Energy Audit. Town of Charlemont. Town Hall. 157 Main Street Charlemont, MA August 31, 2018

Size: px

Start display at page:

Download "Energy Audit. Town of Charlemont. Town Hall. 157 Main Street Charlemont, MA August 31, 2018"

Frederica Barker
5 years ago
Views:

Energy Audit Town of Charlemont Town Hall 157 Main Street Charlemont, MA 01339 August 31, 2018 Prepared

1 Energy Audit Town of Charlemont Town Hall 157 Main Street Charlemont, MA August 31, 2018 Prepared by: Bowman Engineering, Inc. PO Box 410 Greenfield, MA (413) Preparer: Thomas Bowman, P.E.

2 Executive Summary The Town Hall was evaluated based on data gathered during a site walkthrough, energy data provided by the Town of Charlemont and discussions with building staff. There are two energy conservation measures (ECMs) that have been identified through the audit process. The specific ECMs that are recommended are summarized in the following table, along with the estimated cost and savings. ECM # Description ECM Cost Energy Conservation Measures Summary Building Annual Usage (MMBtu) Fuel Oil (gal) Usage Savings 1 Attic Insulation $6, $435 $ Front Door Seals $ $6 $ MMBtu Annual Cost Savings Rebates/Grants The Commonwealth of Massachusetts is dedicated to promoting clean energy as an alternative to traditional sources of energy. As such, the DOER and other agencies have developed a number of programs to promote the use of clean energy sources by potentially providing technical assistance and/or financial incentives based on project feasibility. The following table lists the specific projects that might be appropriate for various clean energy technologies. Clean Energy Opportunities Description: Install a wood pellet fired boiler coupled with a modern hydronic distribution system. Action Item: Prepare a feasibility study evaluating cost and benefits associated with a wood pellet heating system. Payback (years) Page 1 of 11

3 Table of Contents EXECUTIVE SUMMARY... 1 TABLE OF CONTENTS... 2 INTRODUCTION... 3 FACILITY DESCRIPTION... 4 ENERGY ANALYSIS... 6 ENERGY CONSERVATION MEASURES... 7 ECM 1 ATTIC INSULATION... 7 ECM 2 FRONT DOOR SEALS... 8 OPERATIONS/MAINTENANCE MEASURES... 9 OTHER CONSIDERATIONS CLEAN ENERGY OPPORTUNITIES Page 2 of 11

4 Introduction The purpose of this audit report is to provide the Town of Charlemont with a list of energy conservation measures along with their associated cost and estimated energy savings. The approach taken in this audit included a thorough inspection of the building and associated systems and equipment. The primary areas covered in the audit included the building envelope, electrical system, HVAC system and operational and maintenance procedures. A major element of the audit also included an initial interview and ongoing consultation with operational and maintenance personnel and/or building occupants. This approach is critical to the quality of the audit process since the input of building personnel is invaluable to the effort to obtain accurate information required for the audit. The recommendations within this report are based on the data from the MassEnergyInsight (MEI) account for the Town as well as data provided by FRCOG for delivered fuels. The energy savings and energy production figures are projected estimates based on conceptual project upgrades, information gathered at the site, and from the historical utility information provided. The actual savings may vary from these estimates due to a variety of factors. The figures used for the cost of recommended upgrades are opinions of probable cost and are intended to be used for feasibility purposes only. This audit report is not a design document and shall not be used as such. The recommended measures are provided for budget and planning purposes only. Any recommended measures that are pursued by the Town should first include additional detailed study and design by a qualified engineer and/or contractor before competitive bidding is undertaken in accordance with the Massachusetts Procurement Guidelines. The scope of the audit did not include inspection, sampling, testing or analysis for the presence of hazardous materials. Therefore, such conditions should be evaluated separately before implementing any recommendations provided in this report. Page 3 of 11

Facility Description The Town Hall is located at 157 Main Street and includes offices, meeting space, library and space for the historical society. The building (circa.

