High-Profile: Building Energy/MEP Supplement 2020

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Annual MEP Supplement

April 2020


April 2020 Annual Supplement :

Building Energy / MEP

Insulators Local 6 professionally-installed mechanical insulation / page 9

INDUSTRY EXPERT ARTICLES High-Profile interviews Mike Eardley page 8


Jon Haehnel


Nichole Petersen


Gabriella Henkels


Erin Welch


Eric Gebrian


Annual MEP Supplement


April 2020

Clean Rooms Leave Little Room for Air discussion if we were undertaking a highperformance building project. Beyond that, three key steps would ensure success in meeting even the most stringent sealing requirements: • Hold a plan review – What little changes can be made that would make envelope more efficient, tighter, easier to construct? • Undertake regular visual inspections early in construction. • Do a preliminary blower door test; it’s the best way to check if you’re on the right track.

by Jon Haehnel BVH was recently asked to undertake envelope commissioning as part of a university science building renovation that included a new, subterranean clean room to accommodate a highly sensitive electron microscope. This instrument clean room included isolation from acoustic noise, airborne vibration, electromagnetic fields and envelope tightness capable of maintaining moisture migration into the sub-30% relative humidity space conditions. Controlling space pressure and humidity in the built environment comes down to two issues: HVAC systems and building envelope. The tighter you can make the envelope, and in particular the better the air barrier performance, the better control over space pressure and humidity. Our building envelope team was brought in to determine an acceptable level of leakage, test the space and undertake any steps necessary to address

Jerome L. Greene Science Center, Columbia University / Photo by Peter Titmuss, Shutterstock.com

the findings. Based on our experience with similar spaces, we recommended .25 cfm/sf as an appropriate target. Of note, the calculated surface of the room included floor, wall, and ceiling area in square feet (sf). Since this room was built inside another building six floors below grade – essentially a room within a room – the design and construction team had endeavored to seal the new space by building exceptionally thick walls (approximately 20 inches thick). The outer wall was a single-sided partition with metal studs. Acoustical

batt insulation was installed to absorb acoustic noise and airborne vibrations. The inner wall, which forms the shell for the instrument, was a double-sided metal studded partition. Three layers of gypsum board, batt insulation, electromagnetic shielding and acoustical absorbing layer comprise this inner wall which is why the team expected the room to be pretty tight once we began testing. Unfortunately, at nearly six times the target (1.34 cfm/sf), it was anything but. Why was the room so leaky? This was because they failed to think about air sealing at critical points during construction. Clean rooms require special attention to wall, ceiling and floor assemblies and need to account for the pipes, ductwork, wires and other lines that penetrate these surfaces. Every transition needs to be carefully sealed. BVH crews went to work diagnosing the space and recommending repairs. In the first round we substantially improved the air barrier performance, reducing the cfm by two thirds to .43 cfm/sf. After another, we tested again, this time achieving .28 cfm/sf. From the beginning, the owner’s requirements were to maintain tight tolerances for temperature and humidity in this space. A tight envelope is necessary to meet these requirements. While establishing a basis of design wouldn’t typically be employed for a single room, it should be if it’s a critical room; we would definitely want to start with that

Blower door test at a public health laboratory

A high-performance building envelope is well worth the investment, whether you’re building clean rooms or bedrooms. A tighter envelope will allow the equipment to operate at a much higher efficiency and maintain space pressure than one that has a high leakage rate. This in turn minimizes the risk of post-occupancy issues, all while saving energy and operating costs over the life of the building. Jon Haehnel is the director of building envelope services at BVH Integrated Services, P.C. His expertise in building envelope testing and design focuses on institutional and commercial projects throughout the Northeast.

CFM (cubic feet per minute) is a measurement of the velocity at which air flows into or out of a space. On a per square foot basis*, current rates range: • Average construction – .6-.8 cfm at 50 pascals (0.2 inches w.c.) • High-performance threshold – .25 at 50 pascals (0.2 inches w.c.) • US Army standard – .25 at 75 pascals (0.3 inches w.c.) • US Marines standard- .15 at 75 pascals (0.3 inches w.c.) • Passive House standard for commercial buildings: .05 at 50 pascals (0.2 inches w.c.), which can significantly reduce the size of the HVAC system. * The surface area calculation includes all six sides of the conditioned space.


Annual MEP Supplement

April 2020




@NewEnglandMCA www.high-profile.com

Annual MEP Supplement


April 2020

Creating a Measurably Better Environment

by Nichole Petersen Better air equals better outcomes. Facilities with superior indoor air quality (IAQ) provide a safe and healthy environment for occupants. Increased productivity, improved occupant wellness and greater energy efficiency are only some of the benefits of creating a better indoor environment. Improving IAQ is something design engineers and building owners strive for but where do they start? As the old saying goes, “If you can’t measure it, you can’t improve it.” For the past 20 years, Aircuity has been contributing to measurably better environments by facilitating better airflow optimization and demand control ventilation. Their technology continuously helps to optimize ventilation rates and provide intelligent data and energy savings to a wide variety of constituents. Here’s how the Aircuity sensing platform works: Using a multiplexed, centralized air sampling platform, industrial sensors

