Commercial buildings account for over 30% of all U.S. greenhouse gas emissions. With increasing local, regional and federal laws and disclosure requirements requiring reduced operational carbon emissions, businesses are compelled to prioritize decarbonization, or face penalization. Take New York City and Boston—two major cities issuing fines to commercial buildings for failing to comply with reducing carbon emissions:

New York City – Local Law 97: Local Law 97 mandates large buildings to significantly reduce their greenhouse gas emissions, aiming for a 40% reduction by 2030 and net-zero emissions by 2050. It is considered one of the most ambitious plans in the nation.

Boston – Building Emissions Reduction and Disclosure (BERDO): BERDO requires large buildings to report their annual energy and water use to the city by February 2025 and reduce their greenhouse gas emissions by 2023 in line with set targets, with the ultimate goal of reaching net-zero emissions by 2050.

By 2030, more than a dozen cities will follow suit, establishing their own regulations resembling New York City and Boston’s goals.

Planning for Successful Decarbonization

With 2030 approaching, the time for planning is now. Arch Energy, Consigli’s energy division, can help guide the planning of your decarbonization project starting with these key actions:

Benchmark Your Emissions: Compare your building’s energy performance to similar buildings. Collect energy data on your building and calculate the emissions using the factors written in the law.

Engage Collaborative Partners: Ensure the success of your decarbonization projects by involving experienced partners from the beginning. The key to effectively decarbonizing older buildings lies in the early and active collaboration of all essential participants—architects, engineers, builders and clients.

Analyze Emissions Data: Identify areas where your building may be falling short of compliance and pinpoint emission hotspots. Collaborate with your design and construction team to evaluate the data and determine the most effective low-carbon projects or infrastructure upgrades for your property.

Reduce, Recover, Electrify: Identify waste heat not only to reduce your energy demand, but to see where heat can be reused to save 30% to 40% of carbon emissions. Once you reduce and recover available waste heat, begin to implement electrification measures.

Leverage Available Incentives: Understand the guardrails to qualified scope for incentives on planning and construction projects. Secure dollars by leveraging eligible tax credits and local utility and state incentives that enable zero carbon infrastructure.

Accelerating energy efficiency improvements can achieve more than a third of the total carbon dioxide (CO2) emission reductions needed between now and 2030, aligning with the goal of reaching net zero emissions by 2050.

The Advantage of Decarbonization

Adopting sustainable practices in building management offers advantages, both financially and reputationally. To transform your legacy building into a model for decarbonization, start today.

Economic: By adhering to sustainability standards, building owners can avoid potential fines and adapt more easily to new market conditions. Additionally, sustainable buildings typically have lower operating costs, longer lifespans and reduced environmental impact, which can translate into better financial performance over time.

Market Value: Decarbonization is a necessary step in reaching Net Zero goals and meeting stakeholder expectations, including those of tenants, investors and the community. Companies that prioritize sustainability not only enhance their reputation and brand value but also increase customer loyalty, attract new clients and provide a competitive edge in the market. By positioning a decarbonized legacy building as a premium, resilient asset, businesses improve their market standing.

Where We’re Doing It 

345 Hudson, owned and currently being repositioned by Hudson Square Properties (HSP), is a model for sustainable practices, incorporating Nordic design principles of holistic energy recycling and electrification and serving as a scalable solution for Local Law 97 compliance. Because of its natural gas operations, mid-tier energy rating and carbon emissions, the 990,000 sq. ft. 345 Hudson was destined to face recurring Local Law 97 carbon emissions fines starting in 2035. Over a seven-year period, 345 Hudson is undergoing infrastructure changes that will make its decarbonization a reality.

Learn more about the project here.

The post Transforming Legacy Buildings into Decarbonized Models first appeared on Consigli Construction.

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Consigli and its energy division, Arch Energy, have worked collaboratively with project partners to rapidly electrify 345 Hudson by replacing steam and natural gas systems. Using proven, innovative technologies from Electric.nyc, Phase 1 will enable renewable energy within the existing building infrastructure and replace outdated systems powered by steam and natural gas with smart electric-powered systems. Leveraging these new systems, 345 Hudson and adjacent buildings will be connected through micro-grids to create shared, efficient and circular heating and cooling.

Once complete, 345 Hudson’s retrofit is expected to reduce emissions by at least 70 percent and support compliance with New York City’s Local Law 97, which mandates large buildings significantly reduce their greenhouse gas emissions by 2030.

Developed by Hudson Square Properties (HSP), a collaboration between Hines, Trinity Church Wall Street, and Norges Bank, the award-winning project received NYSERDA’s first Empire Building Challenge grant to support decarbonization efforts.

Members of the Consigli and Arch Energy teams, alongside project partners, received the award at a Nov. 12 celebration hosted by ENR.

