2014 01 24 master plan appendices

MILLER BUILDING

SOUTH EAST COTTAGE

ST. MARTINS

TINA PACKER PLAYHOUSE

LAUNDRY BUILDING

BERNSTEIN CENTER

MAINTENANCEBUILDING

POOL BUILDING

WEST COTTAGE

LAWRENCE HALL

GARAGE/SHOP

SOUTH COTTAGE

Walk-Through Energy Audit and Conditions Report

Bernstein Theatre

Shakespeare and Company

January, 2014

Prepared For: Clark & Green Architects

113 Bridge Street Great Barrington, MA 01230

And

Shakespeare & Company

70 Kemble Street Lenox, MA 01240

Prepared By: Novus Engineering, P.C.

25 Delaware Avenue Delmar, NY 12205

(518) 439-8235

Novus Auditors: Mark Bagdon, P.E.

Jim Mackenzie, P.E. Chris Maher

Conditions Report - Shakespeare & Company Page ii Novus Engineering, P.C. January, 2014

Walk-Through Energy Audit and Conditions Report Bernstein Theatre

Shakespeare & Company Lenox, MA Table of Contents

I. INTRODUCTION ................................................................................................................... 1

II. EXISTING CONDITIONS ....................................................................................................... 2 A. Building Envelope .............................................................................................................. 2 B. HVAC System ................................................................................................................... 2 C. DHW System ..................................................................................................................... 6 D. Power System ................................................................................................................... 6 E. Lighting System ................................................................................................................. 7 F. Fire Alarm System ............................................................................................................. 8 G. Plumbing System .............................................................................................................. 8 H. Fire Protection System ...................................................................................................... 9

III. RECOMMENDED UPGRADES OR IMPROVEMENTS ................................................... 11 1. Replace Lochinvar boiler with modulating-condensing boiler with hot water reset control ......................................................................................................................... 11 2. Install relief fan in attic for economizer mode .............................................................. 12 3. Install three destratification fans in the Costume Shop ............................................... 12 4. Theatrical Studio 1A & 1B - Modify controls to average two thermostats for common control ................................................................................................................... 13 5. Install VFDs on RenewAire heat exchanger fans and install occupant controller ....... 13 6. Conduct a fire protection and fire safety audit and install additional sprinklers as needed ............................................................................................................................ 14

IV. UTILITY INFORMATION .................................................................................................. 15

Appendices

Appendix A – Utility Bill and Weather Summaries Appendix B – National Grid SC-1 Electric and SC1 Gas Tariffs Appendix C – Utility Rebate Information Appendix D – Electric Utility Pricing Analysis Appendix E – Dormitory Utility Cost Analysis Appendix F – Measure Summary

Conditions Report - Shakespeare & Company Page 1 Novus Engineering, P.C. January, 2014

I. INTRODUCTION Novus Engineering assisted in preparing of a 10-year master plan for the Shakespeare & Company campus in Lenox, MA. The following plan elements were reviewed by Novus:

• Envelope • HVAC system • DHW system • Power system • Lighting system • Fire Alarm system • Plumbing system • Fire protection (sprinkler) system

All buildings were visited to inspect existing conditions. In addition, during the field visits, a walk-though energy audit was conducted to identify attractive energy efficiency measures. Cited energy efficiency measures include low cost operation and maintenance measures and longer payback measures requiring more significant capital investment. This report outlines the results of our findings.


II. EXISTING CONDITIONS

A. Building Envelope

The Bernstein Theatre building was originally a sports field house. It is constructed of concrete masonry units with brick veneer. Finished areas that were renovated by S&C are insulated with 3-1/2” fiberglass batts. High bay areas, such as the Scene Shop are insulated with spray foam. Windows in renovated areas are 1” insulated glass units. The envelope is generally in excellent condition. Theatre During the walkthrough, maintenance personnel stated that there is significant heat loss from the theatre during the winter, with the snow quickly melting on the top of the roof. Also, there is no exhaust fan in the sound booth off of the theatre. During the summer, the theatre is kept at 68°F, but the sound booth becomes very warm due to all of the equipment venting heat.

B. HVAC System

The Bernstein Theatre has three different sets of HVAC systems grouped as follows: the main theatre, shop areas, and remainder of the building. Theatre The theatre is heated and cooled by AHU-2 which is a Trane M-Series Climate Changer 20 ton air handler, is located in the first floor mechanical room. The unit is controlled by the Delta Building Management System.

The associated condensing unit is located at ground level behind the mechanical room. It was originally located in the front of the building, but was relocated to the rear due to the excessive refrigerant line length to the original location.

Maintenance staff stated that space temperatures in the theatre are difficult to control when the outside air temperature is 40°F to 50°F. With a full theatre, the economizer system (free cooling) is inadequate and, if mechanical cooling is used, the evaporator coils in the air handler have a tendency to freeze up.


Shop Areas

The scene, finish, and props shop are ventilated with a RenewAire energy recovery ventilator (ERV-1). This unit brings in 100% outside air for ventilation and cooling. The areas is not mechanically cooled. The supply air is tempered by recovering heat from the exhaust air. The unit has a hot water coils to warm the air during very cold weather.

The scene shop is heated with three gas fired radiant duct heaters are located at the ceiling. The remaining shop areas are heated with hot water unit heaters.

The scene shop has a large wall-mounted exhaust fan which ventilates the space. This unit has automatic controls which automatically turn the fan on when an air sensor registers decreased air quality in the space. There is also a manual switch which occupants can use to turn the fan on. Intake and exhaust louvers are automatically opened and closed to allow for venting of the space.

It was observed that when the exhaust fan is manually shutoff, the intake louvers do not automatically shut as designed. Instead, they remain open for a long period of time, letting in a considerable amount of unconditioned air. The louvers do appear to operate correctly when the exhaust fan is automatically controlled. It was also noted that the intake louver does not close tightly, and infiltration occurs at all times.

Remainder of Building

The remainder of the building is conditioned by AHU-1, a large air handling unit located in the attic. This unit provides heating and cooling to most of the smaller rooms in the building. Temperatures are controlled in each zone by zone valves with hot water reheat coils.

The unit has a 40-ton DX coil for cooling. The Trane condensing unit is located in a screened in area on the front side of the building adjacent to the rear warehouse area. There is considerable vegetation and excess building materials around the condensing unit which should be cleared to prevent clogging of the condenser fins and to unconstrained air flow.

It was observed that outside air damper is located right at the AHU and closes tightly. However, since the damper is not located at the exterior of the building, the ductwork between the AHU and exterior is permanently open to unconditioned outdoor air. It was learned that during storms, snow can blow into and accumulate in this section of ductwork which is inside the building. We recommend that in winter the lower 18” of this louver be closed off with plywood to prevent the snow accumulation. The plywood should be removed in the Spring so as not to impact economizer (free-cooling) air flow.


During the site visit, we were told that Theatrical Studio 1A and 1B are always used as a single large space. However, there are individual temperature controls on opposite sides of the room. Originally, a partition was supposed to separate the two rooms, causing a need for a controller for each space. However, with these spaces combined, the controllers can work against each other if set for different temperature set points. The controls should be reconfigured so that the controller readings are averaged and jointly controls the entire space.

A mini split ductless system provides supplemental conditioning for Theatrical Studios 1A and 1B. The condenser is located in the attic, and is a Sanyo model CH0971 0.75 ton cooling capacity unit that was manufactured in 2007. The expected useable life of a condenser unit is 15 to 20 years, and so this unit should provide service for the next ten plus years with proper maintenance.

Theatrical Studio 3 is located at the end of the duct run. Unlike the other two studios, the room has two outside walls and more (nine) windows. Consequently, it takes the longest time to heat up in the morning (in excess of one hour at times). Part of the issue arises from the AHU starting up at 7:00 a.m., and occupants arriving at 7:30 a.m. In addition to this. However, the rooms heating coil is located about 100 feet from the room with the duct running in unconditioned space. To provide additional heating capacity, we recommend that a fan powered VAV box be installed to serve this room and the heating coil be relocated closer to the room, after the VAV box.

Heating

Heating hot water for the building is provided by boiler B-1, a Lochinvar model CBN2066 2,000 MBH natural gas fired boiler. It is approximately five years old. The hydronic system has a supply temperature of 180 F and a return temperature of 140 F. The heating system has a glycol concentration that provides protection down to approximately 5F. The hot water circulated throughout the building and provide heat to hot water coils located in the air handling equipment and to reheat coils located in ductwork.


The boiler has a copper fin heat exchanger. This allows for a more compact design; however, the lifespan of a copper boiler is lower than that of steel or iron. Condensation and subsequent corrosion on the fire side of the heat exchanger lead to this reduced life

expectancy. Typically, copper boilers have a life span of 15-20 years. Since this boiler is approximately five years old, it should provide years of service providing it is properly maintained. Also these are non-condensing boilers and are limited to about 82% efficiency. When the boiler fails it should be replaced with a condensing boiler to achieve higher efficiency during low load periods.

Hot water is distributed by pumps 1 & 2. These are driven by Baldor 5 HP Super-E motor, which are 90.2% efficient. These pumps do not have variable frequency drives installed and are both throttled down to 30% open. Heat pump 1 is currently out of service due to a bad check valve that needs to be replaced.

System static pressure was 45 psi during the walkthrough. Based on the elevation of the highest point in the loop (approximately 40 feet), the system pressure should be 20 psi max. The auto feed valve was set too high and instructions were provided to maintenance personnel on how to readjust it to a lower setting.

It was noted in the attic space above the Theatrical Studios that some of the automatic air vent (air bleeder) valves for the hydronic system had caps which were screwed on tight, not allowing air to bleed out of the system as needed. These valves are necessary to prevent air accumulation in heating coils, which can impede water flow and reduce heating capacity.


Controls

The AHUs are controlled by a Delta Controls building management system (BMS) located off of the mechanical room. The Tina Packer Playhouse is also controlled by this BMS. This BMS does have web access.

It was observed that some of the schedules on the BMS do not appear to load properly. To realize full BMS capability, schedules should be implemented for all equipment. Occupied scheduling between 6:00 a.m. and 12:00 a.m. should ensure proper warm up of the building prior to occupants starting their day. Setups and setbacks should also be reviewed and changed as necessary. A setup of 80°F and a setback of 55°F are recommended. If schedules are not functioning correctly the controls vendor should be contacted to remedy the problem.

C. DHW System

Domestic hot water heating is provided by a Lochinvar model CNR199 200 MBH natural gas fired heater located in the first floor mechanical room of the Bernstein Theatre. It has a 100 gallon capacity. The one hour heating capacity of this unit is approximately 215 gallons. This is a standard efficiency (~80%) with an atmospherically vented burner.

The average lifespan of a hot water heater is approximately 10 to 15 years, but can last longer if it is blown down periodically to remove sediment and if the sacrificial anode is replaced when needed. This unit was manufactured in 2007 and is approximately six years old. Therefore, this hot water heater should provide years of service providing it is properly maintained.

D. Power System

The building is served by a 1500 KVA pad mounted transformer located on the west side of the building, and connected to the newer 13.8 KV primary system originating from Old Stockbridge Road. The transformer serves a 277/480 volts, three-phase, four-wire, 2,000 amp main distribution switchboard. The entire building power distribution was replaced with a new system 5 years ago, and it is sized to accommodate future fit-up of


the now unoccupied north end of the building. The system is in excellent condition. No improvements needed.

E. Lighting System

Lighting for the support areas is predominantly T-8 fluorescent, controlled by either local occupancy sensors or a central low voltage lighting control system which provides time schedule control for both interior and exterior lighting. Control system settings should be checked to insure lights are scheduled “On” only when needed.

The large rooms on the second floor (costume shop and costume and shoe storage rooms) do not have occupancy sensor controls. The costume shop presents a good opportunity for day lighting controls, because of the large window wall. One notable exception is the dressing rooms which have numerous incandescent G-style lamps. Also, rehearsal room lighting fixtures are primarily a combination of incandescent pendants and track spots.

The theatre stage lighting system is served by three ETC dimmer racks located in the main electrical room, all 5 years old and in very good condition. The stage lighting power distribution system was installed at the same time the dimmers were installed, and is also in very good condition, and serving the needs. The unoccupied north end of the building has high bay metal halide fixtures that were relocated from south end of the building during the recent renovation.


In Theatrical Studio 3, it was observed that the return grille is located right next to the room occupancy sensor. There is a curtain that can be pulled by the return air grille, turning on the lights.

Recommendations include conversion of incandescent dressing room lights to LED, with an estimated cost of $20,000 and a payback of seven years. Upgrading the rehearsal room lights to LED has an estimated cost of $1,000 and a payback of five years. The addition of occupancy sensor lighting controls for the second floor costume/shoe storage rooms and the installation of daylighting controls for the costume shop have an estimated cost of $4,000 and a payback of six years. is estimated to cost

F. Fire Alarm System

A new Notifier addressable fire alarm system was installed in 2008 and is in very good condition. The system includes manual stations, smoke/heat detection, and a voice evacuation system with alarm speakers and strobes. No improvements needed.

G. Plumbing System

The facility has domestic water service which it receives from the Town of Lenox Department of Public Service. The rate class is type C1, and is $6.50/1000 gallons for water and $8.50/1000 gallons for sewer, which equals 1.5 cents per gallon. The water usage is metered. Consumption for the period April 2012 – April 2013 averaged 16,667 gallons per month. The total annual cost for this meter is about $3,000/year. Newer standard plumbing fixtures are used throughout the facility. Bathroom sinks were found with aerators rated for 0.5 GPM to 2.2 GPM. Some bathrooms did have sensor operated faucets installed. The kitchen sinks had very good water pressure, and tested between 6 GPM to 12 GPM. The only leaking issue found was the laundry sink located on the upper floor, which should be fixed. Replacement options include aerators and faucets with flow rates of 0.5 GPM. Based on an average use of 20 times a day for 30 seconds each, the payback period for replacing it may be less than a year.


Throughout the building, flush toilets rated for 1.6 GPF are predominantly installed. Some 1.6 GPF On the first floor, urinals fixtures rated for 1.0 GPF were found with flush valves rated at 1.5 GPF installed. Replacement options include toilets with a rate of 1.1 or 1.2 GPF. Based on an average use of 20 times a day, the payback period for replacing it may be 3 to 5 years. Showers throughout the building were found to have 2.5 GPM showerheads installed. Replacement options include showerheads with variable flow rates between 0.5 GPM and 1.5 GPM. Based on an average use of three times a day for seven minutes each, the payback period for replacing it may be less than a year. Generally speaking, at lower use rates, fixture replacement is not an attractive option. If a fixture must be replaced, though, the most water efficient unit should be selected PVC, chrome-plated, and copper drain lines are present, as well as copper supply lines. All plumbing lines appear to be in good shape. No shutoff valves appeared to be leaking. Generally, none of the fixtures appear to be worn or leaking, and also appear to be in good shape. The water main for the entire building is located in the mechanical room on the western side of the building, and appeared to be in good condition. The estimated cost of updating plumbing fixtures is approximately $900 with a payback of three years.

H. Fire Protection System

The Bernstein Theatre has sprinkler coverage throughout the building. The building is protected by three separate systems. The main portion of the building is protected by a wet sprinkler system. The northern storage section of the building is unconditioned space and is protected by a dedicated dry system. The southern portion of the building contains an unconditioned attic mechanical area as well as a large conditioned prop/scene construction area with a large roll up door both of which are protected by a common dry system. The building’s backflow preventer, wet sprinkler valve and two dry sprinkler valves are all located on the first floor in the west mechanical room and appear to be in satisfactory condition. The fire department connection and system main drain are located on the west side of the building directly outside the mechanical room. In this location the fire department connection is not directly and easily visible from the parking lot and is obstructed by trees. At the time of the inspection, the system static pressure gauges on the wet system were reading 125 psig at the alarm valve. The dry system air pressure gauges were reading


50 psig on both dry sprinkler valves. Both dry sprinkler system air pressures are maintained by a common air compressor. At the time of inspection this air compressor was running continuously to maintain the air pressure in the system. This indicates a potential small leak in one of the systems or the common air compressor piping serving the systems. No air leak was able to be detected in the mechanical room. The building also appeared to have a standpipe system installed throughout. System components appeared to be in good working order and hose valve connections were located in the expected areas. Sprinkler coverage throughout the building is generally good in most areas. However, some items of concern were found. Corridor 138 on the first floor did not appear to have sprinklers installed; sprinklers are required to be installed in that area. Storage areas throughout the building were packed densely with various items. In some areas it appeared sprinkler covered was calculated to account for some type of storage. Other areas with minimal sprinkler covered that may be expected for general use was tightly packed with storage of flammable items. In one case a rack of costumes were leaning against an electrical panel. Of particular concern is the large unconditioned storage area on the north side of the building. This area was very densely packed with wooden furniture, scenery and many other flammable items. The sprinkler spacing did not appear to be proper for high density flammable storage. There appeared to be large collections of paint stored in certain areas of the building. It was not apparent if all the stored paint was flammable or non-flammable. It could not be determined if solvents for removing paint were stored alongside the paint.


III. RECOMMENDED UPGRADES OR IMPROVEMENTS The following section includes recommended upgrades and improvements based on the walkthrough conducted of the building. Included in the recommendations are estimated costs and paybacks where possible given the scope of the study. The table below is a summary of these measures.

Energy & Cost Savings Summary

ECM NO. Measure

Annual Electric Savings

Annual Fuel

Savings (Therms)

Annual Cost

Savings

Measure Cost

Payback Period (Years) kWh kW

1

Replace Lochinvar boiler with modulating-condensing boiler with hot water reset control

- - 1,900 $1,940 $25,000 12.9

2 Install relief fan in attic for economizer mode 8,197 - - $1,000 $5,000 5.0

3 Install three destratification fans in the Costume Shop

- - 390 $400 $2,000 5.0

4

Theatrical Studio 1A & 1B - Modify controls to average two thermostats for common control

- - - $200 $1,000 5.0

5

Install VFDs on RenewAire heat exchanger fans and install occupant controller

20,492 - - $2,500 $5,000 2.0

6

Conduct a fire protection and fire safety audit and install additional sprinklers as needed

- - - - $5,000 -

1. Replace Lochinvar boiler with modulating-condensing boiler with hot water reset control

Currently installed to provide hot water for the hydronic heating system is a Lochinvar model CBN2066 2,000 MBH natural gas fired boiler with a copper heat exchanger. The boiler is only five years old and should provide sufficient service for the next ten plus years. However, replacement with a more efficiency unit would provide significant


energy savings. The boiler has a thermal efficiency of only 81%. A modulating-condenser boiler can be installed which would have an efficiency of 90% or greater.

Based on a 200 therm baseline due to DHW and kitchen use, 81% efficient old boiler, and a 90% efficient new boiler, cost savings are estimated to be approximately $1,940 a year.

• Annual natural gas usage minus 200 therm baseline = 19,000 therms • (19,000 therms) x (81% old efficiency) / (90% new efficiency) =17,100

Therms Estimated Usage • (19,000 therms) – (17,100 therms) = 1,900 Therms Annual Gas Savings • (1,900 therms) x ($1.02/therm) = $1,940 Annual Cost Savings

The estimated cost to install a new boiler, including material and labor, is approximately $25,000. This equates to a payback of 12.9 years. A rebate of $10,000 is available for condensing boilers up to 999 MBH through Berkshire Gas‘ Natural Gas Commercial Rebate Program.

2. Install relief fan in attic for economizer mode

AHU-1, located in the attic of the Bernstein Theatre, has an airflow of 17,000 CFM to condition a large portion of the Bernstein Theatre. A 12,000 CFM inline return fan returns air to the AHU and relief to the attic space. However, this setup limits the operation of the AHU for economizing. The return fan is not sized large enough to move 17,000 CFM of air during full economizer mode. Furthermore, there is no direct relief from the attic to the exterior with a capacity of 17,000 CFM. It is recommended that a relief fan, exterior louvers, and dampers be installed to provide an outlet of air from the attic space to the exterior. By doing so, full economizing can be utilized when ambient conditions allow for it, and the building will not over pressurize due to the relief fan providing a means of relief from the attic plenum. It is estimated that this retrofit would cost approximately $5,000, and provide $1,000 in annual electric savings due to the utilization of free cooling, with a simple payback of approximately five years.

3. Install three destratification fans in the Costume Shop

Heating of the Costume Shop is provided by forced hot air from AHU-1 through standard ceiling diffusers. This design, coupled with the high ceilings (approximately 20’ in height), result in stratification of warm air during the heating season. As hot air tends to rise, proper mixing of the room air during the heating season does not readily occur, resulting in occupants being uncomfortable at floor level.


Destratification fans serve to circulate air more evenly throughout a room. Instead of warm air pooling at the ceiling while occupants are cold at floor level, more even mixing of the room’s air supply will occur, resulting in a more even temperature distribution and warmer air at floor level for occupants. The cost to install three destratification fans in the Costume Shop is estimated to be approximately $2,000. $400 in natural gas heating savings will be realized as the heating system will not have to run as frequently to maintain room temperature, since warm air will reach the thermostat quicker. This translates into a simple payback of approximately five years.

4. Theatrical Studio 1A & 1B - Modify controls to average two thermostats for common control

Theatrical Studio 1A and 1B was originally designed to be separated by a walled partition with separate thermostats on each side to allow for temperature control of both spaces. However, the two rooms are currently combined into one larger room, with two separate thermostats controlling space temperature near each door.

With these spaces combined, the thermostats can work against each other if set for different temperature setpoints. It is recommended that the controls for these two thermostats be modified to average the temperature between the two. In the event that the space is broken up into two spaces as originally designed, temperature control of both spaces will still be available.