are deployed across a large footprint and bring air samples to a sensor suite. Sensed parameters are predetermined prior to the system installment and may include total volatile organic compounds (TVOC), carbon dioxide, carbon monoxide, particulates, dew point, etc. A decision is then made to increase, lower or sustain current ventilation levels. Aircuity then sends a command to the lab or BMS control via BACnet and the control system responds and adjusts the ventilation level accordingly. Data from the air sample is archived to the cloud for future retrieval and is displayed as actionable analytics through Aircuity’s proprietary application, MyAircuity. The cycle occurs continuously in alternating limb structure throughout all sensor spaces connected to the sensor suite. This technology is relevant to many applications such as: • Economizer control – Confirmed reliability and accuracy of economizer control through regular calibration and sensor assurance. • Exhaust fan control – Significant energy savings through lower stack velocity when measured VOCs are below a defined trigger level. • Fault detection diagnosis – Identification of poor or underperforming rooms.

• Smart Labs – Six of seven elements that contribute to Smart Labs designs are impacted byAircuity. • WELL and healthy building certification – Aircuity delivers on the WELL promise byvaccurately sensing and providing smart signals for controlling ventilation. • Clean rooms – Precise control of the environment to meet ISO Standards 7-9. • Parking garages – Cost-effective solution over distributed sensors for parking garages, measuring both the key parameters of CO and CO2.

Aircuity is readily accepted across many markets involving facilities like Brigham and Women’s Hospital, Cambridge Public Schools, Jackson Laboratories, Mohegan Sun Casino, Tufts University and UConn Health, to name a few. Aircuity’s unique system architecture provides differential measurement, a single location to maintain and calibrate sensors remotely, better life cycle costs approach, enhanced IEQ and intelligent insight, all of which result in measurably better environments. Nichole D. Petersen is director of marketing at Flow Tech, Inc.

Griffin Eectric Completes Cleanroom

Thermo Fisher Scientific cleanroom

Lexington, MA – Wayne J. Griffin Electric, Inc. has completed the electrical installation work at Thermo Fisher Scientific, Inc.’s new cleanroom facility in Lexington. Serving as the project’s general contractor was Skanska USA Building, Inc. of Boston, working directly with architectural and electrical engineering firm, DPS Engineering of Framingham. The 50,000sf facility was renovated to accommodate the development, testing and manufacturing of viral vectors in order to treat patients suffering from rare diseases. The in-house scientists, QC specialists and


production teams are using GMP practices in the company’s state-of-the-art lab space to accelerate the production of new drug therapies. On-site, the Griffin Electric team was responsible for providing temporary power during construction of the cleanroom. In addition to powering the facility, Griffin supplied lighting services, including fixtures and controls, as well as set up the wiring for the tele/data systems. The team also installed additional systems for fire alarm, clock, lightning protection and security within the facility.

Building Energy /MEP A supplement to High-Profile Monthly


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Annual MEP Supplement

April 2020


Including Embodied Carbon in the Conversation toward Net Zero

by Gabriella Henkels Many cities across the U.S. have started to implement actionable steps toward reaching their carbon goals. In Boston, there has been a push for many years to move away from fossil fuels in the building and transportation sectors. Boston’s Climate Action Plan will require newly constructed buildings to pursue electrification and to be designed for net zero carbon (ZNC). These requirements have already been implemented for cityowned buildings, and privately owned new construction over 50,000sf must now conduct a carbon-neutral feasibility study as part of the city’s permit approval process. In the upcoming year, steps will be taken to require project teams to implement ZNC designs. As Boston and other cities push for ZNC buildings, we are dawning on the age where net zero carbon and net zero energy will no longer be stretch goals, but instead will be synonymous with good design for any project. With ZNC

and ZNE becoming an attainable and required goal, the AEC community must begin to look beyond the operational carbon associated with their buildings and also consider the embodied carbon of their buildings. Embodied carbon refers to the carbon dioxide equivalent emissions produced during the life cycle of building materials, including emissions produced during the extraction, manufacture, transport, construction, and eventual end of life of a material. According to AIA 2030, the building industry represents 39% of global CO2 emissions, with operational carbon representing 28% of emissions, and embodied carbon representing 11%. With continual improvement in operational efficiency, the AEC community must also focus on reducing the embodied carbon of its buildings. Embodied carbon can be analyzed using whole-building lifecycle analysis (LCA). Incorporating whole-building LCA into projects brings more team members to the table who may not typically be involved in setting sustainable design goals at the beginning of the project. Impactful LCA requires commitment from structural engineers and construction teams in conjunction with the architect and design team to reduce the overall material intensity of the

building and to select building materials with reduced global warming potential and other environmental impacts.

As a best practice, design and construction teams should conduct whole building LCA early on in a project and use the results of the LCA to select materials. Multiple LCA iterations should be performed throughout design to optimize materials and inform changes. As a best practice, design and construction teams should conduct whole building LCA early on in a project and use the results of the LCA to select materials. Multiple LCA iterations should be performed throughout design to optimize materials and inform changes. A push for LCA in the AEC community has led to a variety of new and improved LCA tools such as Tally, One Click, Athena Impact Estimator, and EC3 (See “Breakthrough Tool Empowers Users to Reduce Embodied Carbon” in HP’s January 2020 issue), and increased manufacturer transparency on the environmental impacts of products.

