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Analysis and Recommendation of Energy Efficiency Upgrades in New York City’S Upper West Side

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Analysis and Recommendation of Energy Efficiency Upgrades in New York City’S Upper West Side Analysis and Recommendation of Energy Efficiency Upgrades in New York City’s Upper West Side: A comprehensive guide for residential Upper West Side cooperative buildings Prepared for Better Buildings New York Nicholas Corsetti, Emily Martin, Adam Rigel, Xiao Shao, Azhar Zaheer Nicholas School of the Environment Master’s Project Advisor – Dean William L. Chameides Spring 2012 Analysis and Recommendation of Energy Efficiency Upgrades in New York City’s Upper West Side 1 Acknowledgments This report was written for Better Buildings New York (BBNY), an all-volunteer, non-profit organization in New York City. Their mission is to, “Lead the effort to preserve, strengthen, and grow thriving communities by improving our buildings. Our work changes lives, improves neighborhoods, and makes New York always feel like home. We provide a strong voice for New Yorkers who support our working neighbors, demand that New York reduce its environmental impact, and recognize that big buildings require big planning.” More information about BBNY can be found at http://www.betterbuildingsny.org/about.php. This report served as the 2011-2012 Master’s Project for the five authors, who are all second-year Master of Environmental Management students at the Nicholas School of the Environment at Duke University. More information about the authors can be found at http://sites.duke.edu/bbnypolicymakerefficiencyguide/bios/. Please see the website below for the authors’ Master’s Project website, which provides an overview of this report. http://sites.duke.edu/bbnypolicymakerefficiencyguide/ The authors would like to thank the following individuals for their expertise, advice, and contribution to the report: Dean William L. Chameides – Dean of the Nicholas School of the Environment and project advisor Nick Prigo – President of BetterBuildingsNY and project liaison Isabelle Silverman – Attorney at Environmental Defense Fund Marty Weiss – Resident Manager of The America Richard Rocca – Director of Special Services Engineering Department at Charles H. Greenthal Management Corp. Jeffrey Perlman and Phil Vos – Bright Power Inc. Analysis and Recommendation of Energy Efficiency Upgrades in New York City’s Upper West Side 2 List of Figures in Report Figure 1. No. 2 and No. 6 Heating Oil Comparison. Figure 2. Map of No. 4 and No. 6 oil Burning Buildings and Corresponding Health Implications for NYC. Figure 3. Map of the Area of Study. Figure 4. New York City apartment buildings. Figure 5. PM 2.5 Emissions from Heating Fuel. Figure 6. Cover from PlaNYC report. Figure 7. Summary of PlaNYC’s Goals. Figure 8 - Example of the EnergyScoreCard (provided by Phil Vos of Bright Power Inc.) Figure 9. Left, example of oil-fired boiler. Right, example of gas-fired boiler. From EDF, "Bottom of the Barrel." Figure 10: Map of Upper West Side Buildings of Study. Figure 11. Chart of Buildings by Square Footage. Figure 12. Chart of Buildings by Number of Residential Units. Figure 13. Chart of Boilers by Retirement Year. Figure 14. Chart of Buildings by Year Built. Figure 15. Chart of Boilers by Permit Application Phase Out Year. Figure 16. Chart of Boilers by Installation Period. Figure 17. Table of Conversion for No. 6 to No. 2 oil Figure 18. Table of Emissions Before and After Transition from No. 6 to No. 2 oil. Figure 19. Table of Conversion for No. 6 to Dual Fuel. Figure 20. Table of Emissions Before and After Transition from No. 6 to Dual Fuel. Figure 21. Chart of EIA Historical/Projected Prices of Heating Fuels. Figure 22. Table of Conversion for No. 6 to Solely Natural Gas. Figure 23. Table of Emissions Before and After Transition from No. 6 to Solely Natural Gas. Figure 24. Cogeneration System. Figure 25. Example of TRV. Figure 26. Example of an EMS. Figure 27. Example of LED bulb. Figure 28. Organizational Structure of Master Metering vs. Sub-metering. Figure 29. Electricity Use before and after Sub-metering in Jefferson Towers. Figure 30. Schematic of building Envelope. Figure 31. The Chicago City Hall Green Roof. Figure 32. NYC Cool Roof Volunteers. Analysis and Recommendation of Energy Efficiency Upgrades in New York City’s Upper West Side 3 Table of Contents List of Figures in Report ....................................................................................................................................................... 2 Table of Contents ................................................................................................................................................................ 3 Executive Summary ............................................................................................................................................................. 4 Purpose & Outline of Report ............................................................................................................................................. 11 Environmental & Energy Issues ......................................................................................................................................... 12 Background on the Upper West Side ................................................................................................................................. 16 Energy Efficiency ............................................................................................................................................................... 19 Regulatory Climate ............................................................................................................................................................ 20 Stakeholder Analysis ......................................................................................................................................................... 25 Fuel Conversion ................................................................................................................................................................. 28 Heating Controls & System Maintenance .......................................................................................................................... 43 Lighting & Appliances ........................................................................................................................................................ 47 Sub-metering & Building Envelope .................................................................................................................................... 49 Green Roofs ....................................................................................................................................................................... 54 Demand Side Management ............................................................................................................................................... 58 Enhancing Energy Efficiency Adoption ............................................................................................................................... 60 Conclusion ......................................................................................................................................................................... 62 Appendix A: Case Study - Overview of Energy Costs per Year with Different Bulbs ........................................................... 63 Appendix B: List of All No. 4 or No. 6 Burning Residential (Homes & Asylums, Loft Buildings, Walk Up Apartments, Elevator Apartments) Buildings in the Upper West Side (Zipcodes 10023, 10024, and 10025) ........................................... 65 Appendix C: List of Buildings in Area of Study and Relevant Greener Greater Buildings Plan Information ......................... 80 Appendix D: Detailed Boiler Information for Buildings in Area of Study ............................................................................ 85 Appendix E: Available Financial Incentives & Grants ......................................................................................................... 92 Appendix F: Description of 5 Additional Initiatives in the Energy Section of PlaNYC .......................................................... 95 END NOTES ........................................................................................................................................................................ 96 Analysis and Recommendation of Energy Efficiency Upgrades in New York City’s Upper West Side 4 Executive Summary Nearly 9,000 buildings in New York City burn what is known as residual fuel oil (No. 4 or No. 6 heating oil) – an extremely dirty heating source that is harmful to the citizens of New York City. These buildings, which represent only 1% of New York City's total building stock, account for 86% of the city's oil heating soot pollution, while also emitting significant amounts of greenhouse gases such as carbon dioxide. i Manhattan’s Upper West Side (UWS), while only representing 0.82% of New York City’s land mass and 3% of its population, possesses 11% of the city’s No. 6 oil burning buildings.iiiii Like all of New York City’s neighborhoods, the UWS has its own particular stock of buildings, access to infrastructure, and community makeup. The authors of this report, at the request of our client (Better Buildings New York), have directed our study at the consumption pattern and energy-related actions of residential cooperative (co-op) buildings in the UWS1. This report is set against the backdrop of PlaNYC – the long-term environmental plan for New York City that aims to build a greener city with lower carbon emissions by 2030. We provide an
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