Read more about the project in ENR’s November issue here.

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With many academic institutions re-evaluating campus needs as we evolve during this pandemic, Consigli brings a strong interdisciplinary approach to assessing existing campus facilities and providing practical scope recommendations with associated costs, focused on five strategic solutions.

Reduced Budgets

Our Solutions:

• CM Buying Power. Leveraging multiple project relationships with key partners resulting in greater control over project costs & lead time risks.
• Reduced Cost. Full-time on-site management with the resources to cover multiple projects on concurrent work schedules maximizing cost efficiency

Energy Efficiency

Our Solutions:

• Energy Optimization. Provide solutions to reduce energy use by 15% to 25%, like peak demand shaving, networked lighting controls, etc.
• Deep Energy Retrofit. Provide a more comprehensive look at all your energy consuming systems including building envelope & try to achieve 50% to 60% reduction in energy usage.
• Building Intelligence. Design & implement building management systems, with data driven analytics on your HVAC system operations.
• Healthy Buildings. Ensure that your buildings are meeting or exceeding enhanced ventilation needs.

Consigli’s Arch Energy group provides and implements integrated solutions to create sustainable, healthy and intelligent buildings powered by low-carbon infrastructure, reducing costs and increasing building efficiency across all markets.

Deferred Maintenance

Our Solutions:

• Building Assessments. Exploratory work to identify existing conditions & minimize cost & schedule impacts.
• Informed Estimates. Scope menus & prioritization of the most critical deferred maintenance items.
• M/E/P Services. Provide data driven strategies that maximize long-term value with lower maintenance & operating costs.
• Right Sizing. Develop strategic equipment solutions that balance project & operating costs.

Streamlining Procurement

Our Solutions:

• Trade Bundling. More competitive pricing through resource loading & personnel leveling between multiple projects.
• Design-Build Services. Lead an assembled team of design specialists to assist in master planning, campus assessment & project scope development.

Staffing Resources

Our Solutions:

• A Dedicated Staff. Provide multi-project management solutions with transparent documentation & reporting for less strain on in-house resources.
• Expanded Resources. Connect with Project Service Group resources (VDC, Scheduling & M/E/P) to develop task focused project management planning & solutions.

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To support lower carbon emissions by 2032, the Inflation Reduction Act (IRA) Section 48 Energy Credit offers new construction and energy projects up to 6-50% of costs as a tax credit to private and tax-exempt entities. Backed by Arch Energy—Consigli’s energy division—we help clients secure dollars by leveraging eligible tax credits to advance clean energy solutions and get one step closer to decarbonization.

How Consigli Can Help

Step 1: Identify the Project’s Energy Scope

With our Arch Energy experts, Consigli provides the guardrails to qualified eligible scope for developed projects.

Step 2: Quantify the Project’s Energy Output

Based on the eligible scope, Consigli quantifies your energy project output, including the total rated capacity of heating and cooling.

Step 3: Relate the Design to Domestic Content

Our team identifies any iron, steel and manufactured products within the project scope that can be sourced domestically to maximize benefits from the “Made in USA” Domestic Materials Bonus.

Step 4: Manage Labor Requirements

In pre-construction, Consigli develops a plan for prevailing wage and apprenticeship requirements based on total heating and cooling output (if applicable). The project may require that 100% certified payroll and 15% total labor hours be performed by a certified apprenticeship.

Step 5: Identify Other Bonuses or Tax Credits

As Consigli helps secure IRA incentives, we will also evaluate other cost-saving incentives for use on your project, including bonus credits and local tax rebates.

Where We’re Doing It

University of New Hampshire, Thermal Energy Storage Tank

In lieu of installing a new chiller plant to meet a campus need for increased cooling, the University of New Hampshire (UNH) called for the construction of a TES tank that will store and deliver a minimum of 10,400 ton-hours of thermal energy as chilled water at 42°F. The implementation of this project will be a significant step in helping UNH achieve their sustainability goals highlighted in their Climate Action Plan, WildCAP. Consigli supported the University to maximize IRA credits, including:

• Review of tank components and steel for domestic content requirements.
• Subcontract development to clearly define apprenticeship requirements from each subcontractor.
• Tracking system creation and management to ensure weekly that all certified payrolls and apprenticeship hours were properly logged and submitted to the University.

Learn more about the project here.

Arch Energy or Consigli does not provide accounting, tax or legal advice to its clients, and all clients are strongly urged to consult with their own tax or legal advisors regarding any potential strategy. We have provided this information for educational purposes only.

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“Ed’s expansive experience in the clean energy sector provides our energy division with an opportunity to bolster the group’s leadership and further grow our operations,” said Todd McCabe, Vice President of Project Services. “As we continue to prioritize energy efficient systems and work toward a more sustainable future in the construction industry, Ed’s knowledge and expertise will be an asset to both our team and our clients as they strive to meet their decarbonization goals.”