For project teams who are interested in reducing the embodied carbon of a project but will not have an opportunity to conduct a whole-building LCA, focus on using bio-based materials, minimizing the amount of concrete and steel on the project, and reducing the embodied carbon of the project’s steel and concrete. Concrete and steel are typically the highest contributors of embodied carbon for new construction. Use recycled content steel where possible and work with your structural engineer to reduce the amount of cement in the concrete mix, possibly by substituting slag and fly ash. For further information on reducing embodied carbon of steel, concrete, and other materials, look to the Carbon Smart Materials Palette developed by AIA 2030 for guidance and material options. As the AEC community continues to reduce carbon emissions associated with the built environment, the challenge of embodied carbon presents an opportunity to also encourage change within the industrial and transportation industries by requiring manufacturer transparency and supporting sustainable harvesting and transportation of resources. Gabriella Henkels LEED AP BD+C, Fitwel ambassador, is a sustainability project manager with Vanderweil Engineers’ Building Performance Group.

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www.energyelectricne.com www.high-profile.com

Annual MEP Supplement


April 2020

Health Care Response to COVID-19 Aided By Emergency Rental Equipment

by Erin Welch As we all know too well by now, hospital emergency departments are seeing a mass influx of patients with COVID-19 symptoms and concerns, in addition to their regular patient traffic for conditions unrelated to the virus. To mitigate the spread of the virus, accommodate increased capacity, and maintain the wellness of their staff members, hospitals are having to innovate and adapt to new conditions. It comes as no surprise to see our health care professionals responding brilliantly, implementing new protocols and infection control measures daily, sometimes hourly. As the virus cases increase exponentially, we see more and more hospitals setting up temporary facilities; tents outside, serving as emergency triage rooms, isolation areas, and dedicated testing sites.

Rental power for temporary healthcare facilty

Emergency rental – electric heater

Rental air scrubbers to create negative air space

Rental generator light tower for temporary healthcare facilty

To maintain an environment suitable for medical treatment, these tents require temporary equipment such as power generators, negative air machines with HEPA filtration, and heaters, delivered

in a moment’s notice, of course. Negative air machines with HEPA filtration, sometimes referred to as “air scrubbers,” are being utilized throughout hospitals, assisted living, and skilled nursing

facilities as well. These machines can be used simply as air filters, or to manipulate air flow in a space. Depending on the contents or occupants of a space, hospitals use negative and positive pressure to control the path of airborne contaminants and pathogens, to or from that space. Hospitals have sophisticated systems for managing and monitoring air quality and pressure, but to bolster a building’s capability for containing an airborne virus, it helps to have a rental equipment partnership established in advance. Having critical at-hand resources established in advance of a public health crisis, such as an approved-vendor agreement with a temporary HVAC rental equipment partner, enables rapid mobilization of critical equipment. Being a resource for our health care partners has been an honor for our staff during this serious emergency. Mobile Air & Power Rentals continues operations 24/7, to deliver temporary rental equipment to critical customers, replenish inventory, and help our health care heroes combat this pandemic. Erin Welch is a regional sales manager at Mobile Air.

Fitzemeyer & Tocci Provides MEP/FP Services for SMHC Margulies Perruzzi/Array Architects Team Sanford, ME – Fitzemeyer & Tocci (F&T) is providing full MEP/FP engineering and construction administration services for the design and construction of a new 26,500sf behavioral health unit at Southern Maine Health Care’s Sanford campus(SMHC), part of the MaineHealth network. The estimated project cost is $9.4 million and the architect team is Margulies Perruzzi Architects/Array Architects. Due to an increase in behavioral health cases and lack of short-stay beds, SMHC is constructing the new short-stay behavioral health care unit which can accommodate up to 42 patients in a mix of private and semi-private rooms. This project is expected to generate more than 50 new jobs and provide critically needed bed capacity for York County patients who are experiencing short-term crises. The Sanford campus was targeted as the location for the new behavioral unit because, in addition to meeting the geographic needs for the behavioral program, the campus had two vacant floors in a wing of the hospital. While the general space footprint fit the proposed program well, the 1960s Marland building has limited floor to floor height, primarily masonry wall construction, and scattered and unorganized utility services between floors. One solution to these physical building challenges was employing an active


ceeds modern day standards. The existing chiller plant will be enhanced by replacing an abandoned 150-ton air cooled chiller on the roof of the hospital with a new, 150-ton modular chiller. A second, existing 150-ton air cooled chiller will remain as dedicated standby. In addition to building comfort cooling, the existing chiller plant also serves the computerized tomography (CT) scanner process cooling load. When the outdoor temperature drops precipitously, the existing chiller cannot operate and as Southern Maine Health Care’s Behavioral Health Unit / Images courtesy of Margulies Perruzzi

chilled beam system for primary heating, cooling, and ventilation. With custom ligature-resistant covering and hardware, this solution provides a flush ceiling assembly while minimizing size of terminal equipment and ductwork above the ceiling. In addition to space and infrastructure cost savings, chilled beams offer additional advantages compared to traditional variable air volume systems, including less fan energy and quieter operation. With ventilation air treated at the source, chilled beams also operate at a higher and more efficient chilled water temperature compared to traditional air conditioning systems, offering additional energy savings. In the initial infrastructure evaluation, it was identified that some of the facility’s