5 Facility Description The Town Hall is located at 157 Main Street and includes offices, meeting space, library and space for the historical society. The building (circa. 1892) has a total of 5,992 square feet between the first and second floors. However, the second floor (3,026 sq. ft.) is not currently conditioned and is not equipped with any heating, ventilation or air conditioning (HVAC) distribution equipment. Therefore, the current conditioned space is limited to 2,966 sq. ft. There is also an unfinished basement and attic area, neither of which are currently conditioned. The building is typically staffed by 4 5 people from 8:00 am to 5:00 pm during weekdays and during evenings a couple of times per week. Additionally, the library is also open on Saturdays from 10:00 am to 2:00 pm. The building is timber framed set on a stone foundation. The exterior walls consist of brick and stone and the original slate roof was replaced in 2012 with an asphalt shingled roof that gives the appearance of a slate roof. Building Envelope Based on discussion with building occupants and confirmed by probing in select areas, the walls appear to be uninsulated and no wall cavity was identified that could be insulated. The attic has approximately 3 inches of loose fill insulation beneath the floor and there is ample space to blow in additional insulation. The windows are relatively new double pane replacement windows, which appear to be in good condition. The interior finishes include plaster walls, wood ceilings and a mixture of wood, tile and carpeting for the floors. The basement includes a concrete floor in most areas and the basement windows have been blocked off on the interior and sprayed foamed over the complete window opening. Outside access to the basement is through a bulkhead. Electrical and Lighting The building is served by a 200 amp electrical panel. A relatively recent lighting audit has been performed for the building. Heating, Ventilation and Air Conditioning Heating for the building is provided by a single H. B. Smith cast iron steam oil-fired boiler (M/N: 8 Series S/W-5) with a maximum net rated input of 152 MBH. Based on the equipment serial number, the boiler was manufactured in April, 1997 and is nearing its natural end of life. The boiler is controlled by a single manual thermostat located on the first floor in the library. The thermostat is typically maintained at a setpoint of 67 o F during the day, with a setback setpoint of 60 o F after 10:00 pm and a morning warm-up setpoint of 63 o F at 3:00 am. The one-pipe steam distribution system includes thermostatic radiator valves on some radiators. It appears that all but one of the radiators are steam-only radiators. According to the Town Administrator at one point an attempt was made to break the distribution system into two zones, but it resulted in poor operation of the steam system and it was returned to a single zone system. The boiler is supplied by two (2) fuel oil tanks, each with a capacity of 275 gallons. Page 4 of 11

6 Domestic water heating needs are met by a 12 gallon electric water heater, which is located in the basement. The water heater serves the needs of two restrooms on the first floor. Page 5 of 11

FY16-18) Total Conditioned Area (ft 2 ) Usage Cost Usage Cost Usage Cost 2,966 70 $3,854.00 259 $ 3,855.64 329 $ 7,709.

7 Energy Analysis The Town Hall uses electricity for power and lighting. Fuel oil is used to meet the space heating needs. The historical energy usage and costs are summarized in the following table and charts. Historical Energy Data (MMBtu and dollars) Electric (FY18) Fuel Oil (Avg. FY16-18) Total Conditioned Area (ft 2 ) Usage Cost Usage Cost Usage Cost 2, $3, $ 3, $ 7, Energy Usage Energy Cost 21% 50% 50% 79% Electric Fuel Oil Electric Fuel Oil The Energy Performance Summary for the Town Hall is provided below. The total energy index (TEI) is a measure of energy intensity, or annual energy usage per square foot of building area. Similarly, the energy cost index (ECI) is a measure of annual energy costs per square foot of building area. The index values provided in the table below are substantially higher than the comparable values reported in the recent CEE report. The difference is due to the fact that during the site inspection it was determined that the building s conditioned space (2,966 sq. ft.) is much less than the building s total reported floor space. At first glance, the values for both the TEI and ECI appear to be quite high as compared to a building of similar size and use. However, there is a room within the Town Hall that houses the local regional broadband equipment, which is maintained by a third party, including the costs to independently cool the room. The Town has no control over the associated electrical usage for this space, although they are reimbursed for the cost of the electrical usage. The total reported electrical usage and costs for the building are not fully reflective of the usage and costs that are controllable by the Town and therefore the data should be interpreted accordingly. The energy performance indices are also very high as a result of the uninsulated building walls. Energy Performance Summary Conditioned Area Total Energy Index Energy Cost Index Year (ft2) (kbtu/ft2-yr) ($/ft2-yr) FY2018 2, $2.60 Page 6 of 11

