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Coney Island Train Yard replaces its boiler plant and saves $400,000 a year


Transit yard and shops keep NYC subway trains 'chugging' 

Coney Island Complex Outside resized 600Resting on 75 acres of former swampland in Brooklyn, New York, the Coney Island Complex and train yard is managed by the Metropolitan Transportation Authority (MTA) and is one of the largest rail maintenance shops and rapid transit yards in North America. Built in 1926, the nearly century-old complex is used to perform regular maintenance for a fleet of 800 cars, as well as heavy maintenance and overhaul for every one of the approximately 6,000 cars in the New York City subway system – one of the oldest and most used public transit systems in the world.


"Coney Island Yard is vital to New York City Transit's subway operations. This facility supports a very large car maintenance, inspection and overhaul program, as well as being the largest car storage facility in the system." – SVP, Dept. of Subways Carmen Bianco


Maintenance operations support one of the biggest subway systems in the world

Coney Island Overhaul Repair Shop 3 resized 600As one of the most populous cities in the United States, the subway system for New York City provides 24/7 transportation services and served over 1.75 billion rides in 2014 alone. A critical component of New York’s transit subway operations, the Coney Island Complex includes heavy maintenance facilities and track facilities for cars undergoing maintenance and overhaul, three related railroad storage yards and a central plant. The boiler plant provides heating to the entire complex, maintenance facilities and shops and process loads for maintenance and cleaning of subway trains - helping to sustain the largest subway system in the world.

Meeting the thermal needs of the largest rapid transit yard in North America

Coney Island Overhaul Repair Shop 2 resized 600With two of the three original boilers shut down in recent years due to disrepair, a temporary boiler was installed to help support the complex’s thermal energy needs, along with one of the existing original boilers. Although the original boilers ran on fuel oil when they were constructed, the burners were replaced in recent years with dual-fuel burners capable of firing fuel oil and natural gas – a more environmentally-friendly fuel source. However, recognizing that the existing plant was well beyond its useful life, the MTA sought assistance from the New York Power Authority (NYPA).  By leveraging NYPA's Energy Efficiency Program, the MTA launched its energy-saving boiler replacement project to reduce carbon emissions and service its existing steam loads with higher efficiency and greater reliability.


Coney Island Train YardEnergy efficiency projects like the one carried at the Coney Island Train Yard share in the goal of both saving energy and improving important infrastructure at key buildings in New York State,” said Gil C. Quiniones, president and chief executive officer, NYPA. “The Power Authority has plans to finance and carry out hundreds of millions of dollars in energy efficiency projects every year in support of Governor Cuomo’s Build Smart NY initiative, installing energy-saving technologies in public facilities throughout the state.”


MTA lowers GHG emissions and saves money

Coney Island Overhaul Repair Shop resized 600

As an implementing contractor for NYPA's energy conservation programs, SourceOne managed a team of contractors led by AKS international to replace the existing steam plant. The multifaceted boiler project included demolition of the existing boiler plant, removal of the original steam boilers dating back to 1926 and installation of three new, dual-fuel high-efficiency boilers. The system also incorporates a condensate return system to conserve water and lower the need for city make-up water. The new boilers primarily run on natural gas and can also leverage #2 fuel oil in emergency situations or if there are constraints in the natural gas supply. Using multiple fuel sources provides flexibility, in addition to added resiliency.

The phased $5.4 million boiler replacement project was conducted in the midst of ongoing Hurricane Sandy recovery and posed no interruption to 24/7 subway services. The new high-efficiency boilers will reduce operating costs at the train yard by nearly $400,000 per year and will avoid approximately 1,500 tons of greenhouse gas (GHG) emissions annually – helping to support Governor Andrew M. Cuomo’s Build Smart NY initiative to increase energy efficiency in public buildings.

Rapid transit yard resized 600


“This initiative is yet another way the MTA is playing a vital role in reducing carbon and evidence that investing in public transportation is one of the best strategies for reducing greenhouse gas emissions,” said MTA Chairman and CEO Thomas F. Prendergast.


Read NYPA’s press release to learn more about the project.


coney island train yard

A year in review: Why buildings are only getting smarter

EMsys energy management software

Technology and efficiency top the energy charts in 2015

The production, distribution and management of energy will continue to evolve over time; however, two trends in 2015 will continue to gain ground: smart building technology and energy efficiency. As stricter environmental policy gains traction in the U.S. and around the globe, businesses and institutions are required to adopt more sustainable energy management practices to reduce greenhouse gas (GHG) emissions and help combat climate change.