primary HVAC systems needed upgrades due to age and lack of resiliency. F&T’s infrastructure specialist team paralleled the behavioral project design with the design of upgrades to the facility’s boiler plant and primary chiller equipment to address these issues. Energy plant work included overhaul of the nearly 60-year-old, 360 HP low pressure steam boiler plant with a modern, 300 HP plant. The new plant will feature a set of three, 100 HP compact vertical fire tube steam boilers that will provide more reliable, N+1 heating resiliency, critical to a 24/7 operation. In addition, a complete overhaul of the boiler feedwater, venting, and backup fuel oil handling systems will be provided to ensure the operational efficiency of the system ex-

a result, the hospital is forced to cancel CT procedures during cold weather and transfer patients to other facilities. To overcome this, the design team selected a new chiller that will operate at low ambient temperatures and provide nonmechanical (free) cooling to save electric energy during the winter months. The project is expected to be completed this summer.

Annual MEP Supplement

April 2020


Professional Mechanical Insulation Is the Right Investment and handle a broad range of solutions: mechanical insulation, hazardous waste remediation, firestopping, sound attenuation/ quiet systems and specialty fabrication. Insulators Local 6 sets the standards for New England’s insulation industry, where a lack of proper licensing allows shoddy contractors to make a quick

Submitted by Insulators Local 6

In development and capital planning, we all know there are consequences in cutting corners. An expense that was cut in the beginning phases of a project to save money may ultimately negatively impact the bottom line. Cutting corners, when it comes to mechanical insulation, is a huge “penny wise, dollar foolish” mistake, in both the long and short term. Today, we see energy costs skyrocketing, yet many people overlook the most obvious steps to being more

Insulators Local 6 professionally-installed mechanical insulation

energy efficient. Professionally-installed mechanical insulation is a simple way to help you go green, saving you energy and money, and your return on investment begins immediately after installation. Whether you are developing a project


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Insulators Local 6 member of Axion Specialty Contracting installs mechanical insulation at Kendall Square in Cambridge, Mass.

for another buyer or planning to keep your building for years to come, professionally-installed mechanical insulation guarantees the highest possible property value. That’s because your mechanical systems work around the clock, 24 hours per day, seven days per week. Professionally-installed mechanical insulation prevents these systems from being senselessly overworked, saving the owner money by the minute. It will protect your heating and cooling systems from mold and condensation, ensuring the long-term protection of that equipment and avoiding future costs, and since the potential consequences of improper insulation are serious health hazards, having the proper systems in place to prevent these issues also extends the life of the entire building. Installing the proper insulation maximizes the effectiveness of heating

and cooling systems and helps to significantly reduce energy loss. Reduced energy loss means increased efficiency, which saves you money and is better for the environment. The Massachusetts legislature is poised to pass a bill that will penalize building owners, by way of significant taxes, in exact correlation to the property’s carbon footprint. Where it is more prudent than ever to be more environmentally accountable, professionally-installed mechanical insulation is a necessity for any serious buyer or developer. At Insulators Local 6, our highly-trained professionals employed by a select network of industry-leading contractors add value to clients across industries: medical, higher education, biotechnology, commercial ventures, industrial projects and more. We are ready for any challenge,

Insulators Local 6 professionally-installed mechanical insulation

buck, by delivering what is ultimately a useless product to clients. By contrast, our team of professionals are certified by the U.S. Department of Labor and stand as a preferred source of labor on the Massachusetts’ COMMBUYS list, and the MassSAVE contractor lists. When you partner with Insulators Local 6, you’re guaranteed to have the highesttrained, safest team of professionals on your team. Our professionals will ensure that the job is done right and on time, and when done right, mechanical insulation is not an expense; it’s an investment.


Whether you are developing a project for another buyer or planning to keep your building for the long run, professionally-installed mechanical insulation guarantees the highest possible return on investment. Your building’s mechanical systems run 24 hours per day, seven days per week. Proper insulation saves you money by maximizing the efficiency of those systems and lowering your energy costs EACH MINUTE of operation.

Call us to redeem your free energy audit, or to discuss your next project: 844-84-GOGREEN • Insulators6.org www.high-profile.com

Annual MEP Supplement


April 2020

ASTM’s Incorporation of Building Energy Performance into Commercial Property Due Diligence

An Interview with Mike Eardley, Director of Energy and Sustainability at EBI Consulting

High-Profile: What is ASTM E-3224 (BEPIE)?

HP: How does ASTM E-3224 (BEPIE) affect lenders?

Mike Eardley: Similar to ASTM E-2018, ASTM E-3224 is an industry guide on baseline standards for conducting property condition assessments. But unlike E-2018, the new ASTM E-3224 is only focused on energy performance and improvement. E-3224, Building Energy Performance and Improvement Evaluation (BEPIE), provides a blueprint to determine how a building’s energy performance compares to similar buildings. The new standard also helps identify the actions and costs necessary to improve energy performance to at least be comparable to market norms.

ME: There are four major ways E-3224 could bring tremendous value to lenders: 1. Improvement of Collateral Value: Energy savings can help reduce a substantial portion of a building’s operating expense, turning a building with energy-saving measures into a more attractive and valuable asset for both buyers and tenants. 2. Reducing Default Risk: Energy efficient buildings have lower energy costs, which can increase cash flow. This helps improve the affordability of loans or mortgages, and reduce risk of default.