It is estimated that the cost to modify the thermostat controls will be approximately $1,000. Heating and cooling savings are estimated to be $200 due to the thermostats not working against each other for space conditioning, with a simple payback of 5.0 years.

5. Install VFDs on RenewAire heat exchanger fans and install occupant controller

The Energy Recovery Ventilator located in the Scene Shop is sized with a 4,200 CFM supply fan and a 4,400 CFM exhaust fan at an external static pressure of 0.75 in. w.g. Both of these fans are powered by 5 HP motors which run at constant speed. Running a fan at slower speed can save a tremendous amount of energy since fan power varies with the cube of the speed. Installation of variable frequency drives for the motors would permit them to be slowed down when occupants deemed that full air flow was not needed. The drives should be controlled by occupant an occupant accessible located in the Scene Shop. The estimated cost of the drives is $5,000, and annual electrical savings are estimated to be $2,500 for a simple payback period of two years.


6. Conduct a fire protection and fire safety audit and install additional sprinklers as needed

A detailed fire protection and fire safety audit should be performed to ensure that all potential hazards are covered with adequate sprinkler spacing and density. In areas where storage of flammable items has outgrown their storage limits, additional sprinklers should be installed to ensure proper coverage or additional protected areas should be considered. The initial cost for a fire protection and fire safety audit would be approximately $5,000. No costs estimates are provided for additional sprinklers, as this would range in price depending on the results of the audit.


IV. UTILITY INFORMATION S&C obtains natural gas from Berkshire Gas under service class C&I, Low Annual Use, Low Load, G-41. Gas supply (commodity) is also purchased from Berkshire Gas. The average supply rate was 0.57 $/Therm. During the year ending in October 2013, Bernstein Theatre had a total natural gas consumption of 21,403 Therms at a total of $21,865. Unit consumption was 0.52 therms per square foot and the blended rate was 1.02 $/Therm. Natural gas consumption showed a normal monthly pattern with peak usage of 4,200 therms a month during the heating season and an average summer use of 350 therms, which can be attributed to DHW and kitchen use. Electricity for the Bernstein Theatre and Tina Packer Playhouse is metered together. The facility receives electricity through the National Grid system under General Services - G-2 - Demand. Energy supply (commodity) is also purchased from National Grid at an average cost of 0.071 $/kWh. Consumption at that meter was 655,900 kWh per year at a total cost of $79,921. The blended electricity rate is $0.122/kWh. Exact electricity consumption of this particular building is unknown since it is on a combined meter with the Tina Packer Playhouse. Based on a kW demand weighted average (200 kW demand for the Bernstein Theatre versus 50 kW demand for the Tina Packer Playhouse), Bernstein Theatre used approximately 524,720 kWh of electricity. Unit consumption was 7.24 kWh/SF. We recommend that a submeter for the building be installed to track actual building use. According to the U.S. Energy Information Administration 2003 Commercial Buildings Energy Consumption Survey (CBECS), the average energy consumption for buildings with a floor space between 25,001 and 50,000 SF, used for education, located in New England, and with two floors is 85.1 MBtu/SF. Bernstein Theatre’s total natural gas and electricity usage totaled 96.3 MBtu/SF. Therefore, Bernstein Theatre’s energy consumption is higher than average compared to similar buildings.


Lawrence Hall


January, 2014



And



Prepared By:

Novus Engineering, P.C. 25 Delaware Avenue

Delmar, NY 12205 (518) 439-8235

Novus Auditors:

Mark Bagdon, P.E. Jim Mackenzie, P.E.

Chris Maher



Lawrence Hall Shakespeare & Company

Lenox, MA Table of Contents

I. INTRODUCTION ................................................................................................................... 1

II. EXISTING CONDITIONS ....................................................................................................... 2 A. Building Envelope .............................................................................................................. 2

1. Windows ........................................................................................................................ 2 2. Doors ............................................................................................................................. 2

B. HVAC System ................................................................................................................... 2 C. DHW System ..................................................................................................................... 3 D. Power System ................................................................................................................... 4 E. Lighting System ................................................................................................................. 4 F. Fire Alarm System ............................................................................................................. 5 G. Plumbing System .............................................................................................................. 5 H. Fire Protection System ...................................................................................................... 6

III. RECOMMENDED UPGRADES OR IMPROVEMENTS ..................................................... 7 1. Replace boiler with modulating-condensing boiler ........................................................ 7 2. Replace HVAC control system with digital control system ............................................ 8 3. Insulate hot water and DHW piping ............................................................................... 8 4. Replacement of windows throughout building ............................................................... 8


Appendices




• Envelope • HVAC system • DHW system • Power system • Lighting system • Fire Alarm system • Plumbing System • Fire protection (sprinkler) system





1. Windows

There are approximately 1,806 SF of windows throughout the building; they are predominantly single pane, six over six, double hung storm-type windows with thin aluminum frame construction. There are also several large wood frame windows. The window glazing is degraded and cracking in many areas, and many panes are cracked. The weather-stripping is in poor condition and does not seal well. The aluminum frames are not thermally broken. Extensive use of Tyvek tape around the windows was observed throughout the building to try to control drafts. The overall condition of the windows is very poor.

2. Doors

Doors were found to lack proper weather stripping and bottom sweeps through the building. Some doors were found not to close properly, and Tyvek tape was noted around several doors to reduce drafts.

B. HVAC System

Lawrence Hall is heated by hot water fin tube radiation (FTR), with the building divided into four zones. The building is not air conditioned during the summer months and there is no mechanical ventilation, except for switch controlled exhaust fans in the bathrooms. The building meets ventilation codes since it has operable windows. A single central boiler is located in the basement mechanical room. It is a 960 MBH Weil McLain series 9-50 cast iron boiler. It was originally oil-fired, but was later converted to natural gas. The natural gas burner is a PowerFlame Burner model number J30A-10. The operating control is currently set for a supply water temperature of 160°F supply. Return water temperature was observed to be about 140°F. _ The boiler firebox and fire side of the heat exchanger appeared to be in good condition

upon inspection. The boiler appears to be original to the building, and is estimated to be


approximately 60 years old. Old cast iron boilers can last for 75 years with proper maintenance, and so it is recommended that the boiler be replaced in the near future. The efficiency of the current boiler is estimated to be around 75 - 80%, and so significant energy savings could be achieved by installing a high efficient modulating condensing boiler, with efficiencies typically between 90% and 95%. Hot water piping for heating and domestic water was found to be uninsulated in several locations throughout the building, including inside the boiler room. These pipes should be insulated to prevent heat loss. Control of the heating system is through several thermostats located throughout the building. Each thermostat controls a motorized zone valve which controls flow of heating hot water to the zone and energizes a zone pump. These thermostats are older Honeywell T87 thermostats in locked covers, and do not provide functionality for automatic scheduling of the system. Therefore, the space temperature remains constant day and night unless adjusted by building staff.

C. DHW System

Two atmospherically vented natural gas domestic hot water tanks are located in the basement boiler room of Lawrence Hall, and serve the kitchen and bathrooms. One is a 74 gallon capacity A.O. Smith model BT 80 230. This water heater is circa 1994 and is approximately 19 years old. The second is a 75 gallon capacity Bradford White model 75T80B3N. This water heater is circa 2007 and is approximately 6 years old. These are both standard efficiency models (~80%) with standing pilot lights.

It was noted that the hot water supply lines from the tanks were not insulated. These lines should be insulated to reduce heat loss.


The average lifespan of a hot water heater is approximately 10 to 15 years, but can last longer if it is blown down periodically to remove sediment and if the sacrificial anode is replaced when needed. Therefore, the older A.O. Smith hot water heater should be replaced in the near future to eliminate the threat of an unscheduled loss of hot water.

D. Power System

The building is served by a 50 KVA single-phase transformer located in a basement transformer vault. Primary feed for this transformer is off the older 2400/4800 volt Kemble street service. Secondary service from the transformer is 120/240 volt, single-phase, three-wire, and terminates in a 400 amp safety switch in the basement main electrical closet. With the exception of a panelboard or two, all panelboards and power distribution equipment and feeders appear to be original, 50+ years old, in fair condition, but beyond expected useful life. Two feeders from the basement panelboards leave the building, and are believed to feed the nearby Garage/Shop, and the Maintenance Building. Receptacles are located sparsely throughout the building. Certain kitchen receptacles need to be replaced with GFI type receptacles. Most observable feeders and circuits are run in conduit, and are largely building original. The building power distribution system, including branch circuits and receptacles, should be replaced and upgraded, as part of the next building upgrade project.

E. Lighting System

Lighting fixtures are a mix of low quality incandescent and T12 fluorescent fixtures, on local switching (no occupancy sensor controls). Some of the incandescent fixtures have been retrofitted with screw-in compact fluorescent lamps, for better efficiency and lamp life. Exterior fixtures are predominantly incandescent spots. The original battery powered central emergency lighting system is reputedly still in working order, but past its expected useful life. Newer LED exit signs have been installed throughout the building.


With the exception of exit signs, the building is in need of a complete lighting system replacement (interior and exterior), to improve aesthetics, illumination quality and energy efficiency. Replacement should be in favor of current technology LED fixtures, with occupancy sensor controls for energy efficiency.


Existing fire alarm system appears to be approximately 10-15 years old. System is conventional zoned type, with manual stations, corridor and bedroom smoke detection, and alarm horn/strobes. System is generally in good condition, but a system replacement, upgrading to an addressable system should be planned in the next 5-10 years. A carbon monoxide detection system is also installed, of similar or newer vintage.

G. Plumbing System

The facility has domestic water service which it receives from the Town of Lenox Department of Public Service. The rate class is type C1, and is $6.50/1000 gallons for water and $8.50/1000 gallons for sewer, which equals 1.5 cents per gallon. The water usage is metered. Consumption for the period April 2012 – April 2013 averaged 66,083 gallons per month. The total annual cost for this meter is about $11,895/year. Older plumbing fixtures are used throughout the facility. In the end apartments, the kitchen sinks generally have high flow faucets tested at 3 to 6 GPM with no aerators installed. The apartment bathroom sinks are predominantly older high flow fixtures tested at 3 to 12 GPM with no aerators installed. The public bathrooms throughout the building have older high flow faucets with no aerators installed. The kitchens have mostly high flow fixtures installed. No leaking fixtures were found. It is recommended that aerators be installed where possible and older fixtures replaced throughout the building to save water and energy. Replacement options include aerators and faucets with flow rates of 0.5 GPM. Based on an average use of 20 times a day for 30 seconds each, the payback period for replacing the older fixtures is less than a year. In the end apartments, tank toilets rated for 1.6 GPF are predominantly installed. One 3.5 GPF toilet was found in apartment B that should be replaced with a low flow fixture. In the public bathrooms, older toilets and urinals with flush valves are installed.


Replacement options include toilets with a rate of 1.1 or 1.2 GPF. Based on an average use of 20 times a day, the payback period for replacing it may be 3 to 5 years. Showers throughout the building were found to have 2.5 GPM showerheads installed. Replacement options include showerheads with variable flow rates between 0.5 GPM and 1.5 GPM. Based on an average use of three times a day for seven minutes each, the payback period for replacing it may be less than a year. Due to this building being a residence hall, it is recommended that all shower heads be replaced with low flow fixtures. In the apartment kitchens, ¾ HP garbage disposals are installed, and appear to be in good shape with no leaks found. Generally speaking, at lower use rates, fixture replacement is not an attractive option. If a fixture must be replaced, though, the most water efficient unit should be selected Galvanized and copper drain lines are present, as well as copper supply lines. All plumbing lines appear to be in good shape, and no shutoff valves appeared to be leaking. The water main for the entire building is located in the basement on the eastern side. The main is a 2” copper line and appeared to be in good condition. A sump pump was found to be placed in a garbage bin and pumping out to the nearby sanitary drain via a garden hose. This setup should be removed and any leaks draining into the garbage bin should be fixed.

The estimated cost of updating plumbing fixtures is approximately $3,600 with a payback of three years.


During the walkthrough, no fire sprinkler system was observed to be installed within the building. If major renovations of the building are to be done, a code review would have to be conducted in order to determine if a fire sprinkler system is required to be added. Whether or not a fire sprinkler system needs to be added depends on the level of


alteration and could impact the cost of a building retrofit. Therefore, this should be taken into account when decisions concerning retrofitting of the residence hall are made. III. RECOMMENDED UPGRADES OR IMPROVEMENTS The following section includes recommended upgrades and improvements based on the walkthrough conducted of the building. Included in the recommendations are estimated costs and paybacks where possible given the scope of the study. The table below is a summary of these measures.


ECM NO. Measure


Annual Fuel

Savings (Therms)

Annual Cost

Savings

Measure Cost


1 Replace boiler with modulating-condensing boiler

- - 2,000 $1,960 $20,000 10.2

2 Replace HVAC control system with digital control system

- - 1,960 $1,921 $20,000 10.4

3 Insulate hot water and DHW piping - - 300 $300 $1,500 5.0

4 Replacement of windows throughout building

- - - $4,000 $80,000 20

1. Replace boiler with modulating-condensing boiler

The current cast iron boiler is estimated to be approximately 60 years old with an efficiency of approximately 75-80%. The useful lifespan of a cast iron boiler is approximately 50 to 75 years, and so replacement in the near future would be prudent to prevent a possible winter outage. Novus did note that a sample of water taken from the boiler drain was clear, so it appears that the boiler is being flushed periodically.

New modulating-condensing boilers capture heat traditionally lost through the flue by condensing the water vapor in the flue gas. By doing this, boiler efficiencies of 90% to 98% can be attained.

Based on a 300 therm baseline due to DHW and kitchen use, 75% efficient old boiler, and a 90% efficient new boiler, cost savings are estimated to be approximately $1,960 a year.


• Annual natural gas usage minus 300 therm baseline = 11,800 therms • (11,800 therms) x (75% old efficiency) / (90% new efficiency) = 9,800 Therms

Estimated Usage • (11,800 therms) – (9,800 therms) = 2,000 Therms Annual Gas Savings • (2,000 therms) x ($0.98/therm) = $1,960 Annual Cost Savings

The estimated cost to install a new boiler, including material and labor, is approximately $20,000. This equates to a payback of 10.2 years. A rebate of $4,000 is available for condensing boilers up to 999 MBH through Berkshire Gas‘ Natural Gas Commercial Rebate Program.

2. Replace HVAC control system with digital control system

The current HVAC control system utilizes standard single setpoint thermostats controlling motorized valves. At minimum, new digital thermostats should be installed which allow for automatic scheduling and temperature setback. For more sophisticated control, the computerized building management system (BMS) that controls Bernstein and TPP should be expanded to control Lawrence as well. This will permit remote control and monitoring of the entire HVAC system. Remote control would make it easy to schedule occupied and unoccupied periods from an office location. This would encourage much more efficient use of setback during periods when the building is vacant and would save significant energy. Savings for this measure are estimate at 20% of boiler energy consumption. Assuming that the boiler replacement is undertaken first, savings are estimated to be approximately $1,921 annually. If only the thermostats are replaced, a rebate of up to $25 per thermostat is available through Berkshire Gas‘ Natural Gas Commercial Rebate Program. If a full digital control system is installed, National Grid also provides incentives to offset the cost of installing such a system through their Energy Management Systems Retrofit Program.

3. Insulate hot water and DHW piping

Throughout the building, hot water piping for heating and domestic water was observed to not be insulated. Novus recommends that pipe insulation be installed on all accessible lines not currently insulated in order to reduce heat loss. The estimated cost of this measure is approximately $1,500, with an annual savings of $300.

4. Replacement of windows throughout building

The existing windows are single pane glass with thin aluminum frames. Weather-stripping is in poor condition and the windows no longer fit tightly. These windows are extremely inefficient and greatly reduce occupant comfort during the winter. The


windows should be replaced with a modern vinyl or wood framed units with low-e coated, insulated glazing. While installation of new windows can significantly decrease energy consumption, the cost of window replacement is high and payback periods are generally long. However, there are other major benefits including improved comfort, improved appearance, and improved ease of operation by occupants.

Based on a window area of 1,800 square feet, the cost of window replacement with new wood frame windows, including materials and labor, would be around $81,000 ($45/sf). The cost of vinyl windows would be around $65,000. Gas savings are estimated to be about $4,000 annually. Savings would be lower if measures 1 or 2 are implemented first, due to less energy being used to condition the building.


IV. UTILITY INFORMATION S&C obtains natural gas from Berkshire Gas under service class C&I, Low Annual Use, Low Load, G-41. Gas supply (commodity) is also purchased from Berkshire Gas. The average supply rate was 0.57 $/Therm. During the year ending in October 2013, Lawrence Hall had total natural gas consumption of 15,425 Therms at a total of $15,156. Unit consumption was 0.41 therms per square foot and the blended rate was 0.98 $/Therm. The unit consumption is lower than expected considering the poor condition of the windows. Natural gas consumption showed a normal monthly pattern with peak usage of 2,000 therms a month during the heating season and an average summer use of 300 therms, which can be attributed to DHW and kitchen use. Electricity for Lawrence Hall and several other buildings is fed from the primary metered Kemble Street electrical service. The facility receives electricity through the National Grid system under General Services - G-2 - Demand. Energy supply (commodity) is also purchased from National Grid at an average cost of 0.071 $/kWh. Consumption at that meter was 188,000 kWh per year at a total cost of $22,083.24. The blended electricity rate is $0.117/kWh. Exact electricity consumption of this particular building is unknown since it is on a combined meter with several other buildings. Based on a square foot weighted average (including the Garage/Shop, Lawrence Hall, Miller Building, Southeast Cottage, and West Cottage), Lawrence Hall used approximately 130,109 kWh of electricity. Unit consumption was 5.16 kWh/SF. We recommend that a submeter for the building be installed to track actual building use. According to the U.S. Energy Information Administration 2003 Commercial Buildings Energy Consumption Survey (CBECS), the average energy consumption for buildings with a floor space between 25,001 and 50,000 SF, used for lodging, constructed between 1946 and 1959, located in New England, and three floors in size is 87.9 MBtu/SF. Lawrence Hall’s total natural gas and electricity usage totaled 78.8 MBtu/SF. Total energy usage was lower than the average relative to similar buildings in the area. This rate of energy consumption is still high if the building is only used intermittently and not constantly throughout the year.


Miller Building


January, 2014



And





(518) 439-8235





Miller Building Shakespeare & Company


I. INTRODUCTION ................................................................................................................... 1


1. Windows ........................................................................................................................ 2 B. HVAC System ................................................................................................................... 2 C. DHW System ..................................................................................................................... 5 D. Power System ................................................................................................................... 5 E. Lighting System ................................................................................................................. 6 F. Fire Alarm System ............................................................................................................. 6 G. Plumbing System .............................................................................................................. 6 H. Fire Protection System ...................................................................................................... 7

III. RECOMMENDED UPGRADES OR IMPROVEMENTS ..................................................... 8 1. Install digital temperature controls ................................................................................. 8 2. Replace second floor HVAC unit ................................................................................... 9 3. Modify Ductwork ............................................................................................................ 9 4. Replace window seals ................................................................................................. 10


Appendices





1. Windows

Windows throughout the building are predominantly single pane, vertical windows with aluminum frame construction. The floor to ceiling windows along the building façade have double layer interior storms manufactured by Windo-Therm. These tremendously improve the thermal performance of the windows. The Windo-Therm units are bowed out in several areas and should be reset for a tighter seal. Overall condition of the windows is good; however the exterior window seals are in poor condition and degraded in several areas along the exterior.

B. HVAC System

Miller Building has two, independent HVAC systems serving the first and second floor. First Floor The first floor is heated with a Carrier WeatherMaker 9200 Model 58MXA140 condensing gas vertical mounted furnace. The unit has a DX coil with outdoor condensing unit for cooling. Furnace input capacity is 138,000 MBH and has an efficiency rating of 91.2%. This furnace was installed new several years ago and is located in the first floor mechanical room in the southeast corner of the building. The furnace is controlled by a programmable thermostat in the office near the mechanical room door. The unit operates as a single zone, meaning that the one thermostat controls the temperature on the entire floor. The thermostat is currently set on the FAN AUTO setting. This means that when the thermostat is satisfied, both the heat and fan go off. When the fan shuts off, air cannot move around the building easily, causing hot and cold spots in the building space. This unit was manufactured in 2001, and is 12 years old. The expected life for a furnace is 15 to 20 years. Therefore, the furnace can easily be used for another 5 to 10 years with good maintenance. Carrier Model 58MXA furnaces fabricated and sold after January 1989 were involved in a class action lawsuit involving premature failure of the secondary heat exchanger. Carrier maintained that the secondary heat exchangers were not defective, and that the


failure rate is lower than its competitors. The case was settled with consumers granted an extended warranty on the furnaces. However, this warranty only applies to residential customers, and 501(c)(3) non-profit entities are ineligible for the extended warranty. The main supply duct runs in a soffit east-west through the center of the building. Supply air is forced out of about ¼ of the perforated metal ceiling panels which run north-south. During the walkthrough, it was noted that the western side of the building does not receive adequate heating. Supply air was observed to pool in the kitchen area, where supply air temperatures reached over 100°F at the ceiling. The supply temperature dropped significantly from the kitchen to the west end of the building. All return air back to the furnace is routed through a return air grille located in the Director’s office adjacent to the mechanical room. This office is separated from the main lobby area by two doors, which when closed, restrict return air to the furnace. Furthermore, the grille and return duct are not sized adequately for the capacity of the furnace. The return grille and duct can only handle about 1/2 the rated flow of the unit. As a result, the supply air volume will be starved as well, and there will not be adequate air for distribution through the whole system. A door transfer grille is also installed in the office that leads to the mechanical room. However, the mechanical room door has no transfer grille. It is likely that the MER door once had a transfer grill to permit return air, but that it was replaced with a fire rated door with no grill at some time in the past. The result of the air constriction problems is that the heating and cooling capacities of the unit will be compromised and there will not be adequate air distribution to the entire first floor. Second Floor The second floor is heated by a Stewart-Warner Winkler furnace, model number OB-208. It was originally an oil-burning furnace that was later converted to natural gas, and has a capacity of 208 MBH. This furnace appears to be approximately 50 years old, and is also located in the first floor mechanical room in the southeast corner of the building.


