INVESTMENT GRADE ENERGY AUDIT SARATOGA SPRINGS HOUSING AUTHORITY Saratoga Springs, New York. AMPs NY NY

Transcription

1 INVESTMENT GRADE ENERGY AUDIT SARATOGA SPRINGS HOUSING AUTHORITY Saratoga Springs, New York AMPs NY NY Submitted to: Paul Feldman, Executive Director Saratoga Springs Housing Authority 1 South Federal Street Saratoga Springs, NY Prepared by: Tenth Avenue Group, LLC 110 Central Square Drive Beaver Falls, Pennsylvania August 2, 2016

2 Table of Contents 1.0 EXECUTIVE SUMMARY EXISTING CONDITIONS Stonequist Apartments Jefferson Terrace Vanderbilt Terrace UTILITY BASELINES, ALLOWANCES, AND BENCHMARKING Baseline Utility Consumption & Adjustments Baseline Utility Consumption Baseline adjustments Adjusted Utility Baselines Frozen Baselines Utility Allowances Benchmarking Analysis Energy and Water Usage Intensities Utility Metering Utility Rates ENERGY AND WATER CONSERVATION Lighting Retrofits FIM #1, 3, 5, 10, 11, & 12 Apartment and Common Area Lighting Mechanical System Upgrades FIM #7 Stonequist Apartments Boiler & DHW Upgrades FIM #8 Vanderbilt Terrace Boiler Upgrades FIM #9 Stonequist Heating System Controls FIM #13 Vanderbilt Pipe & Valve Insulation Building Envelope Improvements FIM #14 Stonequist Apartments Building Envelope FIM #15 Jefferson Terrace Building Envelope Low Flow Plumbing Fixture Upgrades Saratoga Springs Housing Authority IGEA Report - Page 2 of 84

3 FIM #17, 20, & 23 Stonequist Aerators, Showerheads, and Water Closets FIM #18 & 21 Jefferson Terrace Aerators and Showerheads FIM #19, 22, & 25 Vanderbilt Aerators, Showerheads, and Water Closets ATTACHMENT A Baseline Utility Data ATTACHMENT B Baseline Adjustments.. 47 ATTACHMENT C Utility Rates 50 ATTACHMENT D Detailed Energy Savings Analysis 56 Saratoga Springs Housing Authority IGEA Report - Page 3 of 84

4 1.0 EXECUTIVE SUMMARY An investment grade energy audit (IGEA) was conducted for 3 public housing properties operated by Saratoga Springs Housing Authority. This report provides a description of the existing site conditions, the baseline energy consumption, a utility benchmarking analysis, and Facility Improvement Measures (FIMs) that will be implemented through this energy performance contract (EPC). A summary of proposed FIMs by site is shown in Table 1. Table 1. List of Measures by Site Common Area & Apt Lighting Boiler Upgrades Heating System Re Piping & Control DHW Pipe Insulation Buildingenvelope Low Flow Aerators Low Flow Shower Heads Stonequist X X X X X X X Jefferson X X X X Vanderbilt X X X X X X Low Flow Water Closets A summary of the energy savings, cost savings, and simple payback period for each ECM by site based on current utility rates is shown in Table 2. The proposed FIMs are expected to result in an annual energy savings of 464,924 kwh of electricity, 80,084 therms of natural gas, and 584,867 CF of water. At current utility rates, the total annual cost savings associated with the FIMs are $141,659. With guaranteed savings at 93% of total savings, the guaranteed saving are $131,743 per year. The construction costs for this project are estimated at $1,515,019 with an additional $592,787 for project soft costs and ESCO profit for a total project cost of $2,107,806. A cash flow for the project is provided in Table 3. The cash flow is based on a repayment term of 20 years, a construction period of 15 months, and a 3.1% interest rate. Cost savings are based on the current utility rates and are escalated annually based on historical utility rates data from the BLS, EIA, and the local water and sewer provider. Annual escalation rates for electric, natural gas, and water are 2%, 0.5%, and 3% respectively. The cash flow also considers annual M&V fees as well as replacement reserve costs for savings generating equipment such as lighting, showerheads, aerators, and refrigerators that will require replacements during the EPC incentive term. Overall, the cash flow is net positive for each year of the EPC term and the percentage of guaranteed savings to project costs over the repayment period is 98.7%. Saratoga Springs Housing Authority IGEA Report - Page 4 of 84

5 Table 2. SSHA FIM Savings and Cost Summary by Site FIM # FIM Description Savings Simple Cost Electric Natual Gas Water Total Guarranteed Payback ($) (kwh) ($) (therms) ($) (CF) ($) ($) ($) (years) STONEQUIST APARTMENTS 1 & 10 Lighting Upgrades 117,679 $ 13,370 (413) $ (254) $ $ 13,116 $ 12,198 $ 50, Boiler Upgrades (8,610) $ (978) 14,300 $ 8,802 $ $ 7,824 $ 7,276 $ 434, Heating System Controls $ 32,400 $ 19,943 $ $ 19,943 $ 18,547 $ 633, Building Envelope $ 12,004 $ 7,388 $ $ 7,388 $ 6,871 $ 20, , 20, & 23 Aerators, Showerheads, & Water Closets $ 2,055 $ 1, ,205 $ 10,229 $ 11,494 $ 10,690 $ 150, Subtotal 109,069 $ 12,392 60,345 $ 37, ,205 $ 10,229 $ 59,765 $ 55,581 $ 1,289, JEFFERSON TERRACE 3 & 11 Lighting Upgrades 52,908 $ 8,829 (115) $ (86) $ $ 8,743 $ 8,131 $ 45, Building Envelope $ 10,920 $ 8,086 $ $ 8,086 $ 7,520 $ 80, & 21 Aerators & Showerheads 246,187 28, ,183 8,615 37,159 34,558 3, Subtotal 299,095 $ 37,373 10,806 $ 8, ,183 $ 8,615 $ 53,988 $ 50,209 $ 128, VANDERBILT TERRACE 5 & 12 Lighting Upgrades 56,920 $ 9,950 (101) $ (65) $ $ 9,885 $ 9,193 $ 34, Boiler Upgrades (160) $ (35) 249 $ 159 $ $ 124 $ 116 $ 13, Pipe & Valve Insulation $ 2,251 $ 1,444 $ $ 1,444 $ 1,343 $ , 22, & 25 Aerators, Showerheads, & Water Closets 6,535 4, ,478 12,261 16,453 15,301 48, Subtotal 56,760 $ 9,915 8,933 $ 5, ,478 $ 12,261 $ 27,907 $ 25,953 $ 97, TOTAL 464,924 $ 59,680 80,084 $ 50, ,867 $ 31,105 $ 141,659 $ 131,743 $ 1,515, Saratoga Springs Housing Authority IGEA Report - Page 5 of 84