8 Energy Conservation Measures The Energy Conservation Measures (ECMs) in this section are recommended based on available information at the time of the audit. Equipment specifications and associated costs are provided for budgetary planning purposes only. Detailed equipment sizing, code compliance, and system design should be performed prior to final equipment and material selection and procurement. ECM 1 Attic Insulation Description The attic is currently insulated with approximately 3 inches of fiberglass batt in the joist bays. It is recommended that an additional 9 inches of blown-in cellulose insulation be added. The following inputs were used for the analysis: Existing Condition: R-10 Proposed Condition: R-38 Total Area: 3,026 sf. Fuel Rate: $2.12/gal. (market rate) Note: The second floor is not currently conditioned, but the heat of conduction from the first floor is assumed to maintain the second floor space at an average temperature of 50 o F for the purpose of calculating the savings for this ECM. Operation There are no operational changes associated with this ECM. Initial Cost Estimate Material & Labor: $2/sf. Total: 3,026 sf. x $2/sf. = $6,052 Annual Savings & Payback This ECM is estimated to result in savings of gallons of fuel oil (28.3 MMBTU) and $435 annually. Simple Payback: $6,052 $435 = 13.9 years The energy savings are tempered due to the fact that the second floor is an unconditioned space and only receives heat that is conducted through the first floor ceiling. Additionally, the current low fuel oil prices also contributed to the reduced payback. Page 7 of 11

9 ECM 2 Front Door Seals Description The door seals for front door should be replaced. Proposed Condition: Replace the seals on front door. Fuel Rate: $2.12/gal. (market rate) Operation There are no operational changes associated with this ECM. Initial Cost Estimate Material & Labor: $150 Total: $150 Annual Savings & Payback This ECM is estimated to result in savings of 2.8 gallons of fuel oil (0.39 MMBTU) and $6 annually. Simple Payback: $150 $6 = 25 years Page 8 of 11

10 Operations/Maintenance Measures The quality of the maintenance and operation of the facility s energy systems has a direct effect on its energy efficiency. Energy efficiency needs to be a consideration when implementing facility modifications, equipment replacements, and general corrective actions. The following measures are recommended to be incorporated into the facility s preventative maintenance procedures where applicable. Building Envelope Caulking and weather stripping is functional and effective. Holes are patched in the building envelope. Cracked windowpanes are repaired. Storm windows, if used, are installed at the beginning of the heating season. Window air conditioners are removed prior to the heating season. Heating and Cooling The pilot lights of central boilers and furnaces are turned off in the summer. The burners are clean and fuel/air ratios are optimized. Heat exchange surfaces of boilers are clean and free of scale. Thermostats settings are reduced in unoccupied areas and set points are seasonally adjusted. Control valves and dampers are fully functional. Equipment is inspected for worn or damaged parts. Heating is uniform throughout the designated areas. Domestic Hot Water Domestic hot water heater temperature is set to the minimum temperature required. All hot water piping is insulated and not leaking. Tank-type water heaters are flushed as required. Lighting Over-lit areas are managed by bi-level switching or de-lamping. Energy efficient replacement lamps are in-stock. Lighting fixture reflective surfaces and translucent covers are clean. Walls are clean and bright. Timers and/or photocells are operating correctly on exterior lighting. Miscellaneous Refrigerator and freezer doors close and seal correctly. Office/computer equipment is either in the sleep or off mode when not used. All other recommended equipment specific preventive maintenance actions are conducted, Usage demands on the building/ equipment have not changed significantly since the original building commissioning or the most recent retro-commissioning. In addition, equipment replacement should be performed assuring that; All equipment replacements are not over/undersized for the particular application, All equipment replacements should be with energy conserving and/or high efficiency devices. Page 9 of 11