A fan controller is mounted on the supply duct above the furnace which controls the supply fan. The controller has both a manual and auto mode. When in auto mode, the fan operates when the supply temperature is between the set points of the controller. The controller was found with limits set at 100°F and 190°F. When in manual mode, the supply fan runs continuously. To promote better airflow within the building, this switch should be set to manual during occupied hours and in auto when unoccupied. Similar to the first floor, supply air is delivered through the perforated metal ceiling. For return air, a return air grille is located under a desk in the southeastern corner of the second floor. Two additional return air grilles are located in the concrete slab on the first floor to the left and right of the main building entrance. As one enters the building, the right return grille draws in considerable air whereas the left return grille was observed to have almost no airflow. The furnace is controlled by an older single setpoint Honeywell heating and cooling thermostat. It was observed that this thermostat did not control the furnace fan as designed. The thermostat is currently set on the FAN AUTO setting. This means that when the thermostat is satisfied, both the heat and fan go off. When the fan shuts off, air cannot move around the building easily, causing hot and cold spots in the building space. Each RTU has a DX coil served by an outdoor Lennox condenser for cooling. The condensers are located on the southern exterior side of the building at ground level. The condenser units are model number HS24-411 (3 ton) and model number HS24-651 (5 ton). These condenser units are 21 years old. Expected life for a condenser unit is 15 to 20 years. Therefore, they are nearing the end of their useful life and should be replaced soon to prevent an unplanned loss of cooling.


Additional cooling for the second floor is provided by two RTUs which are located on the roof of the building. These RTUs were inaccessible during the time of the audit.

C. DHW System

The domestic hot water heater is an electric state select 10 gallon water heater, which was installed less than a year ago and is in great condition. The average lifespan of a hot water heater is approximately 10 to 15 years, but can last longer if it is blown down periodically to remove sediment and if the sacrificial anode is replaced when needed. With maintenance, this hot water heater should operate for many years. The hot water lines near the tank are not insulated. These lines should be insulated to reduce heat loss.

D. Power System

Secondary electrical service to the building is 120/240 volt, single-phase, three-wire, appearing to be obtained from St. Martins basement, and entering the building from underground, to a pull box in the First Floor Mechanical Room. Service conductors appear to be sized for approximately 200 amps. In the pull box, these wires are spliced to a pair of 100 amp feeders, one feeding a panel on first floor, and one feeding a panel on second floor. There is no main disconnect for the building, and the two 100 amp feeders may not be properly protected, depending on the upstream protection in St. Martins. The two panels are original, in fair condition, and have no capacity for expansion. Receptacles are inadequately located, requiring the use of extension cords and portable plug strips. Branch wiring is primarily original, and in fair condition.


A complete power distribution and receptacle upgrade is recommended due to age and inadequacy of the existing system.

E. Lighting System

Lighting fixtures are predominantly T8 fluorescent wraparounds, for fair illumination and reasonable energy efficiency, with a few decorative incandescent fixtures above the main entry. Small rooms have incandescent fixtures, some of which have been converted to screw-in fluorescent lamps. All switching is via local switches or via circuit breakers in the panels (no occupancy sensors). Battery emergency lighting units provide modest emergency lighting. There are no exit signs. Exterior lights appear to be original globe style post lights, and are likely inefficient. Recommended upgrades include upgrading all lighting to LED type, with occupancy sensor lighting controls. Exit signs should also be added.


The fire alarm system appears to be original, making it approximately 50 years old and way obsolete by today’s standards. Control panel is located near main entry. System provides basic heat detection only, and is in need of complete replacement. A complete new addressable system is recommended.

G. Plumbing System

The facility has domestic water service which it receives from the Town of Lenox Department of Public Service. The rate class is type C1, and is $6.50/1000 gallons for water and $8.50/1000 gallons for sewer, which equals 1.5 cents per gallon.


The water usage is metered. Consumption for the period April 2012 – April 2013 averaged 4,750 gallons per month. The total annual cost for this meter is about $855/year. Sinks throughout the building are older style high flow models without aerators present. The sink in the kitchen area was dripping, and should be fixed. It is recommended that aerators be installed where possible and older fixtures replaced to save water and energy. Replacement options include aerators and faucets with flow rates of 0.5 GPM. Based on an average use of 20 times a day for 30 seconds each, the payback period for replacing the older fixtures is less than a year. Toilets throughout the building have flush valves and appeared to be low flow. Replacement options include toilets with a rate of 1.1 or 1.2 GPF. Based on an average use of 20 times a day, the payback period for replacing it may be 3 to 5 years. The private office bathroom has a high flow showerhead installed. If this shower is used regularly, it should be replaced. Replacement options include showerheads with variable flow rates between 0.5 GPM and 1.5 GPM. Based on an average use of once a day for seven minutes, the payback period for replacing this showerhead may be less than a year. Generally speaking, at lower use rates, fixture replacement is not an attractive option. If a fixture must be replaced, though, the most water efficient unit should be selected A water fountain is installed on the first floor in between the bathrooms. It looks to be original to the building, and contains R-12 refrigerant, which has been subsequently replaced with R-134a. If the unit’s refrigeration system needs repairing, it should be retrofitted or completely replaced with an R-134a system. The water main for the entire building is located in the first floor mechanical room, and appears to be in good condition. The estimated cost of updating plumbing fixtures is approximately $480 with a payback of three years.


During the walkthrough, no fire sprinkler system was observed to be installed within the building. If major renovations of the building are to be done, a code review would have to be conducted in order to determine if a fire sprinkler system is required to be added. Whether or not a fire sprinkler system needs to be added depends on the level of alteration and could impact the cost of a building retrofit. Therefore, this should be taken into account when decisions concerning retrofitting are made.




ECM NO. Measure


Annual Fuel

Savings (Therms)

Annual Cost

Savings

Measure Cost


1 Install digital temperature controls

- - - $1,000 $500 0.5

2 Replace second floor HVAC unit

1,709 - 300 $540 $5,000 9.3

3 Modify ductwork - - - - - -

4 Replace window seals

- - - - - -

1. Install digital temperature controls

Presently there is a programmable thermostat on the first floor and a non-programmable thermostat on the second floor. While it is capable of control, the first floor unit does not have a schedule programmed. Management should devise a reasonable schedule and it be programmed with a 5 to 7 degree setback in winter and a 10 degree setup in summer.

Both thermostats should be programmed in the FAN ON mode during occupied periods and FAN AUTO mode during unoccupied periods. This will distribute air continuously during the day and equalize the temperatures throughout the building. New thermostats may have to be purchased. Two options are the Honeywell VisionPro TH8110U digital thermostat or the Robertshaw 9801I2 programmable single stage thermostat. At minimum, the new thermostats should have the following features:


a) 7-day Programming b) Programmable Fan Operation c) Password Protection d) Adjustable Temporary and Vacation Hold Features

The estimated cost to install new thermostats is approximately $500 for materials and labor. Electric and natural gas savings due to scheduling are estimated to be roughly $1,000 annually for a simple payback of 0.5 years. A rebate of up to $25 per thermostat is available through Berkshire Gas‘ Natural Gas Commercial Rebate Program.

2. Replace second floor HVAC unit

The second floor unit is well past its expected useful life. It is not efficient by modern standards and spare parts will be increasingly hard to find. This unit should be replaced with a ~5 ton condensing furnace/DX unit similar to the first floor unit. This will generate both gas and electric savings. We estimate that it will save about 300 therms of natural gas at a savings of $330 and an additional $200/year in air conditioning savings. The cost of a new furnace will be about $5,000 for a 10 year payback. Incentives of up to $450 are available for furnaces 150 MBH or less in size through Berkshire Gas‘ Natural Gas Commercial Rebate Program. Alternative – An alternate approach for replacing this unit would be to replace both units with a new 10 ton outdoor RTU mounted at grade. This will free up space in the mechanical room for storage. However, this will not save energy since commercial RTUs are not as efficient at large residential scale split systems.

3. Modify Ductwork

The existing air delivery system that uses perforations in the ceiling tiles is not an effective means of space conditioning. Problems are that this system does not “throw” air to where it is needed and also that the system cannot be balanced to assure uniform delivery to all areas.

We recommend that this system be replaced with a system composed of standard cone diffusers. In conjunction with this change, a light commercial zoning system should be installed to provide temperature control to different zones. In this way, if people stay late or weekends in one area, only that area will be heated or cooled. We would recommend either an Arzel zoning system or a Carrier Infinity zoning system. The system would not be tied into the central BMS, but would be controlled by clock thermostats. It is not possible to estimate the cost of energy savings of this measure since HVAC drawings of the building are not available. Further inspection with removal of ceiling panels is necessary to develop a budget for the measure.


4. Replace window seals

Windows throughout the building are predominantly single pane, vertical windows with aluminum frame construction. The exterior window seals are in poor condition and falling apart in several areas along the exterior. These window seals should be removed and replaced in order to reduce drafts and improve occupant comfort.


IV. UTILITY INFORMATION S&C purchases natural gas from Berkshire Gas under service class C&I, Low Annual Use, Low Load, G-41. Gas supply (commodity) is also purchased from Berkshire Gas. The average supply rate was 0.57 $/Therm. During the year ending in October 2013, the Miller Building had total natural gas consumption of 3,322 Therms at a total of $3,702. Unit consumption was 0.45 therms per square foot and the blended rate was 1.11 $/Therm. Natural gas consumption showed a normal monthly pattern with peak usage of 800 therms a month during the heating season due to the natural gas heating system. There is no natural gas usage during the summer, which can be attributed to the electric DHW and DX cooling. Electricity for the Miller Building and several other buildings is fed from the primary metered Kemble Street electrical service. The facility receives electricity through the National Grid system under General Services - G-2 - Demand. Energy supply (commodity) is also purchased from National Grid at an average cost of 0.071 $/kWh. Consumption at that meter was 188,000 kWh per year at a total cost of $22,083.24. The blended electricity rate is $0.117/kWh. Exact electricity consumption of this particular building is unknown since it is on a combined meter with several other buildings. Based on a square foot weighted average (including the Garage/Shop, Lawrence Hall, Miller Building, Southeast Cottage, and West Cottage), the Miller Building used approximately 29,880 kWh of electricity. Unit consumption was 5.16 kWh/SF. We recommend that a submeter for the building be installed to track actual building use. According to the U.S. Energy Information Administration 2003 Commercial Buildings Energy Consumption Survey (CBECS), the average energy consumption for buildings with a floor space between 5,001 and 10,000 SF, used for offices, located in New England, two floors in size, and 40 to 48 weekly operating hours is 83.5 MBtu/SF. Miller Building’s total natural gas and electricity usage totaled 75.0 MBtu/SF. Total energy usage was lower than the average relative to similar buildings in the area.


Tina Packer Playhouse


January, 2014



And





(518) 439-8235





Tina Packer Playhouse Shakespeare & Company


I. INTRODUCTION ................................................................................................................... 1

II. EXISTING CONDITIONS ....................................................................................................... 2 A. Envelope ........................................................................................................................... 2

1. Walls .............................................................................................................................. 2 B. HVAC System ................................................................................................................... 2 C. DHW System ..................................................................................................................... 5 D. Power System ................................................................................................................... 6 E. Lighting System ................................................................................................................. 6 F. Fire Alarm System ............................................................................................................. 7 G. Plumbing System .............................................................................................................. 7 H. Fire Protection System ...................................................................................................... 8

III. RECOMMENDED UPGRADES OR IMPROVEMENTS ..................................................... 9 1. Replace boiler with modulating condensing boiler ...................................................... 10 2. Replace HVAC control system with digital control system .......................................... 10 3. Install digital clock thermostats .................................................................................... 10 4. Install hydronic heating coils for air-to-air heat pump that serves dressing rooms ................................................................................................................................... 11 5. Insulate soffit area in building lobby ............................................................................ 11 6. Install air conditioning for lobby area ........................................................................... 12

IV. Utility Information .............................................................................................................. 13

Appendices




• Envelope • HVAC system • DHW system • Power system • Lighting system • Fire Alarm system • Plumbing system • Fire protection (sprinkler) system




A. Envelope

1. Walls

During the walkthrough, it was mentioned that historically there has been issues with the sprinkler pipe freezing in the soffit above the entrance façade on the north side. Using an IR camera, it was noted that the soffit area is poorly insulated, with lower temperatures near the corners and edges where the roof meets the wall. Temperatures in the 40s were found when outdoor ambient temperatures were in the low 30s. Once temperatures drop well below freezing during the cold winter months, freezing is of great concern. This problem has made maintenance staff hesitant to implement temperature setbacks during unoccupied periods. Unfortunately this increase heating costs for the building significantly.

B. HVAC System

Tina Packer Playhouse has three different sets of HVAC systems grouped as follows: the main theatre, the dressing rooms, and the front lobby and second floor. Theatre The main theatre is heated and cooled with two 25 ton natural gas fired roof top units (RTUs) which are located on the roof of the rear dressing room addition that was added in 2000. The units provide 25 tons of cooling and 324 MBH of heating. Each unit has two scroll compressors and one 7.5 HP supply fan. The units use refrigerant R-22 which is subject to phase-out under the Montreal Protocol.


These units are capable of providing full economizer (free cooling) assuming that they are paired with an exhaust fan of suitable capacity. These units were manufactured in 1999 and are 14 years old. Expected life for an RTU is 15 to 20 years. Therefore, they are nearing the end of their useful life, but could easily be used for another 10 to 12 years with proper maintenance. Somewhat more efficient units are available for cooling, but heating efficiency would be unchanged, unless the new unit had a hot water coil for heating supplied by a condensing boiler. Installation of such a boiler may be warranted in the front area of the building as discussed below. The theatre units are controlled by a modern Delta, digital building management system (BMS). The head end computer console for this system is located in Bernstein. This system has extensive temperature scheduling capabilities, with the ability to schedule the systems well in advance. However, the scheduling functions for this building are not utilized at all, meaning that no temperature setback is employed. It was also reported that the temperature is left constant during the winter when the building is not occupied for long periods of time. This is related to concerns about freezing sprinkler piping mentioned above. If that problem could be rectified, significant energy savings could be achieved by setting the building back during unoccupied periods. Another option would be to set back the temperatures in areas of the building where there are no concerns about potential freezing of sprinkler piping. Dressing Rooms The dressing room wing is heated and cooled by a Comfort-Aire, air source heat pump with electric backup. The air handling unit is above the ceiling on the main floor and the heat pump unit is on the roof. The air handling unit was not inspected. This unit is controlled by a conventional thermostat. This was installed after the data link to the BMS developed a fault. This fault has not been repaired. Air source heat pumps can provide efficient cooling and heating down to an outdoor temperature of around 30 degrees. At lower temperatures, heat pump heating capacity falls off rapidly and electric backup heat takes over. Electric resistance heating is by far the most expensive source of heat, costing around three times as much as natural gas heat. The unit uses refrigerant R-22 which is subject to phase-out under the Montreal Protocol. This unit has no economizer mode, meaning that it cannot take advantage of outside air for free cooling. Also, we could not find a fresh air intake for this unit, meaning that there is no provision for ventilation air.


The service life for this unit is 20 to 25 years. A new unit would provide a modest improvement in cooling efficient. A new unit with natural gas or hot water heating would provide a big improvement in heating efficiency. If the unit is replaced, there should be a provision made for introduction of ventilation air. The heat pump/condenser is located on the roof of the rear dressing room addition that was added in 2000. The unit is a Comfort-Aire Heat Controller model RSD1248 4 ton capacity unit. The unit has a scroll compressor and is relatively inefficient with a SEER of 12. Modern heat pumps have SEER ratings of up to around 20. Maintenance staff stated that this unit was purchased used, and is estimated to be approximately 10 years old. Expected life for a condenser unit is 15 to 20 years. With proper maintenance, including cleaning of the coils, it is expected that this condenser will provide quite a few more years of heating and cooling before it needs to be replaced. Lobby and Second Floor These areas are heated with HB Smith GB 300 natural gas fired, hot water boiler located in a utility closet on the first floor behind the men’s restrooms. The boiler is an atmospheric cast iron sectional boiler and was manufactured in 1997. The boilers annual fuel use efficiency (AFUE) is approximately 81%. The combustion efficiency is not adjustable, however an automatic vent damper could be installed which would raise the AFUE a few percent. On the face of the boiler, there is evidence of flame rollout that likely occurs periodically on cold start on windy days before the flue warms up and creates a draft. Newer boilers have rollout sensors which shut down the burner when this occurs. The boiler has three zones, each with a separate circulator (pump): Zone 1 feeds a radiant floor system in the main lobby; Zone 2 feeds fin tube radiation in the restrooms and the second floor rooms; and Zone 3 feeds fin tube radiation that runs down the side walls of the main theatre. All the thermostats are T-87 round Honeywell thermostats (single setpoint). As such they have no automatic scheduling or setback capability. Since the thermostat for Zone 2 is in the first floor restroom, the FTR on the second floor is controlled with self-contained, non-electric radiator valves. These valves generally work well but these seem to have failed since the valves were at the minimum setting but the FTR was still hot.


The inner lobby of the theatre is also on Zone 3. The thermostat is in the theatre. Since the lobby has very little heat loss, this area overheats. This space was 85ºF during our site visit on November 19, 2013. We recommend permanently blocking off some of the return air openings on the bottom of the FTR to reduce overheating in this location. The lobby and second floor rooms have no air conditioning. This is a problem in the summer when patrons leave the air conditioned theatre at intermission and have to enter the much hotter lobby. Options are limited for installation of air conditioning due to the configuration of the building. While the use of a rooftop unit is generally the most economical approach for the installation of cooling in a space, the roof configuration is not amenable to installation of such a unit and the aesthetics of putting it on the ground would probably not be acceptable. One option that could be investigated would be to extend the ducts from the two large RTUs that serve the theatre. These ducts extend all the way to the rear wall of the theatre and could possibly be extended. Another option would be the use of several mini-splits. These could be mounted up high in the lobby and the condensing units could be located on the roof or on the west side of the building where they would not be too objectionable. If mini-split heat pumps are utilized, they could also provide some heat during swing seasons to delay the use of the boilers system. A mini-split air conditioning unit is installed in the sound booth for localized temperature control. The condensing unit is located at ground level on the western side of the building. It is a Mitsubishi Electric Mr. Slim model MU09NW2 0.75 ton unit. The age of this unit is estimated to be 10 to 12 years old. Expected life for a condenser unit is 15 to 20 years. With proper maintenance, including cleaning of the coils, it is expected that this condenser will provide quite a few more years of cooling before it needs to be replaced. Overall the building uses 0.97 Therms/SF-year of natural gas. This is quite a high value indicating that significant natural gas savings are possible.

C. DHW System

The hot water heater for the building is located in the sprinkler valve closet off of a dressing room in the basement. This unit is a Rheem Model E850 commercial unit. It has a 50 gallon capacity and 18 kW electric heating element. The unit was manufactured in 1998 and is in good condition. The average lifespan of a hot water heater is approximately 10 to 15 years, but can last longer if it is blown down periodically to remove sediment and if the sacrificial anode is replaced when needed. With maintenance, this hot water heater should operate for


several more years. However, the unit should be replaced in several years to prevent an unplanned loss of hot water.

D. Power System

The building is served by a 500 KVA pad mounted transformer located outside the dressing room addition, and connected to the newer 13.8 KV primary system originating from Old Stockbridge Road. The transformer serves a 120/208 volts, three-phase, four-wire, 1000 amp main distribution panel in the basement. The entire building power distribution was replaced with a new system approximately 15 years ago. The system is in very good condition.

E. Lighting System

Lighting fixtures for the two-story dressing room addition are primarily T-8 fluorescent, controlled by local switching (no occupancy sensor controls). Exception- dressing room lights are incandescent G-Lamps. Lighting for the main lobby addition is primarily fluorescent, but there are also several incandescent fixtures (concession bar, bathroom/hall, upstairs, and exterior façade lights).

The theatre stage lighting system is served by ETC dimmer rack and cabinets located in the basement main electrical room, all approximately 15 years old and in good condition. The stage lighting power distribution system was upgraded at the same time the dimmers were installed, and is also in good condition, and serving the needs of the theatre. Recommendations include conversion of dressing room, concession bar, bathroom/hall, upstairs, and exterior façade lighting to LED type, with is estimated to cost $11,500 with a 6.7 year payback. The addition of occupancy sensor lighting controls for individual rooms is estimated to cost $3,000 with a seven year payback.



Fire alarm system is a Notifier conventional zoned system, approximately 15 years old. This is not current state-of-the-art, but is in good condition and still functions properly.