6 Table 3. Cash Flow SARATOGA SPRINGS HOUSING AUTHORITY ENERGY PERFORMANCE CONTRACT PROFORMA 20 YEAR CASHFLOW Savings Liabilities Electric Natural Gas Water Rebates/ M&V Replacement Net Cash Cumulative Debt TOTAL Debt Service TOTAL Year # CY 2% 0.5% 3% Incentives Fees Costs Flow Cash Flow Ratio $ 57,745 $ 47,788 $ 30,689 $ 67,820 $ 204,042 $ 192,541 $ 7,500 $ 1,319 $ 201,360 $ 2,682 $ 2, % $ 58,900 $ 48,027 $ 31,610 $ 138,536 $ 127,632 $ 7,725 $ 1,358 $ 136,715 $ 1,821 $ 4, % $ 60,078 $ 48,267 $ 32,558 $ 140,902 $ 129,217 $ 7,957 $ 1,877 $ 139,051 $ 1,852 $ 6, % $ 61,279 $ 48,508 $ 33,535 $ 143,322 $ 131,309 $ 8,195 $ 1,934 $ 141,438 $ 1,884 $ 8, % $ 62,505 $ 48,751 $ 34,541 $ 145,796 $ 131,784 $ 8,441 $ 3,654 $ 143,880 $ 1,916 $ 10, % $ 63,755 $ 48,994 $ 35,577 $ 148,326 $ 133,918 $ 8,695 $ 3,764 $ 146,377 $ 1,949 $ 12, % $ 65,030 $ 49,239 $ 36,644 $ 150,914 $ 136,098 $ 8,955 $ 3,877 $ 148,930 $ 1,983 $ 14, % $ 66,331 $ 49,485 $ 37,744 $ 153,560 $ 138,324 $ 9,224 $ 3,993 $ 151,542 $ 2,018 $ 16, % $ 67,657 $ 49,733 $ 38,876 $ 156,266 $ 140,599 $ 9,501 $ 4,113 $ 154,212 $ 2,054 $ 18, % $ 69,010 $ 49,982 $ 40,042 $ 159,034 $ 142,922 $ 9,786 $ 4,236 $ 156,944 $ 2,090 $ 20, % $ 70,391 $ 50,231 $ 41,243 $ 161,866 $ 145,296 $ 10,079 $ 4,363 $ 159,738 $ 2,127 $ 22, % $ 71,798 $ 50,483 $ 42,481 $ 164,762 $ 147,720 $ 10,382 $ 4,494 $ 162,596 $ 2,165 $ 24, % $ 73,234 $ 50,735 $ 43,755 $ 167,725 $ 150,198 $ 10,693 $ 4,629 $ 165,520 $ 2,204 $ 26, % $ 74,699 $ 50,989 $ 45,068 $ 170,756 $ 152,730 $ 11,014 $ 4,768 $ 168,511 $ 2,244 $ 28, % $ 76,193 $ 51,244 $ 46,420 $ 173,857 $ 155,316 $ 11,344 $ 4,911 $ 171,572 $ 2,285 $ 31, % $ 77,717 $ 51,500 $ 47,812 $ 177,029 $ 157,960 $ 11,685 $ 5,058 $ 174,703 $ 2,327 $ 33, % $ 79,271 $ 51,757 $ 49,247 $ 180,276 $ 160,661 $ 12,035 $ 5,210 $ 177,906 $ 2,369 $ 35, % $ 80,857 $ 52,016 $ 50,724 $ 183,597 $ 163,421 $ 12,396 $ 5,366 $ 181,184 $ 2,413 $ 38, % $ 82,474 $ 52,276 $ 52,246 $ 186,996 $ 166,243 $ 12,768 $ 5,527 $ 184,538 $ 2,458 $ 40, % $ 84,123 $ 52,538 $ 53,813 $ 190,474 $ 169,127 $ 13,151 $ 5,693 $ 187,971 $ 2,503 $ 43, % Total $ 1,515,164 $ 1,097,405 $ 883,347 $ 67,820 $ 3,298,036 $ 2,973,017 $ 201,528 $ 80,145 $ 3,254,689 $ 43,347 $ 43, % Assumptions: Total Implementation Cost: $ 2,107,806 Inflation Rates: Construction Period: 15 months Electric: 2.00% Financing Interest Rate: 3.10% Natural Gas: 0.50% Capitalized Interest: $ 82,953 Water: 3.00% Repayment Term: 20 years Services: 3.00% Saratoga Springs Housing Authority IGEA Report - Page 6 of 84