3. Reducing Obsolescence Risk: A building that consumes large amounts of energy wrestles with higher operating costs, and could be vulnerable to local laws on efficient energy consumption, fines, and reduced competitiveness in the marketpl ace. As an underperforming building, it is at a much higher risk of obsolescence. 4. Reducing Repayment Risk: A borrower who invests in energy benchmarking usually holds investments of comparative higher value, with higher net operating incomes, and tends to experience lower default rates. All of these positives contribute to a reduced repayment risk.

Mike Eardley


E-3224, Building Energy Performance and Improvement Evaluation (BEPIE), provides a blueprint to determine how a building’s energy performance compares to similar buildings.

April 2020

Annual MEP Supplement


The BEPIE is designed to be an adjunct to the property condition assessment, with the goal of determining whether a building is underperforming compared to its peers, and if so, identify the cost of potential measures to improve energy performance to at least achieve parity with peers. HP: How does ASTM E-3224 (BEPIE) affect property owners and investors? ME: On the buyer side, a growing number of states and municipalities now have building energy disclosure requirements and some even impose heavy fines on energy under-performers, with penalties expected to rise substantially in the coming years. Investing in energy efficient buildings positions the buyer to achieve a higher net operating income from the property and maintain a competitive position in the marketplace. On the seller side, maintaining a building to BEPIE standards will not only be cost-saving in the period of property ownership, but also useful as a negotiation leverage tool and for price positioning at time of sale. HP: How will property condition assessments change with the arrival of ASTM E-3224 (BEPIE)? ME: Most of the information needed for the BEPIE is already collected as part of the property condition assessment. The BEPIE is designed to be an adjunct to the property condition assessment, with the goal of determining whether a building is underperforming compared to its peers, and if so, identify the cost of potential measures to improve energy performance to at least achieve parity with peers. ASTM E-3224 calls for these simple steps: • Collecting building and energyconsuming equipment information, including whole building •E nergy consumption • Weather-normalizing the building’s

energy consumption • Benchmarking the building’s energy consumption by comparing it to the energy consumption of peer buildings in the same geographic area and climate zone • Determining if the building’s energy consumption meets, is greater than (underperforming), or is less than the energy consumption of peer buildings And it utilizes most of the same information already collected in the standard PCA: • Building description information (use, size, age, etc.) • Description of major building components impacting energy use, such as lighting, space heating, DHW heating, air conditioning, ventilation, windows, renewable energy systems • Remaining useful life of building components to identify those near, at, or beyond their useful life (to develop probable replacement cost) HP: Who is qualified to conduct an ASTM E-3224 building energy evaluation? ME: As commercial real estate owners, investors, and lenders gain valuable insight to potential impacts and risks associated with a building’s energy performance, it becomes increasingly likely they will request that due diligence consultants incorporate the ASTM E3224 BEPIE. Mike Eardley has more than 20 years of experience in energy consulting, commissioning, and mechanical engineering.


Annual MEP Supplement


April 2020

Reduce then Produce:

The Importance of Building Orientation and Envelope to Achieve Zero Energy Goals

by Eric Gebrian One might think that the first thing to be carefully designed and specified in a net zero building are the systems that produce the most energy: the HVAC and electrical systems. However, experience has taught us that designing to net zero energy consumption is a holistic process that begins early on in the design with the siting of a building and careful considerations of the exterior envelope. Net zero starts by reducing energy required to operate the building and then producing enough energy during the year to offset the usage. Here are some key considerations when designing a low energy building: Building Orientation

Orient the building for the best solar exposure: • Increase glass on south-facing walls with shading for summer, which allows low angle sun in during winter. • Reduce glass on north-facing walls. • Keep glass on west and east-facing walls to smaller punched openings. Building Envelope

Increase thermal performance of walls, glazing and roof significantly above code minimum. Focus especially on glazing.

• Use triple-pane glass, especially for north-facing walls – Optimize visible transmittance/solar heat gain coefficient of glazing for both summer and winter performance. • Increase wall thermal performance by ~20% above code minimum. • Increase roof thermal performance by ~20% above code minimum. • Reduce Air Leakage – Air Barrier: Air will leak past any dissimilar materials. The barriers must last the life of the building. Air barriers can be simple: OSB, plywood, rigid insulation, Tyvek, drywall, etc. The air barrier must be continuous and not tear apart with force. Building HVAC and Electrical Systems

Net zero HVAC systems are smaller, and generally, smaller HVAC systems cost less to operate. Since a smaller system is needed, more efficient premium systems become more affordable. Below are a few sustainable system strategies to consider when designing for Net Zero: • All Electric Heating and Cooling – Net zero building energy systems cannot use fossil fuels, all systems must be electric complimented by solar panels or wind turbines to produce new electricity. – Use ground water source/air source electric heat pumps for heating and cooling in lieu of fossil fuel fired boilers and furnaces. • Dedicated Outdoor Air Systems (DOAS) with separate heating and cooling systems – These systems use total enthalpy energy recovery ventilation with

occupancy-sensed demand control. – Use of water and refrigerant for heating and cooling instead of air. This includes systems such as: VRF, chilled beams, radiant ceilings, radiant floors and geothermal. • All LED lighting with vacancy sensors, dimming, and daylighting control. • Controlled receptacles to minimize phantom loads at night. • Solar hot water and solar walls • Natural ventilation – Even mechanically ventilated buildings can use this strategy for part of the year. • Earth ducts – A large serpentine run of duct is direct buried on site to pre-cool air by indirect contact with the ground. Other Building Energy Systems