G. Plumbing System

The facility has a combined fire protection/domestic water service which it receives from the Town of Lenox Department of Public Service. The building has two services: a high flow for the sprinkler system and a low flow for the domestic water. The rate class for both is type C1, and is $6.50/1000 gallons for water and $8.50/1000 gallons for sewer, which equals 1.5 cents per gallon. The high flow service is billed at a constant rate of 5000 gallons per 6 month billing period for a total charge of $140/year. While the charge is minor we do not believe that there should be a sewer charge for this service. The low flow usage is metered. Consumption for the period April 2012 – April 2013 averaged 5,292 gallons per month. The total annual cost for this meter is about $955/year. Newer standard plumbing fixtures are used throughout the facility. Sinks in the public bathrooms have aerators rated for 0.5 GPM, whereas sinks in the private areas have aerators rated for 2.0 GPM. The only sink found without an aerator was the kitchen, with a measured flow of 12 GPM. Replacement options include aerators and faucets with flow rates of 0.5 GPM. Based on an average use of 20 times a day for 30 seconds each, the payback period for replacing it may be less than a year. In the public bathrooms, flush toilets and urinals are installed, and are rated for 1.0 GPM and 1.6 GPM, respectively. In the private bathrooms, 1.6 GPF toilets with Sloan Flushmate pressure tanks are installed. One toilet pressure tank in the 1st floor prep room was found to be leaking slightly from the top. Replacement options include toilets with a rate of 1.1 or 1.2 GPF. Based on an average use of 20 times a day, the payback period for replacing it may be 3 to 5 years. Showers throughout the building have 1.5 GPM and 2.5 GPM low flow showerheads installed. Based on an average use of three times a day for seven minutes each, the payback period for replacing it may be less than a year. Generally speaking, at lower use rates, fixture replacement is not an attractive option. If a fixture must be replaced, though, the most water efficient unit should be selected PVC, chrome-plated, and copper drain lines are present, as well as copper supply lines. All plumbing lines appear to be in good shape. No shutoff valves appeared to be leaking.


Generally, none of the fixtures appear to be worn or leaking, and also appear to be in good shape. The estimated cost of updating plumbing fixtures is approximately $300 with a payback of 3.0 years.


The TPP has sprinkler coverage throughout the building. The building’s backflow preventer and main sprinkler valve are located in the basement and appear to be in satisfactory condition. The fire department connection and system main drain are located on the south side of the building near the roll up door. At the time of the inspection the system static pressure gauges were reading 150 psig at the alarm valve. There was no apparent indication of a standpipe system in the building. Maintenance personnel stated that there have been occasions where piping running through some soffit areas in the northern part of the building have been damaged due to freezing. These areas are interior to the building envelope in a conditioned portion of the building. Though this area of the building is conditioned throughout the year, it lacks adequate insulation for freeze protection of these pipes. Insulation in this area should be corrected or upgraded in order to prevent further issues with pipes freezing. If it is necessary to run pipes through areas subject to freezing temperatures measures should be taken to protect the piping from freezing. Pipes can be protected by heat tracing and pipe insulation, or be removed from the wet system and have a dry system installed. During the walk-through, it was mentioned that there had been a recall of the Central Sprinkler heads by Central Sprinkler Company. In 2001, Central Sprinkler announced a recall for sprinkler heads that have O-ring seals. Degradation of the seals could make the heads non-functional. Tyco International, which owns Central Sprinkler, ran a voluntary head replacement program until August 2007. This program has ended. Novus was not able to verify if the heads at S&C are of the faulty design. We recommend that additional study be undertaken to verify if the heads at S&C are faulty. If they are, they should be replaced. Information about the head replacement program and links to identify faulty heads can be found at http://www.sprinklerreplacement.com/. In general, there are a number of concerns on campus regarding fire protection and the improper storage of materials. In several areas across campus, highly flammable materials (paint) and high density storage of materials (clothing, mattresses) were found. Sprinkler coverage in these areas should be reviewed to ensure proper fire protection is in place for the materials being stored. Another option is to remove these materials and relocate them to a location on campus specifically designed to hold them with fire protection in mind.


III. RECOMMENDED UPGRADES OR IMPROVEMENTS The following section includes recommended upgrades and improvements based on the walkthrough conducted of the building. Estimated costs and paybacks are provided where possible for efficiency measures that will save energy costs. The table below is a summary of these measures.

ENERGY & COST SAVINGS SUMMARY

Measure No. Measure


Annual Fuel

Savings (Therms)

Annual Cost

Savings

Measure Cost


1

Replace boiler with modulating condensing boiler

- - 900 $950 $9,500 10.0

2

Replace HVAC control system with digital control system

- - - $3,500 $12,500 3.6

3 Install digital clock thermostats

- - - $1,000 $500 0.5

4

Install hydronic heating coils for air-to-air heat pump that serves dressing rooms

21,300 - - $2,500 $5,000 2.0

5

Insulate building soffit area in building lobby

- - - - $1,000 -

6

Install air conditioning for lobby area

- - - -$3,000 $25,000 -


1. Replace boiler with modulating condensing boiler

The HB Smith boiler serving the lobby and second floor was manufactured in 1997 and is approximately 16 years old. Cast iron boilers can last for 75 years if well maintained, so this unit may continue to provide heat for many years to come particularly if water quality is maintained. This boiler is built with cast iron sections that can be replaced individually if one fails. Also, there is evidence on the front panel of flame rollout occurs. If the boiler does begin to leak and repair costs are high, it should be replaced with a more efficient boiler.

The boilers annual fuel use efficiency (AFUE) is a maximum of 81%. We expect it is lower. The combustion efficiency is not adjustable, however an automatic vent damper could be installed which would raise the AFUE a few percent. Replacement with a modulating-condensing boiler would increase the efficiency the present value to over 92%. Fuel use would reduce by about 10%. We estimate that it will save about 900 therms of natural gas at a savings of $950. The cost of a new furnace will be about $9,500 for a 10 year payback. A $2,000 rebate is available through Berkshire Gas’ Commercial & Industrial Energy Efficiency Program for condensing boilers up to 499 MBH in size.

2. Replace HVAC control system with digital control system

In the northern lobby of the building, older style thermostats are installed which do not allow for networking or remote control from off the premises. Since a portion of the building is controlled by a DDC system located in Bernstein, this system should be expanded to include the entire building. By doing so, scheduling and temperature setbacks can be implemented building wide, resulting in more efficient operation of the building. The estimated cost of this measure is $12,500, with annual savings of $3,500 based on energy savings.

3. Install digital clock thermostats

Currently, all of the thermostats serving front areas of the Tina Packer Playhouse are older style single setpoint thermostats. As such, there is no automatic scheduling or setback capability and the Tina Packer Playhouse is kept at a constant temperature without scheduling or setbacks.

New thermostats should be purchased in order to allow for scheduling. Two options are the Honeywell VisionPro TH8110U digital thermostat or the Robertshaw 9801I2 programmable single stage thermostat. At minimum, the new thermostats should have the following features:


a) 7-day Programming b) Programmable Fan Operation c) Password Protection d) Adjustable Temporary and Vacation Hold Features

Management should devise a reasonable schedule and it be programmed with a 5 to 7 degree setback in winter and a 10 degree setup in summer. If the building is not used for an extended period of time, a vacation setback or setup can be set for additional savings.

The estimated cost to install new thermostats is approximately $500 for materials and labor. Electric and natural gas savings due to scheduling are estimated to be roughly $1,000 annually for a simple payback of 0.5 years. A $25 rebate incentive per thermostat is available through Berkshire Gas’ Commercial and Industrial High-Efficiency Heating Equipment Rebate Program.

4. Install hydronic heating coils for air-to-air heat pump that serves dressing rooms

The dressing is heated and cooled by a Comfort-Aire air source heat pump with electric backup. The air handling unit is above the ceiling on the main floor and the condensing unit is on the roof. Air source heat pumps can provide efficient cooling and heating down to an outdoor temperature of around 30 degrees. At lower temperatures, heat pump heating capacity falls off rapidly and an electric coil takes over. Electricity resistance heating is by far the most expensive source of heat, costing around three times as much as natural gas heat. Recommended is a hydronic heating coil by installed to replace the current electric coil. This heating coil can be connected to the existing hydronic system heating the theater area. The estimated cost of this project is $7,500, and annual savings are estimated to be $2,500 with a 3 year simple payback.

5. Insulate soffit area in building lobby

In the building lobby, the soffits above the windows were observed to be poorly insulated, with soffit temperatures far below indoor ambient temperatures. During periods of extreme cold, this can lead to freezing of the sprinkler pipes located in this soffit area. It is recommended that insulation be added to this soffit area and/or pipe insulation be installed for the length of the soffit. Additionally, sealing of the exterior should be investigated to reduce infiltration in the location of the soffit.


6. Install air conditioning for lobby area

During the walkthrough, it was observed that the front lobby area where the front restrooms and snack bar are located is not conditioned during the summer months. Building personnel stated that this area becomes very warm during the summer months, especially when patrons gather in this area. It is recommended that a dedicated air conditioning system be installed in this area to address these comfort issues. Possible locations to place a condenser unit may be able to be placed either on the ground next to the building or above this space on the small deck area accessible via the second floor. We recommend that an engineering firm create a formal design in order to properly size the system and determine proper placement of the exterior unit. It is estimated that the total cost of installing an air conditioning unit for this space is approximately $25,000. The unit would consume more energy, and so no utility savings are expected to be realized.


IV. Utility Information S&C purchases natural gas from Berkshire Gas under service class C&I, Low Annual Use, Low Load, G-41. Gas supply (commodity) is also purchased from Berkshire Gas. The average supply rate was 0.57 $/Therm. During the year ending in October 2013, the Tina Packer Playhouse had total natural gas consumption of 9,891 Therms at a total of $10,352. Unit consumption was 0.68 therms per square foot and the blended rate was $1.05 $/Therm. Natural gas consumption showed a normal monthly pattern with peak usage of 2,100 therms a month during the heating season due to the natural gas heating system. There is no natural gas usage during the summer, which can be attributed to the electric DHW and DX cooling. Electricity for the Tina Packer Playhouse and Bernstein is metered together. The facility receives electricity through the National Grid system under General Services - G-2 - Demand. Energy supply (commodity) is also purchased from National Grid at an average cost of 0.071 $/kWh. Consumption at that meter was 188,000 kWh per year at a total cost of $22,083.24. The blended electricity rate is $0.117/kWh. Exact electricity consumption of this particular building is unknown since it is on a combined meter with Bernstein. Based on a kW demand weighted average (200 kW demand for Bernstein versus 50 kW demand for the Tina Packer Playhouse), the Tina Packer Playhouse used approximately 131,180 kWh of electricity. Unit consumption was 8.90 kWh/SF. We recommend that a submeter for the building be installed to track actual building use. According to the U.S. Energy Information Administration 2003 Commercial Buildings Energy Consumption Survey (CBECS), the average energy consumption for buildings with a floorspace between 5,001 and 10,000 SF, used for education, constructed between 2,000 and 2,003, located in New England, and with three floors is 84.5 MBtu/SF. Bernstein’s total natural gas and electricity usage totaled 97.5 MBtu/SF. Therefore, energy consumption of the Tina Packer Playhouse is higher than average compared to similar buildings. A main contributor to this is the lack of temperature setbacks being used during unoccupied periods.


Southeast Cottage


January, 2014



And



Nicholas J. Puma, Managing Director



(518) 439-8235





Southeast Cottage Shakespeare & Company


I. INTRODUCTION ................................................................................................................... 1


1. Windows ........................................................................................................................ 2 2. Walls .............................................................................................................................. 2 3. Doors ............................................................................................................................. 2


III. RECOMMENDED UPGRADES OR IMPROVEMENTS ..................................................... 6 1. Install digital temperature controls ................................................................................. 6 2. Insulate Steam and DHW piping in basement ............................................................... 7 3. Replace Air Vents on Radiators .................................................................................... 7 4. Boiler Maintenance ........................................................................................................ 7

IV. UTILITY INFORMATION .................................................................................................... 8

Appendices





1. Windows

Windows throughout the building are predominantly single pane with wood frame construction. The window glazing appears to be old and cracking in many areas. Overall condition of the windows is fair, though significant drafts exist due to the glazing and lack of storm windows or double pane construction.

2. Walls

It does not appear that the exterior (walls, roof, gutters, etc.) of this building are being maintained. As a result, significant water damage is present in many areas. The walls also lack continuous insulation, with extensive heat loss present along walls near the foundation and where the roof meets the side of the building. The building has a natural stone foundation. The cut stone on exterior of the foundation is deteriorated and falling away in various areas.

3. Doors

The building has no storm doors and the primary doors fit poorly. There is a Bilco door leading to the basement, but no interior door at the bottom of the stairs to prevent heat loss from the basement.

B. HVAC System

The Southeast Cottage is heated with a new single pipe steam system. The boiler is new. The basement condensate lines were also replaced with copper lines. In steam systems, the lowest horizontal condensate line typically rots out first. The steam lines and vertical condensate lines are likely still in good condition. Spaces in the house are


heated with cast iron steam radiators.

The heating system is controlled by a single setpoint (Honeywell T-87) thermostat located in a bedroom on the first floor. During the site visit, the thermostat was set to a very high setpoint and the space temperature was greater than 80°F throughout the house.

One pipe steam systems are difficult to control for even heating and typically suffer from overheating in certain areas. However, the temperature being maintained throughout the house seemed to be excessive due to the high setpoint.

Steam system can be balanced for more even heat but it is a fairly labor intensive process and takes a knowledge of how the system works.

The basement steam and condensate lines all lack pipe insulation. This allows for heat loss from the steam line to the unconditioned basement area.

C. DHW System

The domestic hot water heater is a natural gas Bradford White unit, which was installed approximately four years ago and is in good condition. The hot water supply lines in the basement were not insulated. These lines should be insulated to reduce heat losses through the lines. The average lifespan of a hot water heater is approximately 10 to 15 years, but can last longer if it is blown down periodically to remove sediment and if the sacrificial anode is replaced when needed. With maintenance, this hot water heater should operate for many years.

D. Power System

Secondary electrical service to the building is 120/240 volt, single-phase, three-wire, appearing to be obtained from St. Martins basement, and terminating at a 100 amp load center panel in the basement. Panel is in fair condition. Receptacles are marginally adequate. Branch wiring is a mix of “Romex” and armored cable, in fair to poor condition. If building is retained, complete power system upgrade is recommended.

E. Lighting System

Lighting fixtures are primarily incandescent (few fluorescent), low end residential type, with local switching, all in fair to poor condition. If building is retained, complete lighting system upgrade is recommended.



The building has limited single-station type smoke detectors. If building is retained, a complete upgrade recommended.

G. Plumbing System

No water bills were available to be analyzed for this building. The building has both low and high flow sinks installed throughout. If this building continues to be used as a residence hall, it is recommended that aerators be installed where possible and older fixtures replaced to save water and energy. Replacement options include aerators and faucets with flow rates of 0.5 GPM. Based on an average use of 20 times a day for 30 seconds each, the payback period for replacing the older fixtures is less than a year. Tank toilets rated at 1.6 GPF were found throughout the building and appeared to be in good condition. Replacement options include toilets with a rate of 1.1 or 1.2 GPF. Based on an average use of 20 times a day, the payback period for replacing it may be 3 to 5 years. Low flow showers were found in both bathrooms. However, replacement options include showerheads with variable flow rates between 0.5 GPM and 1.5 GPM. Based on an average use of three times a day for seven minutes each, the payback period for replacing these showerheads may be less than a year. If this building continues to be used as a residence hall, it is recommended that the shower heads be replaced with more efficient fixtures. Generally speaking, at lower use rates, fixture replacement is not an attractive option. If a fixture must be replaced, though, the most water efficient unit should be selected The water main for the entire building is located in the southeast corner of the basement. The main is a 1” copper line and appeared to be in good condition. The main sewer line is also located in the basement, and is 4” cast iron. It exits through the northwest corner and appears to be in good condition. PVC drain lines and copper supply lines were found, and all plumbing lines appear to be in good shape. No pipe or shutoff valve leaks were found. The estimated cost of updating plumbing fixtures is approximately $360 with a payback of three years.



During the walkthrough, no fire sprinkler system was observed to be installed within the building.




ECM NO. Measure


Annual Fuel

Savings (Therms)

Annual Cost

Savings

Measure Cost



- - - $600 $300 0.5

2

Insulate steam and DHW piping in basement

- - 179 $200 $1,000 5.0

3 Replace air vents on radiators

- - - - - -

4 Boiler maintenance - - - - - -


The single setpoint thermostat should be replaced with a programmable thermostat. At minimum the thermostat should have the following features:

a) 7-day Programming b) Password Protection c) Adjustable Temporary and Vacation Hold Features

To achieve maximum energy savings, the thermostats need to be adjusted to setback the temperature when the cottage is unoccupied and at night. A programmable thermostat would be particularly useful in this building due to its very high energy use and the very high setpoint being maintained by the occupant. The estimated cost to install new thermostats is approximately $200 for materials and labor. Electric and natural gas savings due to scheduling are estimated to be roughly $400 annually for a simple payback of 0.5 years. A rebate of up to $25 per thermostat is available through Berkshire Gas‘ Natural Gas Commercial Rebate Program. The


thermostat should also probably be relocated from the first floor bedroom to a common space

2. Insulate Steam and DHW piping in basement

The current steam, condensate and DHW copper piping in the basement has no insulation. All of this piping should be insulated in order to reduce the heat loss from the pipes to the unconditioned basement. The estimated cost of installing insulation is $1,000 with annual savings estimated to be $200.

3. Replace Air Vents on Radiators

Steam radiators have automatic air vents which need to be replaced periodically for correct system operation. They should be checked and replaced as needed.

In rooms that suffer from overheating, thermostatic air vents can be installed to control the temperature. These should not be installed in the room with the thermostat.

4. Boiler Maintenance

Steam boilers need to be blown down at least weekly to prevent them from becoming clogged with sediment. This will accelerate corrosion of the boiler and hasten its failure. This takes only a few minutes, but is essential to good steam boiler operation.


IV. UTILITY INFORMATION S&C purchases natural gas from Berkshire Gas under service class C&I, Low Annual Use, Low Load, G-41. Gas supply (commodity) is also purchased from Berkshire Gas. The average supply rate was 0.57 $/Therm. During the year ending in October 2013, the Southeast Cottage had a total natural gas consumption of 3,535 Therms at a total of $3,957. Unit consumption was 1.50 therms per square foot and the blended rate was 1.12 $/Therm. This is an extremely high rate of usage even for a building with a steam system. Natural gas consumption showed a normal monthly pattern with peak usage of 750 therms during the peak heating season and a baseline minimum of 50 therms during the summer, which can be attributed to DHW and kitchen usage. Electricity for Southeast Cottage and several other buildings is fed from the primary metered Kemble Street electrical service. The facility receives electricity through the National Grid system under General Services - G-2 - Demand. Energy supply (commodity) is also purchased from National Grid at an average cost of 0.071 $/kWh. Consumption at that meter was 188,000 kWh per year at a total cost of $22,083.24. The blended electricity rate is $0.117/kWh. Exact electricity consumption of this particular building is unknown since it is on a combined meter with several other buildings. Based on a square foot weighted average (including the Garage/Shop, Lawrence Hall, Miller Building, Southeast Cottage, and West Cottage), the Southeast Cottage used approximately 8,836 kWh of electricity. Unit consumption was 5.16 kWh/SF. We recommend that a submeter for the building be installed to track actual building use. According to the U.S. Energy Information Administration 2003 Commercial Buildings Energy Consumption Survey (CBECS), the average energy consumption for buildings with a floor space between 1,001 and 5,000 SF, used for lodging, located in New England, and two floors in size is 94.6 MBtu/SF. Miller Building’s total natural gas and electricity usage totaled 224.0 MBtu/SF. Total energy usage was much higher than the average relative to similar buildings in the area, and is primarily attributed to the poor building envelope and excessive thermostat settings.


Garage/Shop


January, 2014



And





(518) 439-8235




Walk-Through Energy Audit and Conditions Report Garage/Shop

Shakespeare & Company Lenox, MA Table of Contents

I. INTRODUCTION ................................................................................................................... 1


1. Windows ........................................................................................................................ 2 2. Walls .............................................................................................................................. 2 3. Doors ............................................................................................................................. 2


III. RECOMMENDED UPGRADES OR IMPROVEMENTS ..................................................... 5 1. Install digital temperature controls ................................................................................. 5 2. Replace seals on garage door ...................................................................................... 6 3. Convert Oil Boiler to Natural Gas Modulating Condensing Boiler ................................. 6


Appendices





1. Windows

The windows are wood frame with an older thermopane glazing. The windows appear to be well sealed around the sashes.

2. Walls

The building is a wood frame with a clapboard exterior. It is unknown if the building is insulated. The attic is accessible via a trap door in the apartment kitchen. The attic floor appeared to be insulated with about 12” of fiberglass batt insulation. The attic was not entered so it was not verified that the entire attic is insulated or if the insulation is well installed with no gaps. This should be verified by maintenance staff and corrected if necessary.

3. Doors

The first floor garage has a large garage door. This is a newer insulated door, but it does not seal tightly at the sides.

B. HVAC System

The building is heated with a hot water, oil fired boiler located in an enclosed closet in the ground floor garage. The boiler is an H. B. Smith model 8-S/W-3 with a rating of 100 MBH. It is circa 1985 and is 28 years old. There is some surface corrosion and minor leakage on the boiler casing. There are a few minor oil leaks resulting in a strong smell of oil. The oil storage tank is located behind the boiler in the enclosed closet. The boiler supplies separate zones on the first and second floor. Each floor has a separate circulator. First Floor The first floor garage is heated with a Modine hot water unit heater suspended from the ceiling in the southeast corner. Temperature control is provided by an older Honeywell type T87 thermostat, which was set for 50°F at the time of the audit.


Second Floor The second floor is heated by baseboard fin tube radiation. There is a Haier window-mounted AC unit for cooling.

C. DHW System

During the walkthrough, no domestic hot water tank could be found within the building, and the facilities staff was not aware of the location. IT is believed that the boiler has a tankless coil installed which also heats the domestic hot water. Some of the hot water lines in the basement were not insulated. These lines should be insulated to reduce heat loss.