7 2.0 EXISTING CONDITIONS The residential public housing properties of Saratoga Springs Housing Authority (SSHA) include 3 sites with a total of 339 apartments. The existing conditions at each site were observed and are described in detail in the following sections. A summary of each site by unit type is shown in Table 4. Table 4. Property Overview Unit Quantities Project Name Year Built Type # Dwelling # Total Area Eff 1 BR 2 BR 3 BR 4 BR TOTAL Bldg Type Bldgs Stories (sq. ft.) Stonequist Apartments 1970 Family High Rise ,200 Jefferson Terrace 1952 Family/Senior Row House 1, 2 Jefferson II 1962 Family/Senior Row House 1, 2 97,650 Vanderbilt Terrace 1970 Family Row House 2 70, Stonequist Apartments Stonequist Apartments is a high rise development constructed in 1970 and provides housing for persons of low and moderate income. The property consists of a single ten story residential building with a total of 176 apartments (107 efficiency and 69 one bedroom). The building also has offices, a maintenance garage, laundry room, community room, dining area, commercial kitchen, and salon. Space heating for Stonequist is hydronic with four central natural gas fired boilers located in the Boiler Room on the 8 th floor that were installed with the original building in The boilers each have a rated input capacity of 2,100 MBH and a rated combustion efficiency of 80%. Heat is provided to each apartment via hot water baseboard fin tube radiators. There are no valves or thermostats currently in place to control the heating system in the apartments. Tenants typically open windows when their apartments are being overheated. The hot water supply temperature of the boilers is set up to be controlled with pneumatic controls based on an outdoor air (OA) temperature reset curve; however the reset functions are not operational and the boiler supply temperature does not vary. Cooling in the apartments is supplied by window air conditioners. Domestic hot water (DHW) for each apartment is supplied by the boilers via two hot water storage tanks that supply water to the apartments at approximately 120 F. There is one common laundry room at Stonequist Apartments that has a total of and ten clothes washers and ten clothes dryers. There are no washer/dryer connections in the dwelling units. Saratoga Springs Housing Authority IGEA Report - Page 7 of 84

8 Stonequist Apartments is built from concrete block constructed walls with a brick veneer on a basement foundation. The twelve exhaust fans serving the building are on the roof that is builtup with gravel. The elevator mechanical room is also located on the roof. The apartments have double pane vinyl framed windows in sliding and double hung varieties. Entry doors for the building are glass. Apartment lighting at Stonequist Apartments consists of: Linear fluorescent T12 and T8 fixtures 40W, 50W, 60W, 72W, and 75W incandescent lamps 13W, 15W, 26W compact fluorescent lamps (CFLs) Exterior lighting at Stonequist Apartments consists of 150W high pressure sodium (HPS) lamps in pole mounted fixtures. Refrigerators throughout the site were recently replaced with new 16 cubic foot Energy Star models. Ranges used for cooking in the apartments are electric. Plumbing fixtures in Stonequist Apartments have rated flows of 1.5, 2.0 or 2.2 gallons per minute (gpm) for kitchen and bathroom faucet aerators and 2.0 or 2.5 gpm for showerheads. Most showerheads at Stonequist apartments have been replaced with handheld models by tenants. Water closets observed at Stonequist Apartments were either original to the building from 1970 or had been replaced with 1.6 gallon per flush (gpf) models. Average measured flows for Stonequist Apartments by fixture type are shown in Table 5. Table 5. Stonequist Apartments Average Measured Water Flow Rates Site Fixture Type Flow Rate (gpm or gpf) Stonequist Apartments Kitchen Aerator 1.88 Bath Aerator 2.64 Wand Showerhead 1.53 Showerhead 1.53 Toilet Jefferson Terrace Jefferson Terrace is a low rise development for families and seniors that was originally constructed in 1952 with some additional buildings added in The development consists of 28 one and two story buildings that contain 105 total apartments (26 one bedroom, 49 two Saratoga Springs Housing Authority IGEA Report - Page 8 of 84

9 bedroom, 24 three bedroom, and 4 four bedroom). The site also has a maintenance building and a community building for Headstart and a Laundry Room. Utilities at the site include natural gas, electricity, and water. Natural gas and electricity are individually retail metered and resident paid. Water for the site is master metered and ownerpaid. The buildings have 2x4 wood frame construction for above ground interior and exterior walls. Wall cavities are reportedly insulated with R 13 fiberglass insulation. All apartments have basements except for eight one bedroom units which have a crawlspace instead. The basement and crawlspace ceilings are not insulated. All exposed hot water piping in the crawlspace and basement areas is insulated. Band joist areas at the front and rear of the building are insulated with fiberglass insulation stuffed between the rafter bays but the band joist areas on the ends of the buildings are not insulated. Basement walls are concrete block and the basement floor is poured concrete, neither of which are insulated. Approximately 24 inches of concrete block wall is exposed above grade. Each basement has windows on the front and rear walls that are double paned with a vinyl frame. First and second floor windows throughout the site are identical and all have double paned glass with vinyl frames. Windows appear to be in good condition with minimal infiltration around the operable and inoperable seams. Front and rear exterior doors are metal with foam insulated core and each has a metal storm door with screen and a vertical sliding glass insert. Weather stripping around the doors appears to in good condition and does not appear to be a significant source of air leakage. The attic spaces are well insulated with 10 to 15 inches of fiberglass batt insulation. The roofs are original A frame and covered with dark gray asphalt shingles that appear to be in good condition. Space heat at Jefferson Terrace is hydronic with individual natural gas fired boilers for each unit. The existing boilers were last replaced in 2010 with Weil McLain CG 3 models rated at 85.3% AFUE. The boilers in all units are the same size with an input capacity of 67,000 Btu/hr. The boilers are located in the basement of each apartment except for the apartments without basements where the boilers are located in a mechanical room on the end of the building. All exposed hydronic piping throughout the basement is well insulated. Indoor temperatures inside are controlled by manual thermostats located on the first floor of each apartment. The site does not have central cooling; however tenants are permitted to use window AC units. Domestic hot water is provided by standard electric tank type water heaters with 40 gallon storage located in the basement of each unit. Units without basements have 30 gallon natural gas fired water heaters located in the mechanical rooms on the ends of the buildings. The existing water heaters have manufacture dates ranging between 2003 and 2012 with approximately 66% having been replaced since Jefferson Terrace has a common laundry facility that has four clothes washers and four clothes dryers for tenant use. Saratoga Springs Housing Authority IGEA Report - Page 9 of 84