Net zero buildings aggressively minimize

the use of other energy systems within a building beyond HVAC and lighting. Examples of this include: • Minimize kitchen exhaust hoods • Minimize process exhaust • Minimize refrigeration systems – Where both walk-in freezers and refrigerators are required, situate freezer to open into refrigerator to minimize thermal loss. • Minimize decorative and theatricaltype lighting. Once you have successfully reduced the energy required to operate your building through the above strategies, you then produce the same amount of energy via photovoltaic panels or wind turbines. These can be mounted on the roof, at grade, or a combination of the two. Eric Gebrian, PE, LEED AP, is team leader at Consulting Engineering Services.

Aldon Electric Completes Solar Landfill Project Ashland, MA – Aldon Electric, Inc., based in Weymouth, has completed electrical construction of the 5.8MW ground-mount solar array project on a 12-acre capped landfill, a Superfund site, located at 50 MBTA Access Road in Ashland. The project team included GC, CS Energy of Edison, N.J.; EE, RLC Engineering of Hallowell, Maine; and owner Ashland Solar, LLC.

The utility scale solar project is comprised of the installation of 15,562 ballast-mounted PV modules manufactured by Boviet Solar USA, and 26 combiners that feed into three central solar inverters. The utility scale solar project is comprised of the installation of 15,562 ballast-mounted PV modules


manufactured by Boviet Solar USA, and 26 combiners that feed into three central solar inverters. Aldon Electric’s project manager John Michael and foreman Tony Michael headed the project team, managing a crew

Ground-mount solar array project

of 57 IBEW Local 96, Local 223 and Local 103 electricians in the fast-tracked three-month project. The NECA contractor began work in October 2019 and completed the renewable energy project in January 2020.

The capped landfill solar project required daily monitoring of ground disturbance by the Department of Environmental Protection. The Ashland solar project went on the grid in January.

April 2020

Annual MEP Supplement



IBEW Local 103 and NECA Greater Boston contractors are proud to maintain the safest worksites in the region, and the world. Our professionals are the best-trained and most efficient in the industry, and the safety of our workers, our clients, and our communities is our top priority. Today and always, we are committed to raising the standards of the construction industry by standing as a strong advocate for working people, and responsible employers, across the region.

ThePowerProfessionals.c om www.high-profile.com


Annual MEP Supplement

April 2020

Firm Named No. 1 Pipe Freezing Specialist In New England Submitted by Cryo Tech Pipe Freezing

In a time where there is a lot of uncertainty, we’re proud to be a company that facilities across the Northeast can continue to rely on. Cryo Tech Pipe Freezing was established in 2017 by owner David Anderson who had a passion to create the safest and most reliable option for pipe freezing. Since then, Cryo Tech has continuously delivered exceptional service and has been voted the No. 1 pipe freezing specialist of the Northeast. Pipe freezing provides temporary isolation in piping systems for repairs or renovations. With the use of liquid nitrogen combined with custom made specialty equipment, Cryo Tech is able to safely freeze pipes up to 36 inches in diameter on lines that are full of liquid and have no flow. Pipe freezing allows repairs and modifications to be made without shut downs and draining of piping systems. This greatly reduces product loss as well as time and man power that is needed to complete projects. When you avoid draining a system for repair, you will also eliminate the issues associated with air entering the system. By minimizing draining, it makes pipe freezing the much more environmentally friendly option. Cryo Tech works with industrial and commercial facilities daily. They

6” cold water freeze providing pump isolation at a senior living facility

proudly service hospitals, power plants, universities, high-rises, stadiums, schools, government buildings, pharmaceutical and manufacturing facilities, and mechanical contractors across the Northeast. Make sure to come see Cryo Tech in person at the NEBFM20, The Northeast Buildings and Facilities Management Expo, taking place on June 10 and 11 at the DCU Center in Worcester, Mass. Cryo Tech will be located at booth 310 and is excited to meet you and answer any questions. If you can’t make the expo remember, if you need isolation don’t stress, call Cryo Tech Pipe Freezing and “chill” out!