D. Power System

Secondary electrical service to the building is 120/240 volt, single-phase, three-wire, obtained from Lawrence Hall basement, and terminates at a 100 amp load center panel on the first floor. Panel is in good condition. Receptacles are generally adequate, and GFI-protected where required. Kitchen receptacles should be changed to GFI type. Branch wiring is primarily “Romex”, in fair to good condition (some fairly new). No major upgrade is required.

E. Lighting System

The first floor garage area is lit primarily with T-12 fluorescent fixtures. Upstairs apartment lighting is low end residential incandescent and T-12 fluorescent fixtures in fair condition. Exterior lighting is residential style incandescent. Generally, existing lighting is marginally adequate. Upgrade to LED type lighting should be considered, for energy efficiency and longer lamp life.


The building has single-station smoke and carbon monoxide detectors.

G. Plumbing System

No water bills were available to be analyzed for this building.


Newer low flow plumbing fixtures are used throughout the building. If any fixtures in this building need to be replaced in the future, the most water efficient unit should be selected. PVC drain lines and copper supply lines were found, and all plumbing lines appear to be in good shape. No pipe or shutoff valve leaks were found. The estimated cost of updating plumbing fixtures is approximately $150 with a payback of three years.


During the walkthrough, no fire sprinkler system was observed to be installed within the building. On the first floor, a large quantity of paint is being stored in the two garage bays. This paint is highly flammable, and storage of it under a residence is a concern since the partition between this space and the residence above did not appear to be a fire rated partition. This may constitute a code violation, and the paint should be removed from the building and stored in a designated location with adequate fire protection systems installed.




ECM NO. Measure


Annual Fuel

Savings (Gallons)

Annual Cost

Savings

Measure Cost



- - - $400 $200 0.5

2 Replace seals on garage door

- - - $50 $200 4.0

3

Convert Oil Boiler to Natural Gas Modulating Condensing Boiler

- - 2,092 $2,050 $6,500 3.2




To achieve maximum energy savings, the thermostats need to be adjusted to setback the temperature when the cottage is unoccupied and at night. A programmable thermostat would be particularly useful in this building due to its very high energy use and the very high setpoint being maintained by the occupant. A simpler password protected thermostat should be installed in the shop to permit an occupant to temporarily change the setpoint when he/she is working. After a set time out period, it will return to a lower setting.


The estimated cost to install new thermostats is approximately $200 for materials and labor. Electric and natural gas savings due to scheduling are estimated to be roughly $400 annually for a simple payback of 0.5 years. A rebate of up to $25 per thermostat is available through Berkshire Gas‘ Natural Gas Commercial Rebate Program.

2. Replace seals on garage door

The garage door in the ground floor shop does not seal tightly around the perimeter. The door should be adjusted and weather stripping be replaced in order to reduce infiltration and heat loss. The estimated cost of installing new seals is approximately $200.

3. Convert Oil Boiler to Natural Gas Modulating Condensing Boiler

Natural gas is available on the property but is not currently connected to the Garage/Shop building. Natural gas does run to Lawrence Hall, which is within 100 feet of the Garage/Shop. Due to the higher cost and lower efficiency of an oil-burning boiler, natural gas should be run to the building and a combined boiler and water heating modulating condensing boiler be installed. Based on approximate savings of $2,050 annually and an installed cost of $6,500, the simple payback for this would be approximately 3.2 years. A $1,200 incentive is available through Berkshire Gas for combined high-efficiency boiler and water heating units with a minimum AFUE (efficiency) of 90% which could make this option more attractive.


IV. UTILITY INFORMATION S&C purchases fuel oil for heating of the Garage/Shop through Clifford Oil Company. For the period between November 2012 and September 2013, 511.2 gallons of fuel oil was purchased at an average cost of $3.45 a gallon delivered. Unit consumption was 0.44 gallons per square foot. Electricity for the Garage & Shop and several other buildings is fed from the primary metered Kemble Street electrical service. The facility receives electricity through the National Grid system under General Services - G-2 - Demand. Energy supply (commodity) is also purchased from National Grid at an average cost of 0.071 $/kWh. Consumption at that meter was 188,000 kWh per year at a total cost of $22,083.24. The blended electricity rate is $0.117/kWh. Exact electricity consumption of this particular building is unknown since it is on a combined meter with several other buildings. Based on a square foot weighted average (including the Garage/Shop, Lawrence Hall, Miller Building, Southeast Cottage, and West Cottage), the Garage & Shop used approximately 4253 kWh of electricity. Unit consumption was 5.16 kWh/SF. We recommend that a submeter for the building be installed to track actual building use. According to the U.S. Energy Information Administration 2003 Commercial Buildings Energy Consumption Survey (CBECS), the average energy consumption for buildings with a floor space between 1,001 and 5,000 SF, used for lodging, located in New England, and two floors in size is 94.6 MBtu/SF. The Garage/Shop’s total fuel oil and electricity usage totaled 103.8 MBtu/SF based on the occupied second floor, only. Total energy usage was higher than the average relative to similar buildings in the area.


West Cottage


January, 2014



And



Nicholas J. Puma, Managing Director



(518) 439-8235





West Cottage Shakespeare & Company


I. INTRODUCTION ................................................................................................................... 1

II. Existing Conditions ................................................................................................................ 2 A. Building Envelope .............................................................................................................. 2

1. Windows ........................................................................................................................ 2 2. Doors ............................................................................................................................. 2 3. Basement ...................................................................................................................... 2 4. Walls .............................................................................................................................. 3

B. HVAC Systems .................................................................................................................. 3 C. DHW System ..................................................................................................................... 4 D. Power System ................................................................................................................... 4 E. Lighting System ................................................................................................................. 4 F. Fire Alarm System ............................................................................................................. 4 G. Plumbing Systems ............................................................................................................. 5 H. Fire Protection Systems .................................................................................................... 6

III. Recommended Upgrades or Improvements ...................................................................... 7 1. Install digital temperature controls ................................................................................. 7 2. Correct second floor temperature control ...................................................................... 8 3. Insulate DHW piping in basement ................................................................................. 8 4. Seal Basement Penetrations ......................................................................................... 8

IV. Utility Information ................................................................................................................ 9

Appendices



II. Existing Conditions


1. Windows

Windows throughout the building are predominantly single pane with wood frame construction. Single pane storm windows are installed on the exterior of the building, but were mostly open during the walkthrough conducted on November 8th. The window glazing appears to be old and cracking in many areas. Overall condition of the windows is fair, though significant drafts exist due to the condition of the glazing and lack of weather-stripped sashes.

2. Doors

The doors are basic wood construction with single pane glazing. Two of the three exterior doors have storm doors on the exterior. All of the doors lack door sweeps and weather stripping, with significant gaps present in many areas.

3. Basement

Upon inspection of the basement, several open penetrations were identified. The chimney appears to have been previously used to vent to a prior boiler of furnace. When the vent pipe was removed, the open penetration was not sealed. This opening should be sealed to prevent heat loss up the flue and pests from coming in. This can be done temporarily by simply stuffing fiberglass batt material in the opening. The chimney top should be capped to prevent rain and snow from entering the flue and degrading it. The cap should be air tight. Ideally, the brick openings should be sealed with bricks and mortar. In the root cellar on the south wall, an open drain pipe or pipe sleeve penetration was observed at ground level. This opening was used for piping that passed through the foundation, but was never capped when use was discontinued. This opening should be capped to prevent cold air and pests from coming in.


On the southeast corner of the foundation, an old door through the foundation was observed to be partially open with plywood covering it up. Outside, the stairs leading down are covered with a Bilco door. The inner door should be properly sealed to eliminate drafts.

4. Walls

Inspection of the outside walls with an infrared thermometer revealed that insulation in the wall is not consistent. There appeared to be gaps where no insulation is present. At best the walls are partially insulated with fiberglass batts. Reinsulating the walls would be a very long payback measure, but if any work needs to be done on the outside walls for other reasons, the existing insulation should be removed and replaced with open cell spray foam.

B. HVAC Systems

A Trane XR90 natural gas furnace provides forced hot air heating for West Cottage. The duct leading from the furnace up to the first and second floor is sufficiently insulated with fiberglass insulation.

This is a modern condensing furnace so it is very efficient. The unit appears to be approximately six years old and is in good condition. Furnaces typically have a useful lifespan of approximately 15 to 20 years, and so with adequate maintenance, this furnace should be sufficient to provide service for the next ten years without major issues. The unit does not have a DX coil so there is no air conditioning. Air conditioning could be added if desired by adding a X coil in the basement and a condensing unit outside.

On the first floor, temperature control is provided by a non-programmable Honeywell T87 digital thermostat which was located in the dining room area.

On the second floor, temperature control is provided by a thermostat located in the hallway. Supply air distribution on the second floor is through diffusers in each of the four bedrooms, with only a return air grille located in the hallway.

During the site visit, it was observed that occupants keep their doors closed, effectively starving the hallway and thermostat of heated air. Each of the rooms were approximately 85°F, whereas the hallway was much cooler, and subsequently calling for more heat. The overheating of the rooms causes occupants to open their windows during the heating season.


C. DHW System

The domestic hot water tank is an electric A.O. Smith ProMax model ECS-40-200 with a 40 gallon capacity tank. It was observed that the hot water supply lines in the basement were not insulated. These lines should be insulated to reduce heat losses through the lines. The average lifespan of a hot water heater is approximately 10 to 15 years, but varies with usage and maintenance factors. It is circa 2006 and is seven years old. Therefore, this hot water heater should operate sufficiently for at least the next several years.

D. Power System

Secondary electrical service to the building is 120/240 volt, single-phase, three-wire, appearing to be obtained from St. Martins basement, and terminating at a 200 amp main circuit breaker in the basement. This breaker feeds a 200 amp load center panel, also in the basement. Both the breaker and panel are in good condition. Receptacles are marginally adequate, and GFI-protected where required. Branch wiring is primarily “Romex”, in fair to good condition (some fairly new). Recommend receptacle upgrade.

E. Lighting System

Lighting fixtures are primarily incandescent (couple fluorescent), low end residential type, with local switching, all in fair condition. There is a battery powered combination emergency lighting unit and exit sign on first and second floors. Upgrading to LED lighting is recommended.


The building has a basic fire/security system, with control panel located in the basement. There are heat detectors in the basement and kitchen, and smoke detectors for the bedroom areas.


G. Plumbing Systems

The facility has domestic water service which it receives from the Town of Lenox Department of Public Service. The rate class is type R1, and is $6.50/1000 gallons for water and $8.50/1000 gallons for sewer, which equals 1.5 cents per gallon. New rates effective May 1, 2013 The water usage is metered. Consumption for the period April 2012 – April 2013 averaged 4,167 gallons per month. The total annual cost for this meter is about $750/year. New plumbing lines were installed in the basement leading up to the first floor, and are in very good condition. PVC drain lines and copper supply lines were found, and all plumbing lines appear to be in good shape. No pipe or shutoff valve leaks were found. The bathrooms have older style high flow faucets installed. In the second floor bathroom, the hot water shutoff was found off, potentially due to a leak. This should be checked and fixed if needed. It is recommended that aerators be installed where possible and older fixtures replaced to save water and energy. Replacement options include aerators and faucets with flow rates of 0.5 GPM. Based on an average use of 20 times a day for 30 seconds each, the payback period for replacing the older fixtures is less than a year. Tank toilets rated at 1.6 GPF were found throughout the building and appeared to be in good condition. Replacement options include toilets with a rate of 1.1 or 1.2 GPF. Based on an average use of 20 times a day, the payback period for replacing it may be 3 to 5 years. Low flow showers were found in both bathrooms. However, replacement options include showerheads with variable flow rates between 0.5 GPM and 1.5 GPM. Based on an average use of three times a day for seven minutes each, the payback period for replacing these showerheads may be less than a year. Due to this building being a residence hall, it is recommended that the shower heads be replaced with low flow fixtures. Generally speaking, at lower use rates, fixture replacement is not an attractive option. If a fixture must be replaced, though, the most water efficient unit should be selected The water main for the entire building is located in the basement on the northern side. The main is a 1” copper line and appeared to be in good condition. The estimated cost of updating plumbing fixtures is approximately $360 with a payback of three years.


H. Fire Protection Systems

During the walkthrough, no fire sprinkler system was observed to be installed within the building. In the basement, a large quantity of paint is being stored. This paint is highly flammable, and storage of it under a residence is of particular concern. This paint should be removed from the building and stored in a designated location with adequate fire protection systems installed. If paint is continued to be stored here, a code review should be conducted in order to determine what retrofits are necessary in order to continue storing paint in this area.


III. Recommended Upgrades or Improvements The following section includes recommended upgrades and improvements based on the walkthrough conducted of the building. Included in the recommendations are estimated costs and paybacks where possible given the scope of the study. The table below is a summary of these measures.


ECM NO. Measure


Annual Fuel

Savings (Therms)

Annual Cost

Savings

Measure Cost



- - - $400 $200 0.5

2

Correct second floor temperature control

- - - - $1,000 -

3 Insulate DHW piping in basement

- - 160 $200 $1,000 5.0

4 Seal basement penetrations

- - - $250 $25 0.1




To achieve maximum energy savings, the thermostats need to be adjusted to setback the temperature when the cottage is unoccupied. This will require adding this task to the responsibilities of one of the employees. In addition, it should be programmed to set back the temperature a few degrees at night when people are asleep. The estimated cost to install new thermostats is approximately $200 for materials and labor. Electric and natural gas savings due to scheduling are estimated to be roughly


$400 annually for a simple payback of 0.5 years. A rebate of up to $25 per thermostat is available through Berkshire Gas‘ Natural Gas Commercial Rebate Program.

2. Correct second floor temperature control

In order to stop the overheating problem on the second floor, two options should be considered:

• Move the thermostat into one of the perimeter rooms. • Install a small supply diffuser in the hall to allow the hall to heat up.

Both options increase the airflow past the thermostat. This allows the thermostat to register a change in space temperature and results in the unit cycling instead of constantly running.

3. Insulate DHW piping in basement

The current DHW copper piping in the basement has no insulation. This piping should be insulation in order to reduce the heat loss from the pipes to the unconditioned basement. The estimated cost of installing insulation is $1,000 with annual savings estimated to be $200.

4. Seal Basement Penetrations

The basement currently has unused penetrations in the chimney and root cellar. These openings should be sealed air tight to prevent heat loss and drafts from these locations. The estimated cost of installing insulation is $25 with annual savings estimated to be $250.


IV. Utility Information S&C purchases natural gas from Berkshire Gas under service class C&I, Low Annual Use, Low Load, G-41. Gas supply (commodity) is also purchased from Berkshire Gas. The average supply rate was 0.57 $/Therm. During the year ending in October 2013, West Cottage had a total natural gas consumption of 1,839 Therms at a total of $2,303. Unit consumption was 0.54 therms per square foot and the blended rate was 1.25 $/Therm. Natural gas consumption showed a normal monthly pattern with peak usage of 440 therms during the peak heating season and a baseline minimum of 0 therms during the summer, since an electric domestic hot water tank and appliances are used. Electricity for Southeast Cottage and several other buildings is fed from the primary metered Kemble Street electrical service. The facility receives electricity through the National Grid system under General Services - G-2 - Demand. Energy supply (commodity) is also purchased from National Grid at an average cost of 0.071 $/kWh. Consumption at that meter was 188,000 kWh per year at a total cost of $22,083.24. The blended electricity rate is $0.117/kWh. Exact electricity consumption of this particular building is unknown since it is on a combined meter with several other buildings. Based on a square foot weighted average (including the Garage/Shop, Lawrence Hall, Miller Building, Southeast Cottage, and West Cottage), the West Cottage used approximately 14,922 kWh of electricity. Unit consumption was 5.16 kWh/SF. We recommend that a submeter for the building be installed to track actual building use. According to the U.S. Energy Information Administration 2003 Commercial Buildings Energy Consumption Survey (CBECS), the average energy consumption for buildings with a floor space between 1,001 and 5,000 SF, used for lodging, located in New England, and two floors in size is 94.6 MBtu/SF. Miller Building’s total natural gas and electricity usage totaled 81.2 MBtu/SF. Total energy usage was slightly lower than the average relative to similar buildings in the area.


St. Martins


January, 2014



And





(518) 439-8235





St. Martins Shakespeare & Company


I. INTRODUCTION ................................................................................................................... 1


1. Windows ........................................................................................................................ 2 2. Doors ............................................................................................................................. 2


III. RECOMMENDED UPGRADES OR IMPROVEMENTS ..................................................... 5


Appendices





1. Windows

Wood double-hung and casement single pane. No insulation or air/vapor barrier was found to be installed.

2. Doors

Wood flush and frame and panel with glass lite was found to be installed.

B. HVAC System

The HVAC system currently installed in St. Martins is a single pipe steam system with electric zone valves to control large areas of the building. The mechanical room where the steam boilers are located is currently flooded with a foot or more of water present. A Pacific and H.B. Smith boiler are both flooded and appear to be significantly corroded. The Pacific boiler appears to be vintage to the original building, and is approximately 75 years old. The H.B. Smith boiler appears to be newer, and is approximately 40 years old. It is estimated that both boilers had an efficiency of 75% max when in operation. New modulating-condensing boilers have efficiencies that exceed 90%. As such, it is recommended that the current boilers be removed to make room for new modulating-condenser boilers. All of the steam piping throughout the building is significantly corroded. Pressure testing and cleaning of all lines would have to be conducted before they could be used again. All valves, steam traps, condensate transfer pumps, and controls would have to be tested and many would need to be replaced. It is virtually certain that much of the condensate piping would have to be replaced. Generally speaking, single pipe steam systems heat effectively but are inefficient by today’s standards. Disadvantages of this type of heating system include a general lack of control on the room level as well as large pipes and valves needed for sufficient flow of the steam and condensate. A single pipe steam system is beneficial in poorly insulated buildings in that the lines are not always filled with water, eliminating the threat of freezing; however, current hydronic systems can be filled with glycol solutions to prevent freezing. If the building is renovated, the entire system should be removed and replaced with a modern hydronic or air system.


C. DHW System

The mechanical room where the DHW tank is located is currently flooded with a foot or more of water present. As such, the current DHW tank is assumed to be unusable and would need to be replaced.

D. Power System

The building is served by a single-phase pad mounted transformer, approximately 50 KVA size, located near the main front entry to the building. Primary feed for this transformer is off the older 2400/4800 volt Kemble street service. This primary feeder enters the basement in a three-phase configuration, which also used to, but no longer feeds what is now the Tina Packer Playhouse. The feeder now serves only fused cutouts for the above single-phase pad mounted transformer. Secondary service from the transformer is 120/240 volt, single-phase, three-wire, and terminates in a 400 amp safety switch in a small electrical room in the center basement of the building. At least one basement panelboard remains active, serving limited lighting and miscellaneous branch circuits. However most existing panelboards and electrical equipment has been disconnected or turned off. Virtually the entire existing power distribution equipment and feeders, and existing receptacles and circuits will need to be replaced, if the building is to be re-occupied. * The St. Martins secondary service also appears to still actively provide four underground secondary feeds serving the following buildings:

• West Cottage • Southeast Cottage • Miller Building • Laundry, Building 6, Field House, Monks Hall

E. Lighting System

No reusable lighting fixtures or controls exist. If the building is to be re-occupied, complete new lighting, circuits and controls will be required.



No reusable fire alarm system exists. If the building is to be re-occupied, a complete new fire alarm system will be required.

G. Plumbing System

The existing plumbing system appears to be in fair condition. All lines would have to be tested to confirm operability. The existing plumbing fixtures are all high flow and appear to be in poor condition. All plumbing fixtures should be replaced with low flow fixtures


During the walkthrough, no reusable fire sprinkler system was observed to be installed within the building. If the building were to be renovated, a fire protection system would have to be installed to meet code requirements.


III. RECOMMENDED UPGRADES OR IMPROVEMENTS Based on the walkthrough and observed existing conditions of the building systems, most will have to be replaced in some capacity due to age and poor condition. As such, no specific upgrades/improvements are cited for existing building systems due to the need for large scale replacement.


IV. UTILITY INFORMATION Currently, natural gas and electric utilities are not metered for St. Martins. As such, no information is available regarding building energy consumption. If and when the building is renovated and utilities hooked up, it is recommended that a separate account be set up for natural gas, similar to the other buildings on the S&C campus. It is also recommended that a sub-meter for the building be installed to track actual building electrical consumption.