11 Other Considerations The boiler and venting system should be serviced on an annual basis to ensure safe and efficient operation of the equipment. Given the minimal domestic hot water (DHW) needs of the building there is no value in replacing the existing DHW heater as it is adequately sized. However, when the equipment fails consideration should be given to replacing it with a point-of-use (POU) hot water heater. Either one unit could be located in each restroom or a single unit could serves both restrooms. Any future renovations could include framing an insulated wall on the inside of the exterior walls to allow for wall insulation. The existing heating system efficiency could be improved by converting from a steam based system to a forced hot water (hydronic) system, which would provide a minimum fuel savings of approximately 15% per year. Based on FY2017 fuel costs, that level of savings would be equivalent to about $481 per year. The system conversion would require all new radiators and piping and the total cost of the project would easily exceed a 20 year simple payback. However, given the age of the existing boiler, it may be prudent to develop a plan for converting to a hot water system once it becomes necessary to replace the existing boiler. This change could also incorporate any future HVAC needs of the building such as utilizing the second floor and attic space. The following is a brief description of some of the potential options: 1. Install a new boiler configured for hot water operation and pair it with a new distribution system (i.e., hot water radiators, panel radiators, baseboard radiators). 2. Install a new larger boiler or two smaller staged boilers and pair the new heating plant with a new distribution system (i.e., hot water radiators, panel radiators, baseboard radiators) for the first floor, second floor and/or attic. 3. Install a new larger boiler or two smaller staged boilers and pair the new heating plant with a new distribution system for the first floor, second floor and/or attic. The new distribution system could include any of the hot water radiation distribution equipment identified in the previous options or the boiler could feed a coil(s) in one or more air handlers dedicated for specific floors. The use of an air handler would then allow cooling and/or ventilation to also be incorporated into the design. An alternative to the air handler cooling option would be to pair the hydronic system with air source heat pumps (ASHPs) for the purposes of providing cooling. 4. For any of the above described hydronic systems, the fuel source selection for the boiler can be decoupled from the distribution system. In other words, the hydronic system can be paired with a boiler fired by the preferred fuel source (i.e., fuel oil, propane, wood pellet). In addition to the energy savings associated with using forced hot water instead of steam, the systems described above would also allow for full zoning, which would provide significant improvements to occupant comfort and satisfaction. Page 10 of 11

12 Clean Energy Opportunities The Commonwealth of Massachusetts is dedicated to promoting clean energy as an alternative to traditional sources of energy. As such, the DOER and other agencies have developed a number of programs to promote the use of clean energy sources by potentially providing technical assistance and/or financial incentives based on project feasibility. Solar Energy Through various initiatives, the Commonwealth has encouraged the installation of solar photovoltaic (PV) power by homeowners, businesses and municipalities. This includes various options for financing PV projects, including third-party financing. With third-party financing, the PV system is owned and operated by an entity that is separate from the building owner or the PV installer. The third-party financing entity has sufficient financial capital to pay for the entire installation and to maintain and operate the system over its lifetime. In return, the building owner, or host site, signs a long term contract agreeing to purchase all the power produced by the PV system. Third-party financing is a way to install a large PV array with little or no up-front capital expense from the building owner or host site. This type of financing may be most applicable to entities such as nonprofits or public buildings. The third-party PV Owner can utilize the substantial tax incentives available for PV projects, along with rebates and other incentives, plus the sale of the electricity from the PV array to finance the PV project. Biomass Energy The Commonwealth of Massachusetts has an abundant and renewable source of wood. When this natural resource is harvested in a sustainable manner, it helps to maintain the health of the forests, while also providing a clean source of low-carbon domestic fuel. Locally produced wood also has a cost advantage over conventional fossil fuels, providing a strong financial benefit to using it as a fuel source for space heating and domestic hot water heating. Furthermore, the demand for this resource helps to foster the local economy as a result of the jobs that are created to manage, harvest, transport and process the raw wood into usable forms of fuel such as wood pellets. New England has a long history of burning wood for heat, but over the last few decades significant technological advancements have been made with regard to the equipment that is used to burn this fuel source. Wood-fired boilers and furnaces operate at thermal efficiencies comparable to those for fossil fueled systems and the fuel delivery systems are fully automated. Available equipment can be staged with other heating appliances and can be coupled with standard distributions systems. Through various initiatives, the Commonwealth has encouraged the use of biomass thermal energy systems for homeowners, businesses and municipalities. The following table lists the specific projects that might be appropriate for various clean energy technologies. Clean Energy Opportunities Description: Install a wood pellet fired boiler coupled with a modern hydronic distribution system. Action Item: Prepare a feasibility study evaluating cost and benefits associated with a wood pellet heating system. Page 11 of 11

Energy Audit. Town of Charlemont. Highway Garage. 12 Factory Rd. Charlemont, MA August 31, 2018

Energy Audit. Town of Charlemont. Highway Garage. 12 Factory Rd. Charlemont, MA August 31, 2018 Energy Audit Town of Charlemont Highway Garage 12 Factory Rd. Charlemont, MA 01339 August 31, 2018 Prepared by: Bowman Engineering, Inc. PO Box 410 Greenfield, MA 01302 (413) 303-0238 Preparer: Thomas