10 Apartment lighting at Jefferson Terrace consists of: Linear fluorescent T12 and T8 fixtures, including 2 foot and 4 foot lengths 40W, 60W incandescent lamps 13W, 23W CFLs Building mounted exterior lighting at Jefferson Terrace consists of flood style fixtures with 150W HPS lamps as well as 42W LED flood lamps. Porches of each unit have either 26W CFLs, or 60W incandescent lamps. Typical plumbing fixtures at the site include 2.0 and 2.2 gpm bathroom and kitchen faucet aerators, 2.5 gpm showerheads, and 1.6 gpf water closets. Average measured flows for Jefferson Terrace by fixture type are shown in Table 6. Table 6. Jefferson Terrace Average Measured Water Flow Rates Site Fixture Type Flow Rate (gpm or gpf) Jefferson Terrace Kitchen Aerator 2.26 Bath Aerator 1.99 Wand Showerhead 2.21 Showerhead 2.21 Toilet Vanderbilt Terrace Vanderbilt Terrace is a low rise development constructed in 1970 to provide family housing. The property consists of fifteen two story residential buildings with a total of 58 apartments (20 two bedroom, 36 three bedroom, and 2 four bedroom). The site also has a maintenance garage and playground. The site shares the Head Start and Laundry Building with Jefferson Terrace. Space heating for each of the apartments is hydronic with one central natural gas fired boiler located in the basement of each building. Most of the boilers have been replaced in the last 5 years except for one that is at the end of life. Boilers observed during the site visit have an input capacity of 200 MBH or 349 MBH and an efficiency of 82%. Heat is provided to each apartment via hot water baseboard fin tube radiators. There are no thermostats currently in place to control the heating system in the apartments. Tenants typically open windows when units are being overheated. Cooling in the apartments is supplied by tenant owned window air conditioners. Saratoga Springs Housing Authority IGEA Report - Page 10 of 84

11 DHW for the apartments is supplied by either one or two natural gas fired tank type water heaters in each building. DHW observed during the site visit has a total input capacity of 66 MBH or 80 MBH with a total capacity per building of 80 gallons. All apartments at Vanderbilt Terrace have washer and dryer connections for tenant owned washers and dryers. Tenants may also use the common laundry facility at Jefferson Terrace. Vanderbilt Terrace apartments are built on concrete block foundations with a concrete basement slab. Each residential building has a basement and crawlspace. R 11 insulation is installed below the apartment floors in the crawlspaces, but some of the insulation has become detached and fallen over time. Walls are built from 2 x 4 studs and are faced with block. Roofs are A frame with asphalt shingles. Existing ceiling insulation in Vanderbilt Terrace is blown cellulose to an average R value of 30. Apartment windows are vinyl framed, doubleglazed, sliding units. Entrance doors to apartments are metal. Apartment lighting at Vanderbilt Terrace consists of: Linear fluorescent T12 and T8 fixtures 40W, 60W incandescent lamps 13W, 23W CFLs Exterior lighting at Vanderbilt Terrace consists of 150W HPS lamps in pole mounted fixtures and 100W HPS wall packs on each residential building. Plumbing fixtures in Vanderbilt Terrace apartments have rated flows of 2.0 gallons per minute (gpm) for kitchen and bathroom faucet aerators and 2.5 gpm for showerheads. Some water closets observed were original to the building, while others had been replaced with 1.28 and 1.6 gallon per flush (gpf) models. Average measured flows for Vanderbilt Terrace by fixture type are shown in Table 7. Table 7. Vanderbilt Terrace Average Measured Water Flow Rates Site Fixture Type Flow Rate (gpm or gpf) Vanderbilt Terrace Kitchen Aerator 3.13 Bath Aerator 2.17 Wand Showerhead 1.82 Showerhead 1.82 Toilet 2.63 Saratoga Springs Housing Authority IGEA Report - Page 11 of 84

12 3.0 UTILITY BASELINES, ALLOWANCES, AND BENCHMARKING 3.1 Baseline Utility Consumption & Adjustments Baseline Utility Consumption The utility consumption baselines are based on the 3 year rolling baseline in place at the time of submission of the EPC for HUD approval with appropriate adjustments. The utility baselines are established for all utilities that are paid by the Authority, and a summary by site is provided in Table 8, Table 9, and Table 10. The detailed data to support these values is provided in Attachment A. Table 8. Vanderbilt Terrace 3 year Average Utility Consumption Electric Natural Gas Water (kwh) (therms) (CF) FYE ,739 53, ,200 FYE ,585 59, ,540 FYE ,940 64, ,920 3 year Average 65,755 59, ,220 Table 9. Jefferson Terrace 3 year Average Utility Consumption Electric Natural Gas Water (kwh) (therms) (CF) FYE ,785 1, ,400 FYE ,923 2, ,300 FYE ,774 2, ,400 3 year Average 25,161 2, ,700 Table 10. Stonequist Apartments 3 year Average Utility Consumption Electric Natural Gas Water (kwh) (therms) (CF) FYE ,200 95, ,800 FYE , , ,450 FYE , , ,070 3 year Average 827, , ,440 2% COCC Allocation 16,549 2,005 3,389 3 year Average 810,917 98, ,051 Saratoga Springs Housing Authority IGEA Report - Page 12 of 84