ANALYSIS A1- Utility Bill and Weather Summary - BernsteinDate

HDD (65 F Base)

kWh Electric ($) Unit Cost ($/kWh) Therms Gas ($)Unit Cost ($/Therm)

1 Oct 896 46,900 4,789 0.102 2,267 2,266 1.002 Nov 1033 49,700 5,589 0.112 2,506 2,855 1.143 Dec 1255 52,500 6,475 0.123 3,556 4,037 1.144 Jan 1123 52,500 6,796 0.129 4,280 4,853 1.135 Feb 1053 43,400 6,072 0.140 2,643 3,009 1.146 Mar 638 39,200 4,778 0.122 2,194 2,197 1.007 Apr 309 42,700 4,876 0.114 1,111 911 0.828 May 132 50,400 5,900 0.117 668 531 0.809 Jun 24 54,600 7,170 0.131 100 107 1.0710 Jul 95 92,400 11,560 0.125 525 356 0.6811 Aug 267 79,800 9,530 0.119 435 239 0.5512 Sep 466 51,800 6,384 0.123 1,118 502 0.45

Total 7291 655,900 $79,921.00 0.122 21,403 $21,864.75 1.02

$101,786

40,820 Sqft Total kWh/sqft1 11.81Baseload (Non Heat) Fuel Use 354 Therms/mo Non-Cooling Base Load 47678 kWh

17,160 Therms/yr Cooling Use 83,767 kWh$17,531 $/yr

4,242 Therms/yr0.42 Therms/sqft-yr

Note 1: Includes Bernstein and Tina Packer Playhouse

Water HeatingSpace Heating Usage

Total Annual Energy Cost

Building Area

Estimated Heating UseEstimated Heating Cost

20,000

30,000

40,000

50,000

60,000

70,000

80,000

90,000

100,000

Oct

Nov

Dec Jan

Feb

Mar

Apr

May Jun

Jul

Aug

Sep

Ele

ctri

city

(kW

h)

Electricity Consumption1

05001,0001,5002,0002,5003,0003,5004,0004,500

0

200

400

600

800

1000

1200

1400

Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep

Th

erm

s

Hea

tin

g D

egre

e D

ays

Heating Degree Days vs Heat Fuel Consumption

Heating Degree Days

Therms Natural Gas

Conditions Report - Shakespeare CompanyNovus Engineering, P.C.

Appendix A-1January, 2014

ANALYSIS A2 - Utility Bill and Weather Summary - Lawrence HallDate

HDD (65 F Base)

kWh Electric ($)Unit Cost ($/kWh)

Therms Gas ($)Unit Cost ($/Therm)

1 Oct 896 - 1,950 1,842 0.942 Nov 1033 - 1,936 2,085 1.083 Dec 1255 - 2,872 3,077 1.074 Jan 1123 - 2,958 3,168 1.075 Feb 1053 - 1,736 1,875 1.086 Mar 638 - 1,564 1,485 0.957 Apr 309 - 467 380 0.818 May 132 - 375 296 0.799 Jun 24 - 383 301 0.7910 Jul 95 - 369 247 0.6711 Aug 267 - 230 135 0.5912 Sep 466 - 585 264 0.45

Total 7291 - 15,425 $15,155.71 0.98

$15,156

25,208 Sqft Total kWh/sqftBaseload (Non Heat) Fuel Use 375.57 Therms/mo Non-Cooling Base Load kWh

10,919 Therms/yr Cooling Use - kWh$10,728 $/yr

4,131 Therms/yr0.43 Therms/sqft-yr



Building Area


20,00022,00024,00026,00028,00030,00032,00034,00036,00038,00040,000

Oct

Nov

Dec Jan

Feb

Mar

Apr

May Jun

Jul

Aug

Sep

Ele

ctri

city

(kW

h)

Electricity Consumption

0

500

1,000

1,500

2,000

2,500

3,000

3,500

0

200

400

600

800

1000

1200

1400


Th

erm

s

Hea

tin

g D

egre

e D

ays


Heating Degree Days

Therms Natural Gas



ANALYSIS A3 - Utility Bill and Weather Summary - Miller BuildingDate

HDD (65 F Base)

kWh Electric ($) Unit Cost ($/kWh) Therms Gas ($)Unit Cost ($/Therm)

1 Oct 896 13,600 1,347 0.099 358 384 1.072 Nov 1033 16,000 1,661 0.104 454 413 0.913 Dec 1255 14,400 1,741 0.121 701 771 1.104 Jan 1123 16,000 2,046 0.128 817 993 1.225 Feb 1053 14,400 1,869 0.130 423 480 1.136 Mar 638 12,800 1,542 0.120 390 394 1.017 Apr 309 12,000 1,359 0.113 96 124 1.308 May 132 18,400 2,094 0.114 21 37 1.819 Jun 24 16,000 1,993 0.125 - 13 -10 Jul 95 24,800 3,014 0.122 - 13 -11 Aug 267 18,400 2,147 0.117 - 13 -12 Sep 466 11,200 1,270 0.113 62 68 1.09

Total 7291 188,000 $22,083.24 0.117 3,322 $3,702.04 1.11

$25,785

5,789 SqftBaseload (Non Heat) Fuel Use Therms/mo Total kWh/sqft1 4.93

3,322 Therms/yr Non-Cooling Base Load 14311 kWh$3,702 $/yr Cooling Use 16,267 kWh

Therms/yr0.57 Therms/sqft-yr

Note 1: Includes the Garage/Shop, Lawrence Hall, Miller Building, Southeast Cottage, and West Cottage



Building Area


0

5,000

10,000

15,000

20,000

25,000

30,000

Oct

Nov

Dec Jan

Feb

Mar

Apr

May Jun

Jul

Aug

Sep

Ele

ctri

city

(kW

h)

Electricity Consumption1

0100200300400500600700800900

0

200

400

600

800

1000

1200

1400


Th

erm

s

Hea

tin

g D

egre

e D

ays


Heating Degree Days

Therms Natural Gas



ANALYSIS A4 - Utility Bill and Weather Summary - Tina Packer PlayhouseDate

HDD (65 F Base)



1 Oct 896 - 1,071 1,076 1.002 Nov 1033 - 1,154 1,246 1.083 Dec 1255 - 2,172 2,311 1.064 Jan 1123 - 2,113 2,249 1.065 Feb 1053 - 1,342 1,443 1.076 Mar 638 - 1,123 1,065 0.957 Apr 309 - 390 393 1.018 May 132 - 253 272 1.089 Jun 24 - 90 121 1.3410 Jul 95 - - 13 -11 Aug 267 - - 13 -12 Sep 466 - 185 152 0.82

Total 7291 - 9,891 $10,352.17 1.05

$10,352

14,733 Sqft Total kWh/sqftBaseload (Non Heat) Fuel Use Therms/mo Non-Cooling Base Load kWh





Building Area


20,00022,00024,00026,00028,00030,00032,00034,00036,00038,00040,000

Oct

Nov

Dec Jan

Feb

Mar

Apr

May Jun

Jul

Aug

Sep

Ele

ctri

city

(kW

h)


0

500

1,000

1,500

2,000

2,500

0

200

400

600

800

1000

1200

1400


Ther

ms

Hea

tin

g D

egre

e D

ays


Heating Degree Days

Therms Natural Gas



ANALYSIS A5 - Utility Bill and Weather Summary - Southeast CottageDate

HDD (65 F Base)



1 Oct 896 - 355 379 1.072 Nov 1033 - 448 506 1.133 Dec 1255 - 581 648 1.124 Jan 1123 - 748 825 1.105 Feb 1053 - 480 540 1.136 Mar 638 - 419 420 1.007 Apr 309 - 152 185 1.228 May 132 - 99 136 1.379 Jun 24 - 31 54 1.7410 Jul 95 - 41 63 1.5211 Aug 267 - 60 78 1.3012 Sep 466 - 123 124 1.01

Total 7291 - 3,535 $3,957.08 1.12

$3,957

1,712 Sqft Total kWh/sqftBaseload (Non Heat) Fuel Use 44.00 Therms/mo Non-Cooling Base Load kWh


528 Therms/yr1.76 Therms/sqft-yr



Building Area


20,00022,00024,00026,00028,00030,00032,00034,00036,00038,00040,000

Oct

Nov

Dec Jan

Feb

Mar

Apr

May Jun

Jul

Aug

Sep

Ele

ctri

city

(kW

h)


0

100

200

300

400

500

600

700

800

0

200

400

600

800

1000

1200

1400


Th

erm

s

Hea

tin

g D

egre

e D

ays


Heating Degree Days

Therms Natural Gas



ANALYSIS A6 - Utility Bill and Weather Summary - Garage/ShopDate

HDD (65 F Base)


Gallons of Fuel Oil

Cost ($)Unit Cost ($/Gallon)

1 Oct 896 #DIV/0!2 Nov 1033 #DIV/0!3 Dec 1255 #DIV/0! 110.9 $390.37 $3.524 Jan 1123 #DIV/0!5 Feb 1053 #DIV/0!6 Mar 638 #DIV/0! 135.1 $443.13 $3.287 Apr 309 #DIV/0!8 May 132 #DIV/0!9 Jun 24 #DIV/0!

10 Jul 95 #DIV/0!11 Aug 267 #DIV/0!12 Sep 466 #DIV/0!

Total 7291 #DIV/0! 694 $2,395.71 3.45

965.1

$2,396Cost per Therm $2.48

824 Sqft Total kWh/sqftBaseload (Non Heat) Fuel Use 25.5 Gallons/mo Non-Cooling Base Load kWh

389 Gallons/yr Cooling Use - kWh$1,342 $/yr

425 Therms/yrSpace Heating Therms/sqft-year 0.66

Note 1: Based on occupied second floor area only.

$640.85 $3.50


152.7 $508.49 $3.33

112.5 $412.87 $3.67

Total Therms of Energy Use

Water Heating

Building Area1


183.1

20,00022,00024,00026,00028,00030,00032,00034,00036,00038,00040,000

Oct

Nov

Dec Jan

Feb

Mar

Apr

May Jun

Jul

Aug

Sep

Ele

ctri

city

(kW

h)


0

20

40

60

80

100

120

140

160

0

200

400

600

800

1000

1200

1400


Gal

lon

s o

f F

uel

Hea

tin

g D

egre

e D

ays


Heating Degree Days

Gallons of Fuel



ANALYSIS A7 - Utility Bill and Weather Summary - West CottageDate

HDD (65 F Base)



1 Oct 896 - 214 259 1.212 Nov 1033 - 233 298 1.283 Dec 1255 - 339 416 1.234 Jan 1123 - 440 528 1.205 Feb 1053 - 240 306 1.276 Mar 638 - 237 269 1.147 Apr 309 - 60 88 1.468 May 132 - 13 30 2.219 Jun 24 - - 13 -10 Jul 95 - - 13 -11 Aug 267 - - 13 -12 Sep 466 - 64 73 1.14

Total 7291 - 1,839 $2,302.56 1.25

$2,303

2,891 Sqft Total kWh/sqftBaseload (Non Heat) Fuel Use Therms/mo Non-Cooling Base Load kWh





Building Area


20,00022,00024,00026,00028,00030,00032,00034,00036,00038,00040,000

Oct

Nov

Dec Jan

Feb

Mar

Apr

May Jun

Jul

Aug

Sep

Ele

ctri

city

(kW

h)


050100150200250300350400450500

0

200

400

600

800

1000

1200

1400


Th

erm

s

Hea

tin

g D

egre

e D

ays


Heating Degree Days

Therms Natural Gas



Conditions Report - Shakespeare & Company Appendix B-1

Novus Engineering, P.C. January, 2014 A

ANALYSIS B - National Grid SC-1 Electric and SC1 Gas Tariff

• National Grid: Summary of Electric Delivery Service Rates, Effective May

4, 2013 • National Grid: General Service – Demand G-2 Summary, Effective

January 1, 2010 • National Grid: Time-of-Use – G-3 Summary, Effective January 1, 2010 • Berkshire Gas: Rate G-41 Commercial & Industrial Service Rate

Summary, Effective May 1, 2013

M.D.P.U. No. 1221

Sheet 1 of 1

Canceling M.D.P.U. No. 1220

Base Basic Storm Storm Pension Revenue Attorney Solar Base Transition Energy Energy Net Energy Base Transmission Net

MDPU Distribution Service Res Assist Recovery Replenishment PBOP Decoupling Genl Cons. Cost Net Dist. Transition Charge Net Transition Efficiency Efficiency Efficiency Renewables Transmission Charge Transmission Retail Delivery

Rate Blocks No. Charge Adjmt Adjmt Adjmt Adjmt Adjmt Mechanism Expenses Adjmt Rate Charge Adjmt Charge Recon. Factor Charge Charge Charge Charge Adjmt Charge Price

R-1 Cust. Chge. 1148 $4.00 $4.00 $4.00

1st 600 kWh $0.02834 ($0.00015) $0.00205 $0.00035 $0.00183 $0.00219 $0.00066 $0.00002 $0.00010 $0.03539 $0.00146 $0.00014 $0.00160 $0.00692 $0.00250 $0.00942 $0.00050 $0.02085 $0.00047 $0.02132 $0.06823

Excess 600 kWh $0.03496 ($0.00015) $0.00205 $0.00035 $0.00183 $0.00219 $0.00066 $0.00002 $0.00010 $0.04201 $0.00146 $0.00014 $0.00160 $0.00692 $0.00250 $0.00942 $0.00050 $0.02085 $0.00047 $0.02132 $0.07485

Farm Discount (10%) (10%)

Last Change 3/1/13 3/1/13 3/1/13 5/1/10 5/4/13 3/1/13 3/1/13 3/1/13 3/1/13 5/4/13 3/1/13 3/1/13 3/1/13 5/1/13 1/1/03 5/1/13 1/1/03 3/1/13 3/1/13 3/1/13 5/4/13

R-2 Cust. Chge. 1149 $4.00 $4.00 $4.00

1st 600 kWh $0.02834 ($0.00015) $0.00205 $0.00035 $0.00183 $0.00219 $0.00066 $0.00002 $0.00010 $0.03539 $0.00146 $0.00014 $0.00160 $0.00084 $0.00250 $0.00334 $0.00050 $0.02085 $0.00047 $0.02132 $0.06215

Excess 600 kWh $0.03496 ($0.00015) $0.00205 $0.00035 $0.00183 $0.00219 $0.00066 $0.00002 $0.00010 $0.04201 $0.00146 $0.00014 $0.00160 $0.00084 $0.00250 $0.00334 $0.00050 $0.02085 $0.00047 $0.02132 $0.06877


Low Income Discount (25%) (25%)

Last Change 3/1/13 3/1/13 3/1/13 5/1/10 5/4/13 3/1/13 3/1/13 3/1/13 3/1/13 5/4/13 3/1/13 3/1/13 3/1/13 5/1/13 1/1/03 5/1/13 1/1/03 3/1/13 3/1/13 3/1/13 5/4/13

R-4 Cust. Chge. 1150 $20.87 $20.87 $20.87

Peak $0.06742 ($0.00015) $0.00205 $0.00035 $0.00183 $0.00219 $0.00066 $0.00002 $0.00010 $0.07447 $0.00146 $0.00027 $0.00173 $0.00692 $0.00250 $0.00942 $0.00050 $0.01560 $0.00047 $0.01607 $0.10219

Off Peak $0.00680 ($0.00015) $0.00205 $0.00035 $0.00183 $0.00219 $0.00066 $0.00002 $0.00010 $0.01385 $0.00146 $0.00027 $0.00173 $0.00692 $0.00250 $0.00942 $0.00050 $0.01560 $0.00047 $0.01607 $0.04157


Last Change 3/1/13 3/1/13 3/1/13 5/1/10 5/4/13 3/1/13 3/1/13 3/1/13 3/1/13 5/4/13 3/1/13 3/1/13 3/1/13 5/1/13 1/1/03 5/1/13 1/1/03 3/1/13 3/1/13 3/1/13 5/4/13

G-1 Cust. Chge. 1151 $10.00 $10.00 $10.00

Unmetered $7.50 $7.50 $7.50

1st 2,000 kWh $0.03112 ($0.00015) $0.00205 $0.00035 $0.00183 $0.00219 $0.00066 $0.00002 $0.00010 $0.03817 $0.00146 $0.00013 $0.00159 $0.00313 $0.00250 $0.00563 $0.00050 $0.01720 $0.00047 $0.01767 $0.06356

Excess 2,000 kWh $0.04884 ($0.00015) $0.00205 $0.00035 $0.00183 $0.00219 $0.00066 $0.00002 $0.00010 $0.05589 $0.00146 $0.00013 $0.00159 $0.00313 $0.00250 $0.00563 $0.00050 $0.01720 $0.00047 $0.01767 $0.08128


Minimum Bill (kVA) $2.08 $2.08

Last Change 3/1/13 3/1/13 3/1/13 5/1/10 5/4/13 3/1/13 3/1/13 3/1/13 3/1/13 5/4/13 3/1/13 3/1/13 3/1/13 5/1/13 1/1/03 5/1/13 1/1/03 3/1/13 3/1/13 3/1/13 5/4/13

G-2 Cust. Chge. 1152 $16.56 $16.56 $16.56

Demand $6.00 $6.00 $6.00

Reg. kWh $0.00155 ($0.00015) $0.00205 $0.00035 $0.00183 $0.00219 $0.00066 $0.00002 $0.00010 $0.00860 $0.00146 $0.00012 $0.00158 $0.00313 $0.00250 $0.00563 $0.00050 $0.01689 $0.00047 $0.01736 $0.03367


High Voltage Metering (1%) (1%)

High Voltage Delivery ($0.45) ($0.45)

Last Change 3/1/13 3/1/13 3/1/13 5/1/10 5/4/13 3/1/13 3/1/13 3/1/13 3/1/13 5/4/13 3/1/13 3/1/13 3/1/13 5/1/13 1/1/03 5/1/13 1/1/03 3/1/13 3/1/13 3/1/13 5/4/13

G-3 Cust. Chge. 1153 $200.00 $200.00 $200.00

Demand $3.92 $3.92 $0.00 $3.92

Peak $0.00804 ($0.00015) $0.00205 $0.00035 $0.00183 $0.00219 $0.00066 $0.00002 $0.00010 $0.01509 $0.00146 $0.00016 $0.00162 $0.00313 $0.00250 $0.00563 $0.00050 $0.01602 $0.00047 $0.01649 $0.03933

Off Peak $0.00051 ($0.00015) $0.00205 $0.00035 $0.00183 $0.00219 $0.00066 $0.00002 $0.00010 $0.00756 $0.00146 $0.00016 $0.00162 $0.00313 $0.00250 $0.00563 $0.00050 $0.01602 $0.00047 $0.01649 $0.03180


High Voltage Metering (1%) (1%)

High Voltage Delivery ($0.45) ($0.45)

High Voltage -115kV Delivery ($3.31) ($3.31)

2nd Feeder Service $3.31 $3.31

Last Change 3/1/13 3/1/13 3/1/13 5/1/10 5/4/13 3/1/13 3/1/13 3/1/13 3/1/13 5/4/13 3/1/13 3/1/13 3/1/13 5/1/13 1/1/03 5/1/13 1/1/03 3/1/13 3/1/13 3/1/13 5/4/13

S-5 Reg. kWh 1157 $0.02861 ($0.00015) $0.00205 $0.00035 $0.00183 $0.00219 $0.00066 $0.00002 $0.00010 $0.03566 $0.00146 $0.00011 $0.00157 $0.00313 $0.00250 $0.00563 $0.00050 $0.01824 $0.00047 $0.01871 $0.06207


Last Change 3/1/13 3/1/13 3/1/13 5/1/10 5/4/13 3/1/13 3/1/13 3/1/13 3/1/13 5/4/13 3/1/13 3/1/13 3/1/13 5/1/13 1/1/03 5/1/13 1/1/03 3/1/13 3/1/13 3/1/13 5/4/13

S-1 1154 $0.00783 ($0.00015) $0.00205 $0.00035 $0.00183 $0.00219 $0.00066 $0.00002 $0.00010 $0.01488 $0.00146 $0.00011 $0.00157 $0.00313 $0.00250 $0.00563 $0.00050 $0.01824 $0.00047 $0.01871 $0.04129

S-2 1155 $0.00783 ($0.00015) $0.00205 $0.00035 $0.00183 $0.00219 $0.00066 $0.00002 $0.00010 $0.01488 $0.00146 $0.00011 $0.00157 $0.00313 $0.00250 $0.00563 $0.00050 $0.01824 $0.00047 $0.01871 $0.04129

S-3 1156 $0.00783 ($0.00015) $0.00205 $0.00035 $0.00183 $0.00219 $0.00066 $0.00002 $0.00010 $0.01488 $0.00146 $0.00011 $0.00157 $0.00313 $0.00250 $0.00563 $0.00050 $0.01824 $0.00047 $0.01871 $0.04129

S-6 1158 $0.00783 ($0.00015) $0.00205 $0.00035 $0.00183 $0.00219 $0.00066 $0.00002 $0.00010 $0.01488 $0.00146 $0.00011 $0.00157 $0.00313 $0.00250 $0.00563 $0.00050 $0.01824 $0.00047 $0.01871 $0.04129

S-20 1159 $0.00783 ($0.00015) $0.00205 $0.00035 $0.00183 $0.00219 $0.00066 $0.00002 $0.00010 $0.01488 $0.00146 $0.00011 $0.00157 $0.00313 $0.00250 $0.00563 $0.00050 $0.01824 $0.00047 $0.01871 $0.04129


Last Change 3/1/13 3/1/13 3/1/13 5/1/10 5/4/13 3/1/13 3/1/13 3/1/13 3/1/13 5/4/13 3/1/13 3/1/13 3/1/13 5/1/13 1/1/03 5/1/13 1/1/03 3/1/13 3/1/13 3/1/13 5/4/13

Issued by: Marcy L. Reed Effective: May 4, 2013

President Issued: May 6, 2013

SUMMARY OF ELECTRIC DELIVERY SERVICE RATES

for fixture prices see

Individual Tariffs

MASSACHUSETTS ELECTRIC COMPANY

Issued: January 7, 2010 Issued by: Effective: January 1, 2010 Thomas B. King President

R:\RATE ADMINISTRATION\Tariffs_Current\Mass. Electric\mecojun13.doc

M.D.P.U. No. 1152

Sheet 1

Canceling M.D.P.U. No. 1139


GENERAL SERVICE - DEMAND G-2 RETAIL DELIVERY SERVICE

AVAILABILITY

Electric delivery service under this rate is available for all purposes, subject to the provisions of this section.A new customer will begin delivery on this rate if the Company estimates that its average use will exceed 10,000 kWh/month, but not exceed 200 kW of Demand.