White brings nearly three decades of diverse energy and utility industry experience, with a demonstrated track record of success implementing innovative clean energy programs focused on energy efficiency, renewables, smart grid and electric vehicles for large organizations and communities throughout the Northeast. He most recently served as the National Grid Foundation’s Executive Director and Vice President of Social Impact.

“As Director of Operations, I look forward to working alongside Director of Energy, Kailash Viswanathan, to help provide decarbonization solutions that will build on Consigli and the Arch Energy division’s commitment to creating a more sustainable and resilient future,” said Ed White.

An active member of the community, Ed serves as the Chair of the Board of Directors for the United Way of Central Massachusetts. He is also a member of the American Red Cross of Massachusetts Board of Directors and serves as the Chair of its Philanthropy Committee. Previously, White was a board member of the Northeast Energy Efficiency Partnership (NEEP), New York Smart Grid Consortium (NYSGC) and the Consortium for Energy Efficiency (CEE).

Arch Energy, a division of Consigli, empowers organizations to meet their decarbonization and electrification goals and future-proof their operations with energy efficient, waste-reducing solutions. As cities throughout the Northeast and Mid-Atlantic begin applying and enforcing carbon emission requirements for new and existing buildings, the Arch Energy team is uniquely qualified with highly specialized knowledge and strategic vision to support clients navigate their decarbonization journeys.

To learn more about Consigli’s energy division, Arch Energy, click here.

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How does Consigli—which has planned and built more than fifteen projects incorporating timber solutions—coordinate and collaborate with our project partners to plan and deliver high-quality timber structures? With extensive experience analyzing, procuring and installing mass timber, Consigli’s interdisciplinary approach supports our clients—like Bowdoin—in making cost-effective, schedule-driven decisions when planning a mass timber project.

Initial Design

Rigorous pre-construction planning is a must when it comes to mitigating potential cost, schedule and quality impacts associated with a mass timber structure.

• Early Detections of Issues: The smallest details matter when it comes to achieving the desired look and function for such a specialized finish product. Incorporating design intent into early models helps guide crucial design considerations to be incorporated into fabrication documents and allow for timely timber release.
• Structural Reviews: Structural drawing reviews help analyze column spacing, spans of timber elements, choices of direction of primary girders and varying strategies for mechanical ductwork and plumbing routing. The review process can potentially result in cost saving through elements including reducing beam sizes and floor plate thickness.
• Cost Competitiveness: In today’s ever changing and challenging materials market, mass timber has remained relatively steady in pricing. This certainty allows mass timber to be priced early with greater assurance of costs as the project progress. Depending on the application, mass timber pricing can be very cost competitive when compared to steel and concrete and has additional cost benefits in terms of fit-out costs. Mass timber can also remain exposed, reducing the costs of expensive interior finishes on a project.

Selection & Sourcing

Timber species selection can affect the mass timber manufacturer. The right decision-making can support early internal estimates and analyze specific species for the best fit.

• Wood Species & Material Finish: Material selection has a significant impact on the choice of timber manufacturers. From aesthetic to strength of structural design to lengths of members, Consigli can help evaluate timber species and offer options that satisfy aesthetic and structural need.
• Deep Knowledge of Supplier/Manufacturer Market: A strong list of suppliers, both domestic and foreign, ensures competitive pricing for initial bidding during earlier phases of design. As the mass timber is fully designed and released for fabrication, a well-established market knowledge is crucial in bidding installation.

Coordination & Release

Coordination model completion ahead of Construction Documents is critical to final fabrication shop drawings for mass timber. With timber lead times ranging from 16 to 24 weeks from final drawing approvals, time is of the essence.

M/E/P coordination for a mass timber structure.

• M/E/P/FP Coordination: Mass timber penetrations for M/E/P/FP systems must be carefully planned and integrated into fabrication documents. Coordination models for these penetrations allow all pathways to be designed and manufactured in shop in lieu of in field; this is crucial as field cutting is prohibited for this level of finished product.
• Design-Assist Engagement: Engaging design-assist partners for M/E/P/FP systems and mass timber allows the project team to coordinate within the working design model. Creation of CD-level documents through design-assist, even as the rest of the design is in early stages, supports completion of building systems and architectural features for a release of timber well ahead of CDs, mitigating the challenge of timber long lead times.

Delivery & Installation

Careful attention must be paid to the handling, installation and protection of mass timber to maintain the material’s integrity. Hands-on installer experience is imperative when planning a successful mass timber project.

Mass timber logistics & installation considerations.