13 3.1.2 Baseline adjustments Baseline adjustments are necessary for water, electricity, and natural gas for AMP 2 Stonequist Apartments. The adjustment for water is necessary because the existing water meter has been providing faulty (low) readings for the duration of the baseline period and the meter will be replaced with a new, properly calibrated water meter as part of this project. The water consumption registered by the new water meter will be higher than the baseline consumption. The magnitude of the adjustment will be based on a comparison of meter readings from the existing water meter and an ultrasonic flow meter placed in series with it. The difference between the meter readings shall establish a correction factor multiplier that will be applied to the baseline data to establish the adjusted consumption over the baseline period. Based on the data collected at the time of this report the meter correction factor is 6.8, meaning that the ultrasonic flow meter measured usage 6.8 times greater than what was registered by the utility water meter. The multiplier leads to an adjustment of 965,385 CF to be added to the 3 year average consumption. The raw data and the calculations to determine the adjusted baseline consumption are provided in Attachment B. A second adjustment is needed to account for increased electric and natural gas consumption at Stonequist due to 12 rooftop exhaust fans being brought back online. The building has a total of 14 rooftop exhaust fans and 12 of them have been offline for the duration of the baseline period. Bringing the fans back online will result in increased electric consumption to drive the fan motors, and increased natural gas consumption to heat a larger volume of makeup air during the heating season. The cfm flow rates and motor horsepower ratings for the new exhaust fans to be installed are the basis for the baseline adjustment. The calculations and assumptions used to determine the baseline adjustments are provided in Attachment B. A summary of the baseline adjustments to be applied to each utility are provided below in Table 11. Table 11. Summary of Stonequist Utility Baseline Adjustments Utility Adjustment Amount Units Reason For Adjustment Water 965,385 CF Faulty utility meter readings Electric 23,448 kwh 12 rooftop exhaust fans brought back online Natural Gas 32,327 therms 12 rooftop exhaust fans brought back online Saratoga Springs Housing Authority IGEA Report - Page 13 of 84

14 3.1.3 Adjusted Utility Baselines The adjusted baselines are determined by adding the baseline adjustments discussed in section to the baseline utility consumptions provided in section The adjusted baselines by site are provided below in Table 12, Table 13, and Table 14. Table 12. Vanderbilt Terrace Adjusted Utility Baseline Consumption Electric Natural Gas Water (kwh) (therms) (CF) 3 year Average 65,755 59, ,220 Adjustment Adjusted 3 year Average 65,755 59, ,220 Table 13. Jefferson Terrace Adjusted Utility Baseline Consumption Electric Natural Gas Water (kwh) (therms) (CF) 3 year Average 25,161 2, ,700 Adjustment Adjusted 3 year Average 25,161 2, ,700 Table 14. Stonequist Apartments Adjusted Utility Baseline Consumption Electric Natural Gas Water (kwh) (therms) (CF) 3 year Average 810,917 98, ,051 Adjustment 23,448 32, ,385 Adjusted 3 year Average 834, ,571 1,131, Frozen Baselines For this project the SSHA is requesting the utility baseline consumption to be frozen for the following utilities at each AMP. Saratoga Springs Housing Authority IGEA Report - Page 14 of 84

15 Table 15. AMP 01 Requested Frozen Baselines Electric Natural Gas Water (kwh) (therms) (CF) Jefferson Terrace 25,161 Not Frozen 769,700 Vanderbilt Terrace 65,755 Not Frozen 688,220 AMP 01 TOTAL 90,915 Not Frozen 1,457,920 Table 16. AMP 02 Requested Frozen Baselines Electric Natural Gas Water (kwh) (therms) (CF) Stonequist Apartments 834, ,571 1,131,436 AMP 02 TOTAL 834, ,571 1,131, Utility Allowances A utility allowance is provided to residents for all utility services that are paid directly by residents. The sites for which utility allowance are provided include Jefferson Terrace and Vanderbilt Terrace. At Jefferson Terrace both natural gas and electric service are resident paid. At Vanderbilt Terrace only electric service is resident paid. All other utility services at these properties are Authority paid. All utilities at Stonequist Apartments are Authority paid and there are no utility allowances for that site. The existing allowances in place are as follows in Table 17. Table 17. Existing Resident Paid Utility Allowances Resident Paid Utility Allowances Jefferson Terrace Vanderbilt Terrace 1BR 2BR 3BR 4BR 2BR 3BR 4BR Monthly Consumption Natural Gas (therms) N/A N/A N/A Electricity (kwh) , Monthly Dollar Amount Natural Gas $ $ $ $ N/A N/A N/A Electricity $ $ $ $ $ $ $ Total $ $ $ $ $ $ $ Saratoga Springs Housing Authority IGEA Report - Page 15 of 84

16 3.3 Benchmarking Analysis Benchmarking provides information to improve decisions regarding where to focus investment by comparing annual electric, natural gas, and water consumption baseline data among the sites. The baseline period for benchmarking is July 2010 through June Energy and Water Usage Intensities Electric, natural gas, and total energy usage were compared across the sites by converting to common energy units (kbtu) and normalizing on a per square foot basis. The usage intensities (kbtu/sf) include both metered consumption from Authority Paid utilities as well as stipulated resident paid allowance consumption values. The usage intensities are broken out for the preretrofit condition, the adjusted pre retrofit condition (which accounts for the baseline adjustments as described in Section 3.1.2), and the projected post retrofit condition (adjusted pre retrofit minus the projected savings shown in Table 2). Figure 1 shows the analysis for the electric usage. The highest electric usage intensity is at Jefferson, however it should be noted that the water heaters at that site operate on electricity while other sites have natural gas fired water heaters. Figure 1. Annual Electric Energy Usage Intensity Figure 2 shows the normalized comparison of the gas usage. Vanderbilt has the highest gas per square foot. Saratoga Springs Housing Authority IGEA Report - Page 16 of 84

17 Figure 2. Annual Natural Gas Energy Usage Intensity Figure 3 shows the combined total energy usage intensity for electric and natural gas. Figure 3. Total Annual Energy Usage Intensity Water usage intensity was compared across sites by converting to gallons and normalizing on a per person per day basis (GPPD). Figure 4 shows a normalized comparison of the water usage. The baseline adjustment multiplier of 6.8 (as discussed in Section 3.1.2) is included in this benchmarking analysis to account for the known metering issue at Stonequist Apartments. Saratoga Springs Housing Authority IGEA Report - Page 17 of 84

18 Figure 4. Total Annual Water Usage Intensity The energy used for domestic hot water at Stonequist is estimated based on disaggregated utility bill data and short term measurements of hot water usage. Energy consumption estimates for domestic hot water at Jefferson and Vanderbilt Terrace are based on assumed annual hot water usage and end use temperatures. Because domestic hot water is provided by gas at Stonequist and Vanderbilt, but by electric at Jefferson, the energy usage for water heating was converted to common energy units before being normalized on a per person basis. Figure 5 shows a normalized comparison of the domestic hot water energy usage at each site. Figure 5. Total Annual Domestic Hot Water Energy Usage Intensity Saratoga Springs Housing Authority IGEA Report - Page 18 of 84