A Customer may be transferred from rate G-2 at its request if the customer�s 12 month average monthly usage either (a) is less than 8,000 kWh/month or (b) exceeds 200 kW of Demand for 3 consecutive months. A Customer may be transferred at the option of the Company if the Customer�s 12 month average usage either (a) is less than 8,000 kWh/month or (b) exceeds 200 kW of Demand for 3 consecutive months.

Customers receiving delivery service under this rate shall be charged the applicable charges contained in the Summary of Electric Service Rates Tariff as in effect from time to time.

MONTHLY CHARGE

The Monthly Charge will be the sum of the applicable Customer Charge, kW Charges, and kWh Charges.

TRANSMISSION SERVICE COST ADJUSTMENT

Transmission service is available to all retail customers taking service under this rate. For those customers, the transmission charge under this rate shall be calculated in accordance with the Company�s Transmission Service Cost Adjustment Provision.

TRANSITION COST ADJUSTMENT

The Transition Charges under this rate shall be adjusted from time to time in accordance with the Company�s Transition Cost Adjustment Provision.

ENERGY EFFICIENCY CHARGE

Customers receiving Retail Delivery Services under this rate will be charged an Energy Efficiency Charge, representing a charge for energy conservation programs, in accordance with the Company�s Energy Efficiency Provision.



M.D.P.U. No. 1152

Sheet 2



RENEWABLES CHARGE

Customers receiving Retail Delivery Services under this rate will be charged a Renewables Charge in accordance with the Company�s Renewables Provision.

DEFINITION OF DEMAND

The Demand for each month under ordinary load conditions shall be the greatest of the following:

a) The greatest fifteen minute peak occurring during all hours, Peak and Off-Peak, within such a month as measured in kilowatts, b) 90% of the greatest fifteen minute peak occurring during all hours, Peak and Off-Peak, of such month as measured in kilovolt-amperes, where the Customer�s kilowatt Demand exceeds 75 kilowatts, or c) 5 kilowatts

HIGH-VOLTAGE METERING ADJUSTMENT

The Company reserves the right to determine the metering installation. Where delivery service is metered at the Company�s supply line voltage, in no case less than 2,400 volts, thereby saving the Company transformer losses, a discount of 1.0% will be allowed from the amount determined under the preceding provisions.

When the metering equipment is installed on the Customer�s side of the transformers and the nameplate transformer rating is greater than 120 percent of the Customer�s highest demand over the last twelve months, the Company may adjust the kW, KVA, and kWh meter registrations or adjust electronic meter program settings to compensate for unmetered transformer losses.

CREDIT FOR HIGH VOLTAGE DELIVERY

If the Customer accepts delivery at the Company�s supply line voltage, not less than 2,400 volts, and the Company is saved the cost of installing any transformer and associated equipment, a per kilowatt credit of billing demand for such month shall be allowed against the amount determined under the preceding provisions.

BASIC SERVICE

Any Customer who does not have a supplier other than the Company will receive and pay the Company for Basic Service in accordance with the terms and price for Basic Service established by the Department of Public Utilities.

BASIC SERVICE ADJUSTMENT PROVISION

The charges to all Customers receiving Retail Delivery Service under this rate shall be subject to adjustment in accordance with the Company�s Basic Service Adjustment Provision.

RESIDENTIAL ASSISTANCE ADJUSTMENT PROVISION

The charges to all Customers receiving Retail Delivery Service under this rate shall be subject to adjustment in accordance with the Company�s Residential Assistance Adjustment Provision.



M.D.P.U. No. 1152

Sheet 3 MASSACHUSETTS ELECTRIC COMPANY


PENSION/POST-RETIREMENT BENEFITS OTHER THAN PENSION MECHANISM

The charges to all Customers receiving Retail Delivery Service under this rate shall be subject to adjustment in accordance with the Company�s Pension/Post-retirement Benefits Other than Pension Mechanism Provision.

REVENUE DECOUPLING MECHANISM

The charges to all Customers receiving Retail Delivery Service under this rate shall be subject to adjustment in accordance with the Company�s Revenue Decoupling Mechanism Provision.

STORM RECOVERY FACTOR PROVISION

The charges to all Customers receiving Retail Delivery Service under this rate shall be subject to adjustment in accordance with the Company�s Storm Recovery Factor Provision.

ATTORNEY GENERAL CONSULTANT EXPENSES PROVISION

The charges to all Customers receiving Retail Delivery Service under this rate shall be subject to adjustment in accordance with the Company�s Attorney General Consultant Expenses Provision.

MINIMUM CHARGE

The monthly Minimum Charge shall be the sum of the monthly Customer Charge and Demand Charge.

TERM OF SERVICE

Customers served under this rate must provide the Company with six months prior written notice before installing or allowing to be installed for its use a non-emergency generator with a nameplate capacity greater than that in place on the Customer�s location as of March 1, 1998. This notice provision does not apply to facilities eligible for net metering in accordance with 220 CMR 11.03(4)(d).

FARM DISCOUNT

Customers who meet the eligibility requirements for being engaged in the business of agriculture or farming as defined in M.G.L. Chapter 128 Section 1a at their service location are eligible for an additional discount from their distribution service rates. The discount will be calculated as 10% of the Customer�s total bill for service provided by the Company before application of this discount. Customers who meet the requirements of this section must provide the Company with appropriate documentation of their eligibility under this provision.

TERMS AND CONDITIONS

The Company�s Terms and Conditions in effect from time to time, where not inconsistent with any specific provisions hereof, are a part of this rate.



M.D.P.U. No. 1153

Sheet 1

Canceling M.D.P.U. No. 1140-A


TIME-OF-USE - G-3 RETAIL DELIVERY SERVICE

AVAILABILITY

Electric delivery service under this rate is available for all purposes, subject to the provisions of this section.A new Customer will begin delivery service on this rate if the Company estimates that its average use will exceed 200 kW of Demand.

A Customer may be transferred from rate G-3 at its request if the customer�s 12 month average monthly demand is less than 180 kW of Demand for 3 consecutive months. A Customer may be transferred from rate G-3 at the option of the Company if the Customer�s 12 month average monthly demand is less than 180 kW of Demand for 3 consecutive months.

The actual delivery of service and the rendering of bills under this rate is contingent upon the installation of the necessary time-of-use metering equipment by the Company; subject to both the availability of such meters from the Company�s supplier and the conversion or installation procedures established by the Company.

All Customers served on this rate must elect to take their total electric delivery service under the time-of-use metering installation as approved by the Company. If delivery is through more than one meter, except at the Company�s option, the Monthly Charge for service through each meter shall be computed separately under this rate.

Customers receiving delivery service under this rate shall be charged the applicable charges contained in the Summary of Electric Service Rates Tariff as in effect from time to time.

MONTHLY CHARGE

The Monthly Charge will be the sum of the applicable Customer, Demand and Energy Charges.

PEAK AND OFF-PEAK PERIODS

Peak hours will be from 8:00 a.m. to 9:00 p.m. daily on Monday through Friday, excluding holidays.

Off-Peak hours will be from 9:00 p.m. to 8:00 a.m. daily Monday through Friday, and all day on Saturdays, Sundays, and holidays.

The Company reserves the right to change these peak and off-peak hours, but in no case will the off-peak hours be less than eleven hours per day.

The holidays will be: New Year�s Day, President�s Day, Memorial Day, Independence Day, Columbus Day, Labor Day, Veteran�s Day, Thanksgiving Day and Christmas Day. All holidays will be the nationally observed day.



M.D.P.U. No. 1153

Sheet 2



TRANSMISSION SERVICE COST ADJUSTMENT

Transmission service is available to all retail customers taking service under this rate. For those customers, the transmission charge under this rate shall be calculated in accordance with the Company�s Transmission Service Cost Adjustment Provision.

TRANSITION COST ADJUSTMENT

The Transition Charges under this rate shall be adjusted from time to time in accordance with the Company�s Transition Cost Adjustment Provision.

ENERGY EFFICIENCY CHARGE

Customers receiving Retail Delivery Services under this rate will be charged an Energy Efficiency Charge, representing a charge for energy conservation programs, in accordance with the Company�s Energy Efficiency Provision.

RENEWABLES CHARGE

Customers receiving Retail Delivery Services under this rate will be charged a Renewables Charge in accordance with the Company�s Renewables Provision.

DETERMINATION OF DEMAND

The Demand for each month under ordinary load conditions shall be the greater of the following:

a) The greatest fifteen minute peak occurring during the Peak hours period within such a month as measured in kilowatts, or

b) 90% of the greatest fifteen minute peak occurring during the Peak hours period, of such month as measured in kilovolt-amperes.

HIGH-VOLTAGE METERING ADJUSTMENT

The Company reserves the right to determine the metering installation. Where delivery service is metered at the Company�s supply line voltage, in no case less than 2400 volts, thereby saving the Company transformer losses, a discount of 1.0% will be allowed from the amount determined under the preceding provisions.

When the metering equipment is installed on the Customer�s side of the transformers and the nameplate transformer rating is greater than 120 percent of the Customer�s highest demand over the last twelve months, the Company may adjust the kW, KVA, and kWh meter registrations or adjust electronic meter program settings to compensate for unmetered transformer losses.



M.D.P.U. No. 1153

Sheet 3



CREDIT FOR HIGH VOLTAGE DELIVERY

If the Customer accepts delivery at the Company�s supply line voltage, not less than 2,400 volts, and the Company is saved the cost of installing any transformer and associated equipment, a per kilowatt credit of the billing Demand for such month shall be allowed against the amount determined under the preceding provisions.

An additional per kilowatt credit of the billing Demand for such month shall also be allowed if said customer accepts delivery at not less than 115,000 volts, and the Company is saved the cost of installing any transformer and associated equipment.

BASIC SERVICE

Any Customer who does not have a supplier other than the Company will receive and pay the Company for Basic Service in accordance with the terms and price for Basic Service established by the Department of Public Utilities.

BASIC SERVICE ADJUSTMENT PROVISION

The charges to all Customers receiving Retail Delivery Service under this rate shall be subject to adjustment in accordance with the Company�s Basic Service Adjustment Provision.

RESIDENTIAL ASSISTANCE ADJUSTMENT PROVISION

The charges to all Customers receiving Retail Delivery Service under this rate shall be subject to adjustment in accordance with the Company�s Residential Assistance Adjustment Provision.

PENSION/POST-RETIREMENT BENEFITS OTHER THAN PENSION MECHANISM

The charges to all Customers receiving Retail Delivery Service under this rate shall be subject to adjustment in accordance with the Company�s Pension/Post-retirement Benefits Other than Pension Mechanism Provision.

REVENUE DECOUPLING MECHANISM

The charges to all Customers receiving Retail Delivery Service under this rate shall be subject to adjustment in accordance with the Company�s Revenue Decoupling Mechanism Provision.

STORM RECOVERY FACTOR PROVISION

The charges to all Customers receiving Retail Delivery Service under this rate shall be subject to adjustment in accordance with the Company�s Storm Recovery Factor Provision.

ATTORNEY GENERAL CONSULTANT EXPENSES PROVISION

The charges to all Customers receiving Retail Delivery Service under this rate shall be subject to adjustment in accordance with the Company�s Attorney General Consultant Expenses Provision.



M.D.P.U. No. 1153

Sheet 4



TERM OF SERVICE

Customers served under this rate must provide the Company with six months prior written notice before installing or allowing to be installed for its use a non-emergency generator with a nameplate capacity greater than that in place on the Customer�s location as of March 1, 1998. This notice provision does not apply to facilities eligible for net metering in accordance with 220 CMR 11.03(4)(d).

FARM DISCOUNT

Customers who meet the eligibility requirements for being engaged in the business of agriculture or farming as defined in M.G.L. Chapter 128 Section 1a at their service location are eligible for an additional discount from their distribution service rates. The discount will be calculated as 10% of the Customer�s total bill for service provided by the Company before application of this discount. Customers who meet the requirements of this section must provide the Company with appropriate documentation of their eligibility under this provision.


The Company�s Terms and Conditions in effect from time to time, where not inconsistent with any specific provisions hereof, are a part of this rate.

Issued by: Karen L. Zink Filed: March 18, 2013

Effective: May 1, 2013

THE BERKSHIRE GAS COMPANY M.D.P.U. No. 476

Pittsfield, Massachusetts Cancels M.D.P.U. No. 464

Rate G-41

Page 1 of 2

COMMERCIAL & INDUSTRIAL SERVICE RATE

(Low Annual Use, Low Load Factor)

AVAILABILITY

Service in accordance with this schedule is available to commercial, industrial and institutional customers who must have

annual usage of between 0 Therms and 10,000 Therms and summer usage less than 30 percent of annual use as

determined by Company records or procedures. Gas service provided under this rate is for the customer's exclusive use

and not for resale. Summer usage is considered to be the months of May through October.

HEAT CONTENT

The gas supplied in accordance with this schedule shall have a heat content of not less than 967 British Thermal Units per

cubic foot.

GENERAL SERVICE AND DISTRIBUTION RATE

November � April May � October

Monthly Service Charge $12.51 Monthly Service Charge $12.51

First 90 Therms $0.6425/therm First 90 Therms $0.6425/therm

Over 90 Therms $0.3763/therm Over 90 Therms $0.3763/therm

STANDBY GENERATOR CHARGE

Standby generator service is available at $0.50 per month per 100,000 Btu's of generating capacity. Any gas usage is

billed at the above rates.

SUPPLIER CHARGES

If the customer purchases its gas from a third party, supply charges will be as agreed upon between the customer and the

third party supplier (and may be billed directly by the third party supplier or through the Company as a separate item in

the Company�s distribution service bills to the customer). If the customer does not purchase its gas from a third party, it

will receive Default Service from the Company and will pay the costs set forth in the Company�s Seasonal Cost of Gas

Adjustment Clause (CGAC) in effect from time to time and on file with the Massachusetts Department of Public Utilities

(M.D.P.U.).

OTHER CHARGES FOR DISTRIBUTION SERVICE AND MINIMUM CHARGE

The customer must also pay such charges and adjustments as are set forth in the Company�s Local Distribution

Adjustment Charge (LDAC) filing as in effect from time to time and on file with the M.D.P.U. The minimum charge per

month shall be the Service Charge and the Farm Discount Rider provided under this rate schedule.

Issued by: Karen L. Zink Filed: March 18, 2013

Effective: May 1, 2013

THE BERKSHIRE GAS COMPANY M.D.P.U. No. 476

Pittsfield, Massachusetts Cancels M.D.P.U. No. 464

Rate G-41

Page 2 of 2

COMMERCIAL & INDUSTRIAL SERVICE RATE

(Low Annual Use, Low Load Factor)


The Company's Terms and Conditions in effect from time to time, where not inconsistent with any specific provisions

hereof, are a part of this rate.

FARM DISCOUNT RIDER

A customer taking service under this rate may be eligible for the Company�s Farm Discount Rider, as in effect from time

to time.

Conditions Report - Shakespeare & Company Appendix C-1 Novus Engineering, P.C. January, 2014

Appendix C – Utility Rebate Information Several utility-based incentive programs are available to help offset the cost of upgrading equipment to higher efficiency models. Both National Grid and Berkshire Gas offer incentive programs for their commercial customers. National Grid National Grid offers rebates for both new construction and retrofitting of existing facilities. Rebates are available for the following:

• New Construction o Custom Projects o Lighting & Controls o Variable Speed Drives

• Existing Facility

o Custom Projects o Lighting & Controls o Variable Speed Drives o Energy Management Systems

Custom measures not included in their prescriptive measures can include the following:

• Controls • Cooking • Cooling • Doors • Heating • Insulation • Pools • Process Equipment • Solar • Ventilation • Windows

National Grid also offers a small business program for customers with a monthly kW demand of 300 kW or less. Through this program, a free energy audit is conducted of the facility. Incentives of up to 70% of the cost of installation are provided for cited measures.

Conditions Report - Shakespeare & Company Appendix C-2 Novus Engineering, P.C. January, 2014

Current information on programs can be found on National Grid’s Energy Efficiency Services section of their website: https://www1.nationalgridus.com/EnergyEfficiencyPrograms Berkshire Gas Through GasNetworks, a collaborative of local natural gas companies, Berkshire Gas offers rebates to commercial natural gas customers. The Natural Gas Commercial Rebate program includes rebates for the following equipment types:

• Heating • Water Heating • Infrared • Food Service Equipment

Current information on programs and required forms can be found on the GasNetworks website: http://www.gasnetworks.com/efficiency/commercial.asp Berkshire Gas also runs an Energy Efficiency Audit Program for commercial customers. Under this program, a no cost walk-through energy audit is performed, focusing on identifying areas for reducing natural gas consumption. Berkshire Gas may then cost-share up to 50% of the cost for installation of identified measures. Current program information can be obtained by calling Berkshire Gas at 1-800-944-3212. All information and programs detailed here are accurate as of January, 2014. For current program information, visit the utilities’ websites, as well as the utility-run website http://www.masssave.com/.

Conditions Report ‐ Shakespeare & Company Appendix D‐1 Novus Engineering, P.C. January, 2014

Analysis D – Electric Utility Pricing Analysis S&C is currently billed through National Grid under General Services – G-2 Demand. Customers under General Services – G-2 Demand and General Services – G-3 Time-of-Use are eligible for high voltage metering and transformer ownership. The high voltage metering adjustment credit is for delivery service that is metered at the Company’s supply line voltage, in no case less than 2,400 V. The credit is equal to 1% of the total supply and delivery charges for that month. The Miller Building account currently receives this credit, but the Bernstein account does not. Savings for the period between October 2012 and September 2013 for Bernstein under this credit would have been approximately $799.

The high voltage delivery credit is for customers who own the transformer and accept delivery at National Grid’s supply line voltage, not less than 2,400 V. The credit is equal to 0.45 $/kW for that month. It is understood that transformers for both the Miller Building and Bernstein supply are owned by S&C, with supply voltage 4,160 V and 13,200 V, respectively. However, neither account is currently receiving this credit. Savings for the period between October 2012 and September 2013 for Miller and Bernstein under this credit would have been approximately $216 and $948, respectively.

Finally, S&C may change their service class for the Bernstein account rate G-2 to rate G-3 at their request. National Grid would allow this due to the demand exceeding 200 kW for three consecutive months (this occurred for June through September in 2013). However, a customer whose 12 month average monthly demand is less than 180 kW of demand for three consecutive months can be transferred back to rate G-2. For the period between October 2012 and September 2013, the 12 month average monthly demand was 176 kW, just under this threshold. Therefore, S&C should contact National Grid to determine whether they can be shifted to rate G-3.

Rate G-2 has a higher Distribution Demand Charge of 6 $/kW but a lower total energy charge of 0.03367 $/kWh. Rate G-3 has a lower Distribution Demand Charge of 3.92 $/kW but a higher total energy charge of 0.03933 $/kWh for peak hours and 0.03180 $/kWh for off-peak hours.

Savings under rate G-3 could be substantial depending on when electricity consumption is greatest during the day. Peak hours are defined as 8:00 a.m. to 9:00 p.m. M-F, excluding holidays. Off-peak hours are defined as 9:00 p.m. to 8:00 a.m. M-F, and all day for weekends and holidays. For the period between October 2012 and September 2013, S&C would have saved approximately $2,000 under rate G-3 assuming a 50/50 split between peak and off-peak energy consumption. The breakeven point for this period would have been a 90/10 split between peak and off-peak consumption. Based on this, it would be advantageous to change to rate G-3 providing S&C is not changed back to rate G-2 under the option of National Grid.

Conditions Report ‐ Shakespeare & Company Appendix E‐1 Novus Engineering, P.C. January, 2014

Analysis E – Dormitory Utility Comparison New vs. Existing

Currently, Shakespeare & Company has three main dormitory buildings: Lawrence Hall, Southeast Cottage, and West Cottage. Lawrence Hall is approximately 25,208 square feet, and is a large dormitory-style building. Conversely, the Southeast Cottage and West Cottage are approximately 1,712 square feet and 2,891 square feet, respectively, and were old residential buildings converted to dormitories.

As part of Shakespeare & Company’s 10 year plan, additional dormitories are planned on being built to accommodate the growing student population. To aid in the planning process, the following is an analysis of the utility costs of the existing dormitory buildings compared to a new building.

Table 1: Existing S&C Dormitories – Annual Cost Breakdown

Building Area (SF) Approximate # of beds1

Natural Gas Cost ($)

Electricity Cost ($)

Total Utility Cost ($)

Cost per Bed ($)

Lawrence Hall

25,208 65 $15,156 $15,068 $30,224 $465

Southeast Cottage

1,712 7 $3,535 $1,159 $4,694 $671

West Cottage

2,891 5 $2,303 $1,507 $3,810 $762

1 Occupancy numbers based on input from facilities personnel

The following is an estimated utility cost breakdown for a new dormitory building based on previous design projects. This example assumes a 34,400 gross square-foot, two-story building. Approximately 25,000 square feet would house 23 four-bedroom student apartments and one two-bedroom staff apartment, for a total occupancy of 94 students. The remainder of the building would comprise a common entry area, trash and recycle center, laundry rooms, multi-purpose room, stairs, and corridors. The HVAC system design is a geothermal well field coupled with ground source heat pumps to provide heating and cooling throughout the year. The building also includes enhanced walls, roof, window, lighting, and high efficiency energy recovery ventilation units and DHW boiler.