Sewage storage tank 9” ductile iron freezes to remove cracked valves

Two 4” freezes for renovation work at a high rise

Shevlin Receives Humanitarian Award Cumberland, RI – John P. Professionally, Shevlin Shevlin, P.E., senior VP has served as a director of of Pare Corporation, was the Providence Engineering recently awarded the 2020 Society board in various Humanitarian Award by officer positions from 2004 the Providence Engineering to 2008 and continues to Society. serve in the role of chairman Shevlin has been actively of the board of trustees. involved in community While on the board, he service since moving to initiated an annual golf Cumberland in 1994. He outing to raise money for served on the Planning Board deserving engineering John P. Shevlin from 1995 to 2004 and worked students. for over a decade on a committee for Shevlin also served six years on the CumberlandFest, a yearly summer festival board of directors for Rhode Island that is held to raise money for youth Consulting Engineers, a professional athletics. He also served as president of association representing engineering the Cumberland High School Clippers firms in Rhode Island since 1991. Hockey Booster Club from 2017 to 2019. While on the board, he co-chaired the He started mentoring youth by Engineering Career Day event, which coaching sports in 1989, continuing introduced high school students to the until 2017. He expanded his support of field of engineering. youth sports programs through several In 2016, while in the role of president, leadership roles, including being an active Shevlin helped transition the Rhode Island member of the board of directors for the Consulting Engineers to the American Cumberland Youth Baseball and Softball Council of Engineering Companies of League and serving two years as president Rhode Island (ACEC-RI). He remained of the organization. He also helped to on as the first president of ACEC-RI, and establish an annual golf tournament and continues to serve in multiple leadership roles, including spearheading the scholarship program for graduating high Engineering Excellence Award program school seniors who had previously played for Rhode Island. in the league.


Annual MEP Supplement

April 2020


Glynn Electric Opens R.I. Office Submitted by Glynn Electric

Cranston, RI – Glynn Electric, one of the largest electrical contractors in Massachusetts, announced the opening of a new office on Comstock Parkway in Cranston. Executives said the move is aimed at extending the firm’s regional reach and enabling more efficient service for new and existing commercial and residential customers in Rhode Island. Keith Blanco is heading up the new office. Glynn has been in business for more than 30 years and has nearly 300 employees in Massachusetts alone. In addition to providing comprehensive electrical services, the company also has a sizable fire alarm and protection division and tel/data/networking group, as well as an integrated security and SmartHome technologies team, all of which will be available to the Rhode Island market. “We are thrilled to have a new base of operations in Rhode Island. Investing in this additional physical infrastructure while continuing to develop our local workforce will enable Glynn to better serve our Rhode Island customers and bring our full suite of services to the community,” said Vito Rubini, president of Glynn Electric. Glynn has been in business for more than 30 years and has nearly 300

(l-r) Glynn Electric president, Vito Rubini, and R.I. division manager, Keith Blanco

employees in Massachusetts alone. In addition to providing comprehensive electrical services, the company also has a sizable fire alarm and protection division and tel/data/networking group, as well as an integrated security and SmartHome technologies team, all of which will be available to the Rhode Island market. “We are thrilled to have a new base of operations in Rhode Island. Investing in this additional physical infrastructure

while continuing to develop our local workforce will enable Glynn to better serve our Rhode Island customers and bring our full suite of services to the community,” said Vito Rubini, president of Glynn Electric. Director of business development, James Brookshire, shares Rubini’s enthusiasm about the recent expansion into the ocean state. “Glynn has long been a presence in Rhode Island on the

construction side, but our new office will allow us to significantly expand on the services side while being much more responsive to the needs of commercial and residential customers,” Brookshire said. Blanco reports that business is off to a robust start. “We are building strong relationships right out of the gates and have already seen a high number of calls from repeat clients. I believe this is a testament to the quality work and focus on customer service that Glynn brings to the market. We expect that trend to continue as we make a name for ourselves and build our reputation outside of Massachusetts’ borders,” Blanco said. Glynn’s founder and namesake, Matt Glynn, said the community can expect Glynn to be more than just another business in town but also to be an actively engaged member of the community. “As a company, Glynn has been blessed with a level of success I never imagined when we started out over 30 years ago. I believe that ‘to those whom much is given, much is expected.’ With this in mind, I look forward to getting more connected with the Rhode Island communities we will serve in order to discover their needs and find ways that Glynn can give back,” Glynn said.

GLYNN DOES THAT. providing comprehensive services for commercial customers for more than 30 years.



INtegrated Security



CALL: 800-371-0474 www.glynnelectric.com SERVING MASSACHUSETTS AND RHODE ISLAND www.high-profile.com

Annual MEP Supplement


April 2020

Tim Fandel Takes the Reins at Local 12 Editor’s note: The following is an excerpt from The Pipeline: News and Information about the Eastern Massachusetts Plumbing Industry When the United Association appointed Harry Brett, Local 12’s business manager, to the position of special representative for the New England region, it left a leadership void at the union. In early 2020, Tim Fandel was elected to head Local 12. For the new business manager, the role was many years, and generations, in the making. Plumbing and Local 12 are something of a tradition in the Fandel family. Tim’s dad, Hank, now retired, worked as a Local 12 plumber and taught the trade at a vocational school. Tim’s uncle and Hank’s brother, Jack, was also a plumber and served as the director of the local’s training center. Tim’s grandfather and Hank’s father, William J. Fandel II, was a plumber and was one of the first Local 12 members to draw a pension when it

Tim Fandel

became available in the mid-1950s. Tim’s great-grandfather, William J. Fandel, began the tradition. He emigrated to the U.S. from Germany in the late 1880s and found work as a plumber. Tim’s brothers, Hank Jr. and Sean, and his cousin, Danny Weeder, are also Local 12 members. Fandel has childhood memories of his father and uncle putting on their sport coats to attend union meetings (That was