19 3.3.2 Utility Metering Existing utility metering at Stonequist Apartments, Jefferson, and Vanderbilt Terrace was assessed. Stonequist has master meters for electric, gas, and water. Apartments and common areas at Jefferson Terrace are individually retail metered for gas and electric. Gas and electric service is resident paid for apartments and Authority paid for common areas. Water service at Jefferson Terrace is master metered. Electric service at Vanderbilt is individually retail metered for apartments and common areas. Apartment accounts are resident paid while common area accounts are Authority paid. Natural gas and water service at Vanderbilt are both master metered. A matrix showing the metering configurations of each utility by site is provided in Table 18. Table 18. Utility Metering Site Electric Gas Water Stonequist Apartments MM MM MM Jefferson Terrace/Jefferson II IM TP IM TP MM Vanderbilt Terrace IM TP MM MM IM TP: Individually metered, tenant paid MM: Master Metered, owner paid Utility Rates The utility cost savings for this project are estimated by applying the each utility s rates to the respective consumption savings. Measures where savings will be captured through a utility allowance reduction use the current marginal utility rates while measures captured through frozen base or add on subsidy use the current average rate. A summary of the utility rates used for analysis are provided in Table 19 below. A detailed buildup of the current marginal rates and the current average rates are provided in Attachment C. Table 19. Utility Rates Electric Rate Natural Gas Rate Water Site Name ($/kwh) ($/therm) ($/CF) Marginal Average Marginal Average Marginal Average Stonequist Apartments $ $ $ $ $ $ Vanderbilt Terrace $ $ $ $ $ $ Jefferson Terrace $ $ $ $ $ $ Saratoga Springs Housing Authority IGEA Report - Page 19 of 84

20 4.0 ENERGY AND WATER CONSERVATION The following is a discussion of each FIM that will be implemented at SSHA s properties. These measures are outlined in more detail with savings, cost, and payback estimates summarized in Attachment D. 4.1 Lighting Retrofits FIM #1, 3, 5, 10, 11, & 12 Apartment and Common Area Lighting The retrofits for lighting upgrades at each site will include apartments, common areas, and the exterior. The existing interior lighting at all sites consists of a combination of linear fluorescent, incandescent, and CFL lamps. Existing linear fluorescent fixtures will be retrofitted with new LED lamps. In most cases, the retrofit kits will utilize the existing fixtures and replace the existing fluorescent components with lower wattage linear LED lamps. Existing screw in CFL and incandescent lamps can be replaced with new high efficiency screw in LED lamps. This project will also include installing occupancy based lighting controls to turn lights on and off automatically in common areas. Smaller spaces such as offices and restroom will receive dual technology (passive IR and ultrasonic) switch mounted sensors. Larger spaces will receive ceiling mounted dual technology sensors. The sensors will effectively reduce energy consumption by turning off the light when human presence is not detected in the space, thereby reducing the operating hours and extending the life of the lamps while also reducing energy consumption. A detailed lighting survey showing existing and proposed fixtures and locations for lighting controls for each area is provided in the lighting analysis in Attachment D. 4.2 Mechanical System Upgrades Boiler upgrades are proposed at two sites where natural gas usage is master metered. The retrofits are intended to replace aging infrastructure that is near the end of its useful life. SSHA can achieve operational savings by upgrading these units with more efficient condensing models. Although not included in the savings analysis, additional savings may be possible from reduced maintenance needs of the new units. Saratoga Springs Housing Authority IGEA Report - Page 20 of 84

21 FIM #7 Stonequist Apartments Boiler & DHW Upgrades Existing System Description The Stonequist high rise contains a space heating and domestic hot water plant on the 8 th floor. The space occupies the center location on the west side of the building and extends two stories, 8 th and 9 th floor. Combustion air for the boilers is brought in through louvers on the west wall and flue gasses are routed directly up through the roof. Primary fuel is natural gas. The plant and equipment is mostly original, dating back to At the heart of the plant are four (4) Peerless atmospheric hot water boilers fired with natural gas. The boilers are model number W S and are identical, each with an input rating of 2,100,000 BTU per hour and an output rating of 1,680,000 BTU per hour. Each boiler has ten (10) cast iron sections and capable of turndown to 840,000 BTU per hour, or half fire. The boilers provide both heating hot water (HHW) and heat for DHW through a common header. Heating hot water is drawn off the header by a set of three main circulation pumps operated as East, West and standby. Only two pumps are in operation when the boiler plant is enabled with the third pump in stand by, ready to back up either of the others. Therefore the building is served by two separate HHW supplies identified as East and West. Each supply loop contains a three way mixing valve that should operate according to a hot water reset schedule, mixing return water with boiler supply water to attain a supply water set point as a function of outdoor air temperature. The mixing valves and hot water reset system are under pneumatic control and original. Pneumatic Mixing Valve Existing Heating Hot Water Reset Controls Saratoga Springs Housing Authority IGEA Report - Page 21 of 84

22 The domestic hot water is generated by pumping boiler water through tube bundles of two DHW storage tanks. A temperature sensor on each tank controls a pump that circulated heating hot water from the boiler plant header through a tube bundle in the tank. When tank temperature reaches set point, the pump shuts off. At least one of the main boilers must remain enabled throughout the summer to provide heating hot water to the header and subsequently the DHW tanks as required. DHW Tank Temperature Sensor Switch Existing DHW Tank Existing Conditions The heating plant is showing its age. The boilers are at their end of useful life. Pipe insulation has degraded in many spots and is missing from sections of heating and DHW piping. Circulation pumps and pump motors have received maintenance and high efficiency motors have been installed. The pumps and motors appear to be in good working order. Manual gate valves and check valves are un insulated, mainly because they require periodic maintenance and removing permanent insulation is inconvenient. Excessive heat is lost from these valves due to the lack of insulation, particularly with the inoperative condition of the hot water reset functions. Controls are original pneumatic and function was observed to be limited. On a day when outdoor air temperature was 36 F, the HHW circulation temperature to the building was 170 F indicating lack of hot water reset function. Saratoga Springs Housing Authority IGEA Report - Page 22 of 84