Table 2: New Dormitory Example – Proposed Annual Cost Breakdown

Building Area (SF) Approximate # of beds

Propane Cost ($)

Electricity Cost ($)

Total Utility Cost ($)

Cost per Bed ($)

New Large Dormitory New Dormitory

34,400 94 $2,865 $53,508 $56,373 $600

Conditions Report ‐ Shakespeare & Company Appendix E‐2 Novus Engineering, P.C. January, 2014

Compared to the existing dormitories, utility costs for a new dormitory would be greater than that of the existing larger dormitory but less than either of the smaller dormitory buildings. Benefits of a new dormitory building include reduced maintenance costs, longer useful life, and increased occupant comfort. Additionally, a new building would aid in PR efforts if green technologies, such as geothermal wells or solar panels, are used.

Order Based on Priority of Measures

Priority1,2 Building Recommended Upgrade/ImprovementItemized Cost

($) Annual Electric Savings (kWh)

Annual Fuel Savings (Therms)

Annual Cost Savings ($)

Payback (Years) Possible Incentive

1 All BuildingsImplement effective temperature setbacks in all buildings using appropriate means. This will save a significant amount of energy and cost.

- - - - - Energy savings

2 CampusReplace main telephone switch and upgrade campus telecommunications cabling

100,000$ - - - - Site Upgrade

4 CampusRemove old campus 4.8KV Volt Primary Electric system in favor of expanded 15KV system

200,000$ - - - - Site Upgrade

1 Tina Packer Playhouse Insulate building soffit area in building lobby $1,000 - - - -Comfort improvement and increased equipment lifespan

1 Tina Packer Playhouse Install digital clock thermostats $500 - - $1,000 0.5Comfort improvement and energy savings

2 Tina Packer PlayhouseInstall hydronic heating coil for air-to-air heat pump that serves dressing rooms

$7,500 - - $2,500 3.0 Energy savings

2 Tina Packer PlayhouseInstall occupancy sensor lighting controls for dressing room addition

$3,000 3,513 - $429 7.0Energy and maintenance savings

2 Tina Packer Playhouse Convert various incandescent lighting to LED $10,000 11,710 - $1,429 7.0Energy and maintenance savings

2 Tina Packer Playhouse Convert Dressing Room incandescent lighting to LED $1,500 2,459 - $300 5.0Energy and maintenance savings

2 Tina Packer PlayhouseUpdate plumbing fixtures, predominantly sink faucets in private bathrooms

$300 - - $100 3.0 Water/Cost Savings

2 Tina Packer Playhouse Replace boiler with modulating condensing boiler $9,500 - - $950 10.0 Energy savings2 Tina Packer Playhouse Install air conditioning for lobby area $25,000 - - -$3,000 - Energy Increase

3 Tina Packer Playhouse Expand digital control system to entire building $12,500 - - $3,500 3.6Energy savings and equipment lifespan

1 Bernstein TheatreConduct a fire protection and fire safety audit and install additional sprinklers as needed

$5,000 - - - - Increased safety

2 Bernstein TheatreInstall occupancy sensor lighting controls for 2nd Floor Costume/Shoe Storage rooms & day lighting controls for Costume Shop


2 Bernstein Theatre Convert Rehearsal Rooms incandescent lighting to LED $20,000 23,419 - $2,857 7.0Energy and maintenance savings

2 Bernstein Theatre Convert Dressing Rooms incandescent lighting to LED $1,000 1,639 - $200 5.0Energy and maintenance savings

2 Bernstein TheatreUpdate plumbing fixtures, predominantly sink faucets and showerheads


2 Bernstein TheatreInstall VFDs on RenewAire heat exchanger fans and install occupant controller

$5,000 20,492 - $2,500 2.0 Energy savings

2 Bernstein Theatre Install three destratification fans in costume shop $2,000 - 390 $400 5.0Comfort improvement and energy savings


Appendix F-1January, 2014







3 Bernstein TheatreTheatrical Studio 1A & 1B - Modify controls to average two temperature sensors temperature sensors for common control

$1,000 - - $200 5.0 Comfort improvement

3 Bernstein TheatreReplace Lochinvar standard efficiency boiler with modulating-condensing boiler with hot water reset control

$25,000 - 1,900 $1,940 12.9 Energy savings

4 Bernstein Theatre Install relief fan in attic for economizer mode $5,000 8,197 - $1,000 5.0 Energy savings-- St. Martin's Complete Electrical Upgrade $900,000 - - - - Building Functionality-- St. Martin's Complete Mechanical Upgrade $1,350,000 - - - - Building Functionality-- St. Martin's Complete Fire Alarm Upgrade $80,000 - - - - Building Functionality-- St. Martin's Complete Fire Protection Upgrade $100,000 - - - - Building Functionality1 Lawrence Hall Insulate hot water and DHW piping $1,500 - 300 $300 5.0 Energy savings

2 Lawrence HallUpdate plumbing fixtures, predominantly sink faucets and showerheads

$3,600 - - $1,200 3.0 Water/Cost Savings

3 Lawrence Hall Replace boiler with modulating-condensing boiler $25,000 - 2,000 $1,960 12.8Energy savings and equipment lifespan

3 Lawrence Hall Replace HVAC control system with digital control system $20,000 - 1,960 $1,921 10.4 Energy savings

4 Lawrence Hall Replacement of windows throughout building $81,000 - - $4,000 20.3Comfort improvement and energy savings

4 Lawrence Hall Complete Power Upgrade $250,000 - - - - Buildng Upgrade4 Lawrence Hall Complete Lighting Upgrade $160,000 - - - - Buildng Upgrade4 Lawrence Hall Complete Fire Alarm Upgrade $60,000 - - - - Buildng Upgrade4 Lawrence Hall Complete Telecom. Cabling Upgrade $30,000 - - - - Buildng Upgrade4 Lawrence Hall Complete Fire Protection Upgrade $75,000 - - - - Buildng Upgrade

1 Garage/Shop Install digital temperature controls $200 - - $400 0.5Comfort improvement and energy savings

1 Garage/ShopConvert Oil Boiler to Natural Gas Modulating Condensing Boiler

$6,500 - 2,092 $2,050 3.2Fuel switch and energy savings

2 Garage/Shop Replace seals on overhead garage door $200 - - $50 4.0 Energy savings

2 Garage/ShopUpdate plumbing fixtures, predominantly sink faucets and showerheads


2 Garage/Shop Lighting Upgrade $6,000 - - - -- Building Upgrade

1 Miller Building Install digital temperature controls $500 - - $1,000 0.5Comfort improvement and energy savings

2 Miller BuildingInstall occupancy sensor lighting controls for various rooms


2 Miller Building Replace second floor HVAC unit $5,000 1,709 300 $540 9.3 Comfort improvement 2 Miller Building Update plumbing fixtures, predominantly sinks $480 - - $160 3.0 Water/Cost Savings4 Miller Building Complete Power Upgrade $70,000 - - - - Buildng Upgrade4 Miller Building Complete Lighting Upgrade $50,000 - - - - Buildng Upgrade4 Miller Building Complete Fire Alarm Upgrade $15,000 - - - - Buildng Upgrade4 Miller Building Complete Telecomm. Cabling Upgrade $15,000 - - - - Buildng Upgrade









1 West Cottage Seal basement penetrations $25 - - $250 0.1Comfort improvement and energy savings

1 West Cottage Correct second floor temperature control $1,000 - - $200 5.0 Comfort improvement

1 West Cottage Install digital temperature controls $200 - - $400 0.5Comfort improvement and energy savings

1 West Cottage Insulate DHW piping in basement $1,000 - 160 $200 5.0 Energy savings

2 West CottageUpdate plumbing fixtures, predominantly faucets and showerheads


3 West Cottage Receptacle Upgrade $10,000 - - - -- Buildng Upgrade2 West Cottage Lighting Upgrade $10,000 - - - -- Buildng Upgrade1 Southeast Cottage Perform Boiler maintenance $0 - - $0 - Equipment lifespan

1 Southeast Cottage Install digital temperature controls $300 - - $600 0.5Comfort improvement and energy savings

2 Southeast Cottage Insulate steam and DHW piping in basement $1,000 - 179 $200 5.0 Energy savings

2 Southeast CottageUpdate plumbing fixtures, predominantly faucets and showerheads


3 Southeast Cottage Replace air vents on radiators $200 - - - - Comfort improvement

Note 1: 1 - Implement in year 12 - Implement in years 2 or 33 - Implement in years 4 or 54 - Implement in years 6 to 10

Note 2: Based on the following suggested building priority: Tina Packer Playhouse, Bernstein Theatre, St. Martin's, Lawrence Hall, Garage/Shop, Miller Building, West Cottage, Southeast Cottage



Order Based on Measure Payback






1 Southeast Cottage Perform Boiler maintenance $0 - - $0 - Equipment lifespan

1 West Cottage Seal basement penetrations $25 - - $250 0.1Comfort improvement and energy savings

1 Tina Packer Playhouse Install digital clock thermostats $500 - - $1,000 0.5Comfort improvement and energy savings

1 Garage/Shop Install digital temperature controls $200 - - $400 0.5Comfort improvement and energy savings

1 Miller Building Install digital temperature controls $500 - - $1,000 0.5Comfort improvement and energy savings

1 West Cottage Install digital temperature controls $200 - - $400 0.5Comfort improvement and energy savings

1 Southeast Cottage Install digital temperature controls $300 - - $600 0.5Comfort improvement and energy savings

2 Bernstein TheatreInstall VFDs on RenewAire heat exchanger fans and install occupant controller

$5,000 20,492 - $2,500 2.0 Energy savings

2 Tina Packer PlayhouseInstall hydronic heating coil for air-to-air heat pump that serves dressing rooms

$7,500 - - $2,500 3.0 Energy savings

2 Tina Packer PlayhouseUpdate plumbing fixtures, predominantly sink faucets in private bathrooms


2 Bernstein TheatreUpdate plumbing fixtures, predominantly sink faucets and showerheads


2 Lawrence HallUpdate plumbing fixtures, predominantly sink faucets and showerheads

$3,600 - - $1,200 3.0 Water/Cost Savings

2 Garage/ShopUpdate plumbing fixtures, predominantly sink faucets and showerheads


2 Miller Building Update plumbing fixtures, predominantly sinks $480 - - $160 3.0 Water/Cost Savings

2 West CottageUpdate plumbing fixtures, predominantly faucets and showerheads


2 Southeast CottageUpdate plumbing fixtures, predominantly faucets and showerheads


1 Garage/ShopConvert Oil Boiler to Natural Gas Modulating Condensing Boiler

$6,500 - 2,092 $2,050 3.2Fuel switch and energy savings

3 Tina Packer Playhouse Expand digital control system to entire building $12,500 - - $3,500 3.6Energy savings and equipment lifespan

2 Garage/Shop Replace seals on overhead garage door $200 - - $50 4.0 Energy savings

2 Tina Packer Playhouse Convert Dressing Room incandescent lighting to LED $1,500 2,459 - $300 5.0Energy and maintenance savings









2 Bernstein Theatre Convert Dressing Rooms incandescent lighting to LED $1,000 1,639 - $200 5.0Energy and maintenance savings

2 Bernstein Theatre Install three destratification fans in costume shop $2,000 - 390 $400 5.0Comfort improvement and energy savings

3 Bernstein TheatreTheatrical Studio 1A & 1B - Modify controls to average two temperature sensors temperature sensors for common control

$1,000 - - $200 5.0 Comfort improvement

4 Bernstein Theatre Install relief fan in attic for economizer mode $5,000 8,197 - $1,000 5.0 Energy savings1 Lawrence Hall Insulate hot water and DHW piping $1,500 - 300 $300 5.0 Energy savings1 West Cottage Correct second floor temperature control $1,000 - - $200 5.0 Comfort improvement 1 West Cottage Insulate DHW piping in basement $1,000 - 160 $200 5.0 Energy savings2 Southeast Cottage Insulate steam and DHW piping in basement $1,000 - 179 $200 5.0 Energy savings

2 Bernstein TheatreInstall occupancy sensor lighting controls for 2nd Floor Costume/Shoe Storage rooms & day lighting controls for Costume Shop


2 Tina Packer PlayhouseInstall occupancy sensor lighting controls for dressing room addition


2 Tina Packer Playhouse Convert various incandescent lighting to LED $10,000 11,710 - $1,429 7.0Energy and maintenance savings

2 Bernstein Theatre Convert Rehearsal Rooms incandescent lighting to LED $20,000 23,419 - $2,857 7.0Energy and maintenance savings

2 Miller Building Replace second floor HVAC unit $5,000 1,709 300 $540 9.3 Comfort improvement 2 Tina Packer Playhouse Replace boiler with modulating condensing boiler $9,500 - - $950 10.0 Energy savings

3 Lawrence Hall Replace HVAC control system with digital control system $20,000 - 1,960 $1,921 10.4 Energy savings

3 Lawrence Hall Replace boiler with modulating-condensing boiler $25,000 - 2,000 $1,960 12.8Energy savings and equipment lifespan

3 Bernstein TheatreReplace Lochinvar standard efficiency boiler with modulating-condensing boiler with hot water reset control

$25,000 - 1,900 $1,940 12.9 Energy savings

4 Lawrence Hall Replacement of windows throughout building $81,000 - - $4,000 20.3Comfort improvement and energy savings

1 All BuildingsImplement effective temperature setbacks in all buildings using appropriate means. This will save a significant amount of energy and cost.


2 CampusReplace main telephone switch and upgrade campus telecommunications cabling

100,000$ - - - - Site Upgrade









4 CampusRemove old campus 4.8KV Volt Primary Electric system in favor of expanded 15KV system

200,000$ - - - - Site Upgrade

1 Tina Packer Playhouse Insulate building soffit area in building lobby $1,000 - - - -Comfort improvement and increased equipment lifespan

1 Bernstein TheatreConduct a fire protection and fire safety audit and install additional sprinklers as needed

$5,000 - - - - Increased safety

-- St. Martin's Complete Electrical Upgrade $900,000 - - - - Building Functionality-- St. Martin's Complete Mechanical Upgrade $1,350,000 - - - - Building Functionality-- St. Martin's Complete Fire Alarm Upgrade $80,000 - - - - Building Functionality-- St. Martin's Complete Fire Protection Upgrade $100,000 - - - - Building Functionality4 Lawrence Hall Complete Power Upgrade $250,000 - - - - Buildng Upgrade4 Lawrence Hall Complete Lighting Upgrade $160,000 - - - - Buildng Upgrade4 Lawrence Hall Complete Fire Alarm Upgrade $60,000 - - - - Buildng Upgrade4 Lawrence Hall Complete Fire Protection Upgrade $75,000 - - - - Buildng Upgrade4 Lawrence Hall Complete Telecom. Cabling Upgrade $30,000 - - - - Buildng Upgrade2 Garage/Shop Lighting Upgrade $6,000 - - - -- Building Upgrade

2 Miller BuildingInstall occupancy sensor lighting controls for various rooms


4 Miller Building Complete Power Upgrade $70,000 - - - - Buildng Upgrade4 Miller Building Complete Lighting Upgrade $50,000 - - - - Buildng Upgrade4 Miller Building Complete Fire Alarm Upgrade $15,000 - - - - Buildng Upgrade4 Miller Building Complete Telecomm. Cabling Upgrade $15,000 - - - - Buildng Upgrade3 West Cottage Receptacle Upgrade $10,000 - - - -- Buildng Upgrade2 West Cottage Lighting Upgrade $10,000 - - - -- Buildng Upgrade3 Southeast Cottage Replace air vents on radiators $200 - - - - Comfort improvement 2 Tina Packer Playhouse Install air conditioning for lobby area $25,000 - - -$3,000 - Energy Increase

Note 1: 1 - Implement in year 12 - Implement in years 2 or 33 - Implement in years 4 or 54 - Implement in years 6 to 10

Note 2: Based on the following suggested building priority: Tina Packer Playhouse, Bernstein Theatre, St. Martin's, Lawrence Hall, Garage/Shop, Miller Building, West Cottage, Southeast Cottage



Shakespeare & Co. Ten-Year Master Plan Executive Summary- Electrical

Campus Primary Electric System

The Shakespeare & Company campus is currently served by two primary metered electrical services, the older 4.8 KV Kemble Street system serving most of the smaller and older buildings, and a newer 13.8 KV Old Stockbridge Road system which primarily serves Bernstein and Tina Packer Playhouse. The 4.8 KV system should eventually be phased out, and the 13.8 KV system expanded to serve the entire campus. This will eliminate outdated equipment and cables, and result in a single newer and more efficient primary electric distribution system, with better capacity for expansion. As buildings such as St Martins, Lawrence and Miller are renovated or upgraded, they should be disconnected from the older Kemble Street system, and added on to the newer Old Stockbridge Road 13.8 KV system.

Campus Telecommunications Internet and telephone service for the campus is primarily via fiber optic cable from Time Warner Cable to the Miller Building. Fiber optic connectivity extends to Bernstein and the Tina Packer Playhouse. Fiber optic connectivity should be extended to the other buildings intended to remain (e.g. possibly Lawrence Hall, St. Martins), as they are upgraded. These buildings will require compete new telecommunications cabling. The Miller Building is also in need of a complete telecommunications cabling replacement. Bernstein New electrical systems were installed for the entire occupied portion of Bernstein in 2008. This includes new electrical service and power distribution, general and theatrical lighting, fire alarm, and telecommunications cabling, all still generally in excellent condition. There are minor opportunities (dressing rooms, rehearsal rooms, costume storage rooms) to improve lighting and lighting controls, for better energy efficiency. Other than that, the electrical systems in place should serve well for the next ten years.

Tina Packer Playhouse Major electrical upgrades were completed in 1999 and 2001, providing new electrical service and power distribution, general and theatrical lighting, fire alarm and telecommunications cabling, all still in good condition. There are minor opportunities (two-story dressing room addition, main lobby area) to improve lighting and lighting controls, for better energy efficiency. The fire alarm system will be due for an upgrade in approximately ten years. Other than that, no major electrical work should be required in the next ten years.

Lawrence Hall

The electrical systems in Lawrence are for the most part original, approx. 50 years old, in fair to poor condition, and in need of replacement on basis of age, energy efficiency and obsolescence. Exceptions are the fire alarm system which appears to have been replaced within the last 10-15 years, and carbon monoxide detection has more recently been installed for code compliance. If the building is intended to be upgraded for indefinite use, all electrical systems should be replaced with new, as part of an overall building renovation.

Miller Building

The electrical systems in Miller are in large part original, 40+ years old, in fair to poor condition, and in need of replacement on basis of age, energy efficiency and obsolescence. The power distribution system is barely adequate at best, and the fire alarm system is several generations out of date. Some lighting fixtures have been upgraded to more efficient models, but are of outdated style. Telecommunications cabling needs to be replaced. If the building is intended for continued use, a complete electrical upgrade should be considered within the next five to ten years.

St. Martins

As the building has been unoccupied and out of use for several years, the electrical systems in the building, being primarily original, are now in unusable condition. There is currently a minimal amount of power available in the building, and a basement electrical vault is still in use for distributing power to nearby buildings. If the building is to be put back in use, complete new electrical systems will be required throughout.

Campus Primary Electric System Upgrade The Shakespeare & Company campus is currently served by two primary metered electrical services: Kemble Street Service (4.8 KV) National Grid underground service from Kemble Street (metered at pole near Clipston Grange). This system is at least forty years old and near the end of its useful life. It currently serves the following: * Lawrence Hall Transformer: (Single-Phase). This transformer serves Lawrence, Garage/Shop and reputedly the Maintenance Building. * St. Martin’s Transformer: (Single-Phase). This transformer appears to serve St. Martin’s, Miller, West and SE Cottages, Laundry, Building 6, Field House and Monk’s Hall. Old Stockbridge Road System (13.8 KV) National Grid underground service off of Old Stockbridge Road (metered west of the Bernstein). This system was originally installed to serve Bernstein, in a previous use. It now also feeds a transformer near the Maintenance and Pool buildings (believed to serve the Pool Building), and has been extended to serve a newer transformer at the Tina Packer Playhouse. This system is newer, more efficient, and has greater capacity for expansion than the older Kemble Street Service.

Master Plan

Most of the buildings served by the older 4.8 KV Kemble Street service are either in need of a power distribution renovation/upgrade, or are slated for demolition. As buildings such as St Martin’s, Lawrence and Miller are renovated or upgraded, they should be disconnected from the older Kemble Street service, and added on to the newer Old Stockbridge Road 13.8 KV system. The Kemble Street system should eventually be phased out, and the 13.8 KV system expanded to serve the entire campus. This will result in a single newer and more efficient primary electric distribution system, with better capacity for expansion, and will also provide a small savings on the campus electric bill.

.

Campus Telecommunications

Fiber optic cable service from Time Warner Cable enters the campus at the Miller Building. Fiber optic connectivity for Internet and in-house network service continues from Miller to Bernstein and also to Tina Packer Playhouse. The remaining smaller buildings such as Lawrence Hall and the Cottages obtain Internet service from separate residential cable services, or “piggy-backed” off of adjacent buildings. The main network server is located in the Miller Building. The Time Warner Cable telephone “demark” point is in Bernstein. An “Avaya IP Office” configuration there serves a limited number of voice over IP telephones fox the Box Office. But most telephones are served via an outdated Avaya/Lucent “Merlin Magix” telephone switch located in the Miller Building. Cabling for voice and data systems are fairly current for Bernstein and Tina Packer Playhouse. The remaining buildings including Miller, have cabling just enough to provide minimal service for current use of the buildings. Recommendations include replacement of the existing telephone switch, and installation of fiber optic cable to buildings without it, and replacement of old copper telephone lines where still needed. The Miller building is in need of cabling a replacement, and new cabling will be required for any other building (e.g. Lawrence Hall, St. Martin’s) being upgraded for continued use.

2014 01 24 master plan appendices

Documents

protection system

hvac system

dhw system

power system

lighting system

alarm system

plumbing system

existing conditions