• Logistical Planning Handling & Installation: Development of the right logistics plans for efficient installation—accounting for any potential double handling and required special care—is paramount to creating schedule certainty through installation. The right project partners develop proper delivery, loading and sequencing unique to each site.
• Protecting your Investment through Insurance & Temporary Protections: Consigli’s in-house Job Site Insights platform allows our clients to protect their investment through floor-by-floor detection of potentially damaging elements to the timber structure, including water, fire or any other elements that may stain or mar the finished product. Additionally, temporary protection is often required and includes the use of hard walls held off the timber columns for UV and moisture protection, floor plate protection from UV, moisture and foot traffic, maintenance of humidity and temperature post close-in. The most effective timber structure protection is speedy building enclosure to reduce environmental impact on the timber itself. Once enclosed and final systems are brought online, maintaining proper humidity levels is critical to keeping the timber looking and functioning at its best.
• Self-perform Capabilities: Consigli self-performs mass timber installation and protection, giving us added control over schedule, quality and continuity of installation because we are that much closer to the product. Our 650 in-house craftspeople share our standards for quality and are a strong additional resource to call upon to get work done on time.

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The post Decarbonizing the Built Environment: Mass Timber as a Low Embodied Carbon Material appeared first on Consigli Construction.

In this video series, Consigli looks at components of net zero carbon construction and implementation with our partners. Our first feature is Hotel Marcel, a certified historic renovation that repositioned a former office building into a hotel, targeting Net Zero Energy, Passive House and LEED Platinum certifications.

Sustainable Energy Production

Looking at operating costs over a five-year period, the investment in net zero operations ultimately pays for itself.

As a net zero energy building, the hotel generates 100% of its own electricity, heat and hot water with a rooftop solar array and solar parking canopies—totaling over 1,000 solar panels—with no fossil fuels used for the building’s power or heat. Hotel Marcel is its own energy island, supported by a battery-equipped solar microgrid to power the hotel, feed power to the grid during peak times and maintain power to the building during grid outages. The building’s Energy Use Intensity (EUI) rating is projected to be 34 kBtu per square foot, which is 80% less energy than median EUI for hotels in the United States.

Building Electrification

Technology, like lighting through an ethernet system, allows what was historically one of the least energy-efficient building operations to greatly reduce energy use and operational costs.

Hotel Marcel houses all-electric kitchen and laundry facilities—some of the largest energy-use areas in hotel operations—and utilizes low-voltage Power over Ethernet (PoE) technology to significantly reduce energy use across the entire building. Building-wide PoE powers and controls all lighting and window shades, enhancing operational control and reducing lighting energy use by over 30% compared to conventional lighting systems.

High-efficiency Mechanical Systems

The right mechanical systems can reduce monthly heating and cooling expenses while fostering improved indoor environments through ventilation and exhaust air heat transfer without direct air mixing.

Carefully selected mechanical systems at Hotel Marcel, specifically Variable Refrigerant Flow (VRF) air-source heat pumps and Energy Recovery Ventilation (ERV), support energy-efficient heat recovery and improved indoor air quality in the hotel. The VRF systems at Hotel Marcel can recover heat from cooled spaces for use in heated spaces and vice versa, enabling multiple indoor zones to operate on the same system from the same main compressor unit. The ERV recycles heat energy from the building’s exhaust air to pretreat outside air, reducing load on the HVAC unit and the required capacity of the mechanical equipment. ERV operations are essential for achieving great indoor air quality in high-performance, airtight buildings like Hotel Marcel.

Airtight Envelope Design & Moisture Control

Historic restorations requirements and regulations are not an end-stop for sustainable construction. Innovative building strategies can maintain a building’s historic integrity and deliver solutions for a more sustainable future.

Key to an energy efficient building is a well-insulated envelope with interior and exterior insulation, especially when targeting Passive House. However, at Hotel Marcel, the historic concrete façade could not be modified. Through interior spray foam insulation, the project team created an airtight, high-performance envelope while leaving the exterior untouched, aside from minor caulking improvements. Great care was taken in selecting an environmentally preferable spray foam with low embodied carbon and minimal off-gassing. Coupled with the installation of high-performance window, multiple layers of spray foam insulation ensure an airtight envelope protected from the impacts of outdoor moisture.

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Becker + Becker Associates, Inc.’s historic rehabilitation of the Marcel Breuer designed Pirelli Building transformed a long-vacant icon into the net zero Hotel Marcel—the country’s first Passive House designed hotel.

All electric, the hotel is powered by renewable on-site energy. Among other sustainable measures, variable refrigerant flow air-source heat pumps and energy recovery ventilation mechanical systems create a uniquely energy-efficient building.

Operated by Chesapeake Hospitality, the hotel hosts 165 guest rooms and suites, restaurant and bar, lounge and meeting spaces and penthouse-level courtyard and galleries.

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Click below to listen to the episode.

The post Arch Energy Featured on the Mass Construction Show Podcast first appeared on Consigli Construction.

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