: Natural Gas
  • Projects: LL84/09, LL87/09
  • Incentive Program Approved: NYSERDA FlexTech Program

Services:

IGP provided project management services to assist the Owner in selecting the LL87/09 energy auditing team and the LL87/09 Retro-commissioning team to “comply early” in 2013, and to access funding from NYSERDA’s Flex Tech Program. IGP assisted with LL84/09 Benchmarking in 2010, 2011,2012, 2013 and 2014.

IntelliGreen Partners provided energy efficiency and financial advisory consulting services to this commercial office cooperative building in Manhattan. Since the building was built in three stages, in 1901, 1905 and 1909, it had an unusual combination of one-pipe and two-pipe steam heating. Floors 1 through 10 had two-pipe steam radiators while floors 11 through 13 had one-pipe steam radiators. The two-pipe radiators had air-vents but no steam traps. This is unusual because today’s two-pipe steam system does have steam traps.

2-Pipe Air Vent System

Source: 2-Pipe Air Vent System; Radford’s Cyclopedia of Construction by William A. Radford (1909)

IGP researched the history of the building and brought in an historical steam heating expert who determined that the building had a unique turn-of-the-century two-pipe/air vent heating system that was installed before the steam trap for buildings was invented in 1905. The proper energy efficiency measure was to replace the air vents, not add steam traps.

Project Results:

  • Determined that this commercial cooperative building has a unique hybrid 1900-era two-pipe/air vent heating system, invented before the steam trap, and should not use steam traps.
  • Recommended air vents, consistent with the system’s original operating and design intent.
  • Removed mistakenly installed steam traps
  • Recommended adding Thermostatic Radiator Valves (TRVs) for tenants’ individual control and comfort

Period: 2011 – 2013

 

LL84/09 Projects for Multifamily, Commercial, Mixed-Use and Industrial Buildings in All Five Boroughs

CaseStudies

Services:

IntelliGreen Partners provided LL84/09 Benchmarking services to wide variety of multifamily, commercial, industrial and mixed-use buildings in all five boroughs.

Industrial Building & NYC Dept. of Sanitation Garage – LL87 Due 2013

LL87 Due 2013

 

Property Information:

  • Building Area: 287,801 square feet
  • Total Units: 2: 1 warehouse & office; 2 garages
  • Built: 1956
  • Original Heating Fuel: No. 6 oil
  • Projects: LL84/09, LL87/09
  • Incentive Program Application: None required

Services:

IntelliGreen Partners provided LL84/09 Benchmarking services to the owner of this 300,000 square foot industrial rental building in the Bronx in 2010, 2011, 2012, 2013 and 2014.

IntellliGreen Partners provided LL87/09 Energy Audit & Retro-commissioning program management services to the owner who was required to comply with LL87/09 in 2013.

Project Results:

LL87: Replace broken boiler feed tank float switch, which wastes energy and risks condensate tank corrosion.

LL87: Replace broken boiler feed tank float switch, which wastes energy and risks condensate tank corrosion.

  • Determined that this industrial rental building could save significant dollars, energy and water with recommended energy conservation measures and RCx recommendations, including but not limited to:
    • Installing more efficient internal and outdoor lighting;
    • Installing Rapid Roll-up garage doors;
    • Installing Rapid Roll-up loading dock doors;
    • Replacing broken boiler feed tank float switch;
    • Insulating valves and steam pipes;
    • Replacing F&T and radiator steam traps;
    • Adding TRVs on some radiators;
    • Installing boiler fuel economizer controls

Period:  2013

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