Newport Gardens

Project Summary & Specifications
Building Owner: Grenadier Realty Corporation
Location: Brooklyn, NY
Building Size: 8 buildings, 240 apartments
Project Services: Energy Efficiency Reporting (LL87)
Annual Electrical Reduction: EC Measures - 86,453 kWh
Annual Natural Gas Reduction: RCx Measures - 20,914 therms EC Measures - 21,725 therms
Annual Cost Savings: RCx Measures - $5,304 EC Measures - $30,301 *Cost savings using 2015 energy prices
Energy Conservation Measures: LED Lighting Retrofit & Lighting Controls Boiler Control System Upgrade DHW Recirculation Control
Annual CO2 Emissions Reduction:
0 tons
*If All Measures Implemented, from US EPA

DSMEA was retained by Grenadier Realty Corporation to conduct Local Law 87 (LL87) Energy Efficiency Reporting for Newport Gardens, a residential community in Brooklyn. The audit and analysis identified several significant retro-comissioning (RCx) and energy conservation (EC) measures that could be taken by the building to reduce energy costs and result in a much higher performing facility. Newport Gardens comprises eight individual buildings located across two separate tax lots; each building is three-stories tall, and operates independently of all other buildings on the property. Having multiple buildings spread across two separate lots is not a typical configuration for LL87, so DSMEA’s experience and adaptability proved especially vital in producing comprehensive energy conservation strategies and measures for Newport Gardens.

The first set of energy saving measures DSMEA recommended to Newport Gardens were the retro-commissioning measures, or RCx measures. These are measures that are taken to ensure code compliance and approve upon existing equipment within the facility; the RCx measures included:

The panels used to control the boilers at Newport Gardens were not functioning as designed upon DSMEA’s arrival to the site. Initially, we had believed the necessary repairs could be completed as part of retro-commissioning. However, after discussions with the manufacturer and research into the panel, the equipment was deemed obsolete and repairs not feasible and a new system was recommended as an EC measure (see below).
It was also recommended to the building that the outdoor sensors used to control the boiler reset be relocated to the northern face of the building, to reduce the chance of false temperature readings occurring.
Boiler combustion efficiency testing completed by DSMEA revealed a high amount of excess air present during firing, resulting in a reduced combustion efficiency. DSMEA recommended adjusting the boilers to resolve this issue and ensure fuel is not consumed unnecessarily by the system.
Inspections and repairs were made to the ventilation fans that supplied the bathrooms of the apartments as per code requirements. Due to the structure of the buildings at Newport Gardens, maintaining the ventilation fans on the roof is extremely difficult, so DSMEA recommended that maintenance staff be provided with an IR camera to allow for examination of fan functionality from the ground.
Heating and DHW piping that remains un-insulated leaches heat out of the system and into the surrounding environment, meaning wasted fuel dollars. Newport Gardens underwent weatherization and insulation in the early-2000s, so only a few feet of piping and some heating equipment required insulation.
DSMEA recommended that the buildings adjust water temperatures in order to reduce the amount of fuel consumed by DHW demand within the complex, while also maintaining resident satisfaction and meeting code requirements.

The next set of energy saving measures DSMEA recommended were the Energy Conservation Measures, or ECMs. These are measures that require capital investment from the facility to yield energy savings, and are not required to be completed by LL87. In Newport Gardens case, the majority of energy savings derived in our analysis came from the implementation of ECMs, which include:

As previously discussed, the existing boiler system was deemed irreparable by the manufacturer. Upgrading the control system will restore several key functions of the system so that it can function as designed, including module step firing and incorporation of an outdoor reset schedule. Better control of the system will yield reduced fuel consumption, as well as eliminating overheating issues.
The majority of electricity consumed by Newport Gardens was used to provide lighting inside and outside the facility. The lighting fixtures used in the facility are primarily older style metal halide and fluorescent bulbs, which consume almost double the amount of power an LED fixture of the same output will consume. DSMEA recommended the facility uprgade all interior common area lighting with low-cost retrofit kits, and all exterior lighting to LED floodlights. Electrical savings from this upgrade are so large that a full building lighting overhaul will pay itself back with 3 years.
Along with upgrading the lighting, it is recommended that the building install lighting controls to further reduce electrical consumption. Incorporating bi-level occupancy controls for stairwell and hallway lighting fixtures, and occupancy sensors for spaces such as the laundry room, will prevent spaces from consuming power while unoccupied.
Insulating piping smaller than 3″ is not required by LL87, but thermal losses will still occur if the pipe remains un-insulated. Due to recent re-insulation of the site, only short segments of pipe had to be insulated at Newport Gardens.
Currently, the pumps used to recirculate DHW throughout the buildings run constantly, resulting in hot water always circulating in the pipes. By installing recirculation control, will reduce the amount of energy required to provide hot water to the apartments and reduce electrical costs from the pumps.