Veolia North America Recognized Boston – Veolia North America was recently presented with a 2019 SEAL Environmental Initiative Award for its innovative Hubgrade smart monitoring system, which helps buildings better manage their energy use. The SEAL (Sustainability, Environmental Achievement and Leadership) Environmental Initiative Award is part of the annual SEAL Business Sustainability Awards recognizing firms throughout the U.S. for promoting a more environmentally sustainable business model. Veolia was included among a list of impressive companies including Adidas, Disneyland and Coca-Cola, who were recognized with the Environmental Initiative Award for identifying and implementing specific programs designed to create a more sustainable business environment. An additional 50 companies received the SEAL Organizational Impact Award for overall sustainability performance in 2019. The Hubgrade smart monitoring centers were recognized for providing remote real-time insights into utility management systems. These insights, supported by dedicated analysts monitoring tens of thousands of connected devices, enable flexible solutions to serve the unique performance requirements of large buildings, industrial campuses and other energy-conscious public and private entities nationwide. By effectively managing client site and facility data, Veolia’s analysts help improve performance and reduce environmental impact while providing a longterm vision for assets to increase value and avoid energy costs. Hubgrade offers performance data, reporting transparen-


Veolia’s innovative Hubgrade energy efficiency program includes digital monitoring systems to see where energy is being used in particular buildings, including the office tower at 53 State St. in Boston.

cy, information sharing and consumption data, all of which ultimately reduce customers’ operating costs and bills by optimizing and lowering consumption. Along with innovative technologies such as fault detection and diagnosis, the program provides for a team of experts who provide customers with insight and expertise on optimizing energy usage. For example, Hubgrade can monitor indoor air quality by analyzing occupancy sensors. These sensors monitor who walks in and out of a room or building and adjusts the air conditioning systems accordingly. This provides a healthier environment while keeping energy and water consumption to a minimum. Hubgrade can also identify wasted heat sources from within manufacturing production sectors. Once pinpointed, the team can suggest ways to recover excess energy, such as using it for reuse in hot water production, ultimately reducing the consumption of fossil fuels.

back in the day when people would get dressed up for such occasions). “At first, I didn’t know what the heck they did at union meetings,” he says. “As I got older, however, I slowly understood more about Local 12 and unions and the impact they had on me and our family. They were lessons to be learned.” Despite his family’s ties to the industry, Fandel says that he didn’t think about plumbing or other construction trades while he was in high school. He did, however, consider a career as a chef and was accepted to Johnson & Wales, the culinary school in Rhode Island. Fandel instead opted to get a job (although he still loves cooking for his family and friends), and in 1982 went to work for Streeter Plumbing and Heating. He also went to school nights to get his plumbing license. His dad was the instructor. It was also his father who gave him the phone number of Irving Streeter and handed his son old tools that had been used by generations of Fandels. Although he had no hands-on experience, Fandel quickly acclimated and enjoyed the work. Streeter Plumbing, based in Winthrop, did mostly residential projects including service, new construction, and kitchen and bath remodeling. It allowed Fandel to develop a broad base of skills. He became a Local 12 member in 1983. As was the convention back then, Fandel was indentured to one shop, Maurer Sforza Plumbing and Pipefitting in Needham, for the duration of his fouryear apprenticeship. His first project, which lasted three years, was a large research and development facility at Harvard University. Joe Croce, who now

leads Local 12’s retirees, was the job’s foreman. After he got his journeyman’s license in 1987 and his master’s license a year later, Fandel stayed with Maurer Sforza. He later went to work for larger shops including J.F. Shine Mechanical and American Plumbing and Heating. Soon after he joined Local 12, Fandel got involved in the organization’s politics. “It’s what the plumbers in my family did,” he explains. “There is a sense of giving back to the union and to the industry. There are probably few positions in the local that I haven’t held.” The experience gave him a broad-based understanding of the union. It also allowed him to develop ties with many of the local’s leaders, who encouraged him to run for office. In 2006, he tossed his hat into the ring and was elected as a business agent, a position he held for 14 years. During many of those years, he worked alongside Brett, who was also a business agent before he was elected as Local 12’s business manager in 2013. “He’s been my partner every step of the way,” Brett says, referring to his successor and friend. “Tim has a wonderful way of dealing with people. He’s not afraid to act. He’s the right guy and the members know it.” Coming into the role of business manager, Fandel inherited a good working relationship with the plumbing contractors that employ Local 12 members. He considers himself lucky and credits Brett for nurturing the relationship. Fandel thinks it is critical for both parties that they work together amicably, and knows that it’s not always the case for labor groups and the companies that hire them. “It’s one of the great strengths for both the local and the contractors,” Fandel says.

MCA Makes Annual Donation to Worcester County Food Bank

Hatfield, MA – Continuing with the vote taken by Industry Improvement Fund trustees to make the annual donation to area food banks within the territory of the association, the New England Mechanical Contractors Association (MCA) made an official presentation to the Worcester County Food Bank on Feb. 20.

MCA Executive VP, Stephen Affanato; Steve Kenney, NB Kenney Co Inc.; Brian Lynch, William F. Lynch Co. Inc.; and Elliott Drake, Royal Steam Heater Co.; were on hand to present the ceremonial “big check” to representatives from the food bank.

April 2020

Annual MEP Supplement



Annual MEP Supplement


April 2020

Working Together to Build Boston for More than 30 Years.

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