23 The boilers do not have primary circulation pumps but rely on the building circulation pumps to maintain flow. If the building pumps are not in operation, there is no forced flow through the boiler line up and whatever flow does exist is the result of thermosiphoning. Domestic water heating in the summer relies on thermosiphoning to heat the boiler supply header since the main building circulation pumps are off during the non space heating season. Proposed Solution Provide a heating hot water plant with full range outdoor air reset capability using high efficiency equipment. Design heating conditions shall be met using two (2) non condensing natural gas fired boilers capable of HHW reset from 140 ⁰F to 220 ⁰F and one (1) condensing boiler capable of HHW reset from 110 ⁰F to 190 ⁰F. A new digital control system shall monitor outdoor air temperature and provide a HHW set point to the boiler control panel based on a pre set hot water reset schedule residing within the building controller. The boiler control panel shall supervise which boiler(s) operate to meet supply water temperature requirements. The new building controller shall also enable boiler plant and associated building circulation pumps automatically based on outdoor air temperature. In conjunction with the proposed solution described for FIM #9, the building secondary pumps will be variable speed and driven by variable frequency drives (VFDs) Building DHW shall be separated from the space heating plant and shall be a tankless system using high efficiency natural gas condensing equipment. There shall be two (2) dedicated DHW boilers for redundancy. DHW storage tanks will no longer be needed and will be bypassed. A description of the savings analysis is provided in Attachment E. FIM #8 Vanderbilt Terrace Boiler Upgrades Existing System Description Each of the Vanderbilt Terrace buildings has one standard efficiency gas fired hot water boiler which provides heating to all of the residences in that building via baseboard fin tube radiators with non limiting radiator control valves. These boilers have all been replaced recently, with the exception of one (Building #15) which is nearing the end of its useful life. Saratoga Springs Housing Authority IGEA Report - Page 23 of 84

24 Proposed Solution The existing boiler at Building #15 will be replaced with a new condensing hot water boiler. The new condensing boiler will be significantly more efficient than the existing boiler, particularly during low load conditions and when operating at lower temperatures. The new boiler will use OA reset controls. A description of the savings analysis is provided in Attachment D. FIM #9 Stonequist Heating System Controls Existing System Description The original design is a constant volume, free flow system originally implemented with pneumatic HHW reset at the boiler room. There are two HHW circulation loops with each loop designed for a flow rate of 200 gallons per minute. One loop serves the east side of the building and the other serves the west. Under design heating conditions and a temperature drop of 20 degrees Fahrenheit across the supply and return for both loops, the building heating load is calculated to be 4,000,000 BTU per hour or roughly the capacity of two of the four boilers. To compensate for the free flow of HHW, hot water reset was implemented separately for each side of the building through the use of three way valves which mix return water with supply water to obtain programmed supply water temperature. There are no other temperature controls in the apartments, which basically contain fin tube and shut off valves. Pictures of a three way valve and the HHW reset controls are shown under the FIM 7 write up. Existing Conditions The lack of adequate HHW reset and the original free flow design leads to constant overheating in the apartment units. Temperature logging has indicated that the spaces are maintained at approximately 80 ⁰F with no way to control the temperature in individual apartments other than opening windows, installing fans, or running mechanical cooling during the winter. The constant volume (constant motor speed) HHW pumping is in use throughout the heating season, because it is controlled solely by outdoor air temperature, irrespective of space temperature. Proposed Solution Saratoga Springs Housing Authority IGEA Report - Page 24 of 84

25 Implement apartment level temperature controls through the use of two way temperature control valves that modulate HHW flowrate in each section of fin radiation in accordance with room space temperature. A description of the savings analysis is provided in Attachment D. FIM #13 Vanderbilt Pipe & Valve Insulation There are significant areas of uninsulated piping and accessories in the basements at Vanderbilt Terrace. Adding thermal insulation to the piping and valves at these buildings will reduce the losses of the heating system and save boiler energy. A detailed analysis including a list of observed sections of uninsulated pipes is provided in Attachment D. 4.3 Building Envelope Improvements At all sites, building envelope improvement will be performed to reduce unintentional air infiltration and the corresponding heating energy. FIM #14 Stonequist Apartments Building Envelope At Stonequist Apartments, specific air sealing activities will include sealing building openings and piping penetrations, installing weatherstripping and sweeps on exterior doors, sealing roof ventilators, and sealing piping penetrations among other areas. A detailed analysis showing the areas and quantities to be sealed are provided in Attachment D. FIM #15 Jefferson Terrace Building Envelope Thermal imaging performed at Jefferson Terrace revealed that the exposed above ground portion of the basement walls and the perimeters around exterior doors were major sources of heat loss. The basement block walls currently have no insulation and the band joist areas are minimally insulated at the front and rear with fiberglass insulation. The band joist areas at the ends of the buildings are not insulated. The building envelope improvements that will be performed will include insulating basement wall and band joists and installing weatherstripping and replacing worn door sweeps on exterior doors. The basement wall and band joist insulation will use 2 thick rigid board insulation secured in place with spray foam to reduce heat loss and infiltration. The insulation will extend from the top of the basement band joist down to two feet below grade. Door sweeps and weatherstripping will be installed on all exterior doors to reduce infiltration. The savings calculation and assumptions are provided in Attachment D. Saratoga Springs Housing Authority IGEA Report - Page 25 of 84

26 4.4 Low Flow Plumbing Fixture Upgrades Existing plumbing fixtures (aerators, showerheads, and water closets) installed throughout all three sites were found to be standard high flow models. By replacing these with new low flow models the SSHA will result in significant water and energy savings. The analysis of savings for installing low flow plumbing fixtures is discussed in the following FIMs. FIM #17, 20, & 23 Stonequist Aerators, Showerheads, and Water Closets Plumbing fixtures in Stonequist Apartments have rated flows of 1.5, 2.0 or 2.2 gpm for kitchen and bathroom faucet aerators and 2.0 or 2.5 gpm for showerheads. Most showerheads at Stonequist apartments have been replaced with handheld models by tenants. Water closets observed at Stonequist Apartments were either original to the building from 1970 or had been replaced with 1.6 gallon per flush (gpf) models. The average water usage of water closet per flush is 3.5 gpf based on a sample of measurements. All plumbing fixtures at the site will be replaced with new low flow models: 1.5 gpm aerators for kitchen faucets, 1.0 gpm aerators for bathroom faucets, 1.5 gpm handheld showerheads, and 1.28 or 1.0 gpf water closets. In addition to water savings, this measure will reduce domestic hot water consumption and natural gas usage. The analysis of savings and fixture quantities are provided in the detailed analysis in Attachment D. FIM #18 & 21 Jefferson Terrace Aerators and Showerheads Plumbing fixtures at Jefferson Terrace have rated flows of 2.0 or 2.2 gpm for kitchen and bathroom faucet aerators and 2.5 gpm for showerheads. Water closets observed at the site were 1.6 gpf models. The high flow aerators and showerheads will be replaced with new low flow models: 1.5 gpm aerators for kitchen faucets, 1.0 gpm aerators for bathroom faucets, 1.5 gpm showerheads. The existing water closets will not be replaced as part of this project. In addition to water savings, this measure will reduce electric usage for domestic hot water. The analysis of savings and fixture quantities are provided in the detailed analysis in Attachment D. FIM #19, 22, & 25 Vanderbilt Aerators, Showerheads, and Water Closets Plumbing fixtures at Vanderbilt Terrace have rated flows of 2.0 gpm for kitchen and bathroom faucet aerators and 2.5 gpm for showerheads. Water closets observed at the site were either 1.6 or new 1.28 gpf models. The high flow fixtures at the site can be replaced with new low flow models: 1.5 gpm aerators for kitchen faucets, 1.0 gpm aerators for bathroom faucets, 1.5 gpm showerheads, and 1.0 gpf water closets. In addition to water savings, this measure will reduce domestic hot water consumption and natural gas usage. The analysis of savings and fixture quantities are provided in the detailed analysis in Attachment D. Saratoga Springs Housing Authority IGEA Report - Page 26 of 84

27 Attachment A: Baseline Utility Data Saratoga Springs Housing Authority IGEA Report - Page 27 of 84

28 ELECTRIC ANALYSIS SITE Vanderbilt Terrace Electric Data Provider Acct # Billing Dates Begin End Month # Days kwh kwh/day Cost $/kwh 7/1/2011 8/1/2011 Jul , $ 1,022 $ /1/2011 9/1/2011 Aug , $ 910 $ /1/ /1/2011 Sep , $ 1,036 $ F 10/1/ /1/2011 Oct , $ 1,131 $ Y 11/1/ /1/2011 Nov , $ 1,079 $ E 12/1/2011 1/1/2012 Dec , $ 1,320 $ /1/2012 2/1/2012 Jan , $ 1,240 $ /1/2012 3/1/2012 Feb , $ 1,188 $ /1/2012 4/1/2012 Mar , $ 1,061 $ /1/2012 5/1/2012 Apr , $ 836 $ /1/2012 6/1/2012 May , $ 830 $ /1/2012 7/1/2012 Jun , $ 849 $ /1/2012 8/1/2012 Jul , $ 932 $ /1/2012 9/1/2012 Aug , $ 1,074 $ /1/ /1/2012 Sep , $ 806 $ F 10/1/ /1/2012 Oct , $ 896 $ Y 11/1/ /1/2012 Nov , $ 1,679 $ E 12/1/2012 1/1/2013 Dec , $ 1,455 $ /1/2013 2/1/2013 Jan , $ 1,384 $ /1/2013 3/1/2013 Feb , $ 1,481 $ /1/2013 4/1/2013 Mar , $ 998 $ /1/2013 5/1/2013 Apr , $ 1,035 $ /1/2013 6/1/2013 May , $ 885 $ /1/2013 7/1/2013 Jun , $ 742 $ /1/2013 8/1/2013 Jul , $ 867 $ /1/2013 9/1/2013 Aug , $ 784 $ /1/ /1/2013 Sep , $ 803 $ F 10/1/ /1/2013 Oct , $ 883 $ Y 11/1/ /1/2013 Nov , $ 1,053 $ E 12/1/2013 1/1/2014 Dec , $ 1,509 $ /1/2014 2/1/2014 Jan , $ 1,579 $ /1/2014 3/1/2014 Feb , $ 1,571 $ /1/2014 4/1/2014 Mar , $ 1,925 $ /1/2014 5/1/2014 Apr , $ 952 $ /1/2014 6/1/2014 May , $ 897 $ /1/2014 7/1/2014 Jun , $ 738 $ /1/2014 8/1/2014 Jul , $ 832 $ /1/2014 9/1/2014 Aug , $ 750 $ /1/ /1/2014 Sep , $ 828 $ F 10/1/ /1/2014 Oct , $ 1,002 $ Y 11/1/ /1/2014 Nov , $ 1,051 $ E 12/1/2014 1/1/2015 Dec , $ 1,442 $ /1/2015 2/1/2015 Jan , $ 1,215 $ /1/2015 3/1/2015 Feb , $ 1,298 $ /1/2015 4/1/2015 Mar , $ 1,033 $ /1/2015 5/1/2015 Apr , $ 996 $ /1/2015 6/1/2015 May , $ 819 $ /1/2015 7/1/2015 Jun , $ 808 $ FYE , $ 12,501 $ FYE , $ 13,368 $ FYE , $ 13,562 $ FYE , $ 12,073 $ Year Baseline , $ 67,768 $ Saratoga Springs Housing Authority IGEA Report - Page 28 of 84