The birth of the smart building

commercial energy useBy arming buildings with technology, like sub-metering, data management and utility management software solutions, building owners can track and identify any deficiencies to save energy and reduce GHG emissions. Using intelligent building software, building managers are better equipped to manage utility consumption, identify areas requiring improvement and advance energy efficiency retrofits that have a direct impact on reducing carbon pollution. Oftentimes, implementing distributed energy generation technologies, such as renewable energy and Combined Heat and Power (CHP), can also have a huge impact on efficiency, cost savings and carbon reductions.


Did you know that only 40 percent of commercial buildings actively measure and track their energy use? (Source: ENERGY STAR)


energy efficiency saves millionsWhy climate change is ‘driving the car’

With 45 percent of all U.S. GHG emissions attributed to commercial buildings and industrial facilities, these sectors are under greater pressure to comply with mounting environmental policy mandating carbon reductions. As recently as this December, several countries, including the U.S., pledged a commitment to address climate change and reduce global emissions in signing the Paris Agreement. In August 2015, the U.S. Environmental Protection Agency (EPA) unveiled the final Clean Power Plan for the same purpose. Considering the fact that 30 percent of energy is wasted within commercial buildings and industrial facilities, there’s clearly more that can be done, and should be done, to improve energy efficiency within these sectors.


Did you know that if commercial and industrial buildings improve their energy efficiency by 10 percent they can collectively save $40 billion and prevent GHG emissions equal to removing 49 million vehicles from the road? (Source: ENERGY STAR)


Leading the way towards smarter buildings

A key component in defining a building as ‘smart’ is the efficient delivery and consumption of energy; therefore, energy efficiency is part and parcel of a smart building. Some leading commercial and industrial building owners and government agencies are already at the forefront of the energy efficiency and smart building movement and they are reaping the results of these efforts in dollar savings and carbon reductions:

grand centralGrand Central Terminal

As one of the busiest train stations in the country and the largest in the world by number of platforms, the iconic Grand Central Terminal lies in the heart of midtown Manhattan and provides services to approximately 750,000 people per day. In 2014, the utility systems at the 49-acre transportation complex were upgraded, including new controls, lighting, metering and cooling system, extensive steam distribution system modifications and a new a state-of-the-art Building Management System (BMS). The upgrades will save an estimated $2.5 million annually and reduce harmful carbon emissions by more than 11,200 tons a year—the equivalent of removing 2,140 cars from the road. Learn more about the Grand Central energy efficiency project HERE.

metering saves millions

Vornado Realty Trust

With over 100 million square feet of office, retail, and residential property, Vornado has implemented smart metering technology to track energy use from 3,000 meters across its entire building portfolio. Vornado has been leveraging EMsys, a web-based energy management system, to help support its energy management efforts. This web-based tool, integrating historical energy and water usage, temperature, humidity and environmental data, has helped Vornado recover millions of utility costs each year, in addition to helping reduce its carbon footprint. As a testament to Vornado’s energy conservation efforts, the company received the Partner of the Year, Sustained Excellence recognition from ENERGY STAR in 2015. Read more about Vornado and the efficiency efforts of leading commercial property owners HERE.

University of Massachusetts Medical School

UMass Medical SchoolUMass medical school in Worcester recently completed a central plant expansion to accommodate its increased energy requirements. By generating its own steam, chilled water and electricity via a new 7.5 megawatt, gas-fired combustion turbine and heat recovery system, the medical school doubled its campus research capacity and achieved $6.2 million in electricity savings annually. While the expansion increased electricity, steam and water-chilling capacity, it actually reduced overall GHG emissions due to the turbine’s efficiency. In March 2015, the Northeast Clean Heat and Power Initiative (NECHPI) honored the medical school with a Clean Heat and Power Champion award. Learn more about this CHP project HERE.

EMsys energy management systemThe evolving energy landscape

As 2015 comes to a close and a new year approaches, one thing is clear: the economic shifts in policy and regulation towards climate change will continue to shape the future ahead. As the growing need to reduce GHG emissions takes center stage globally, businesses, government and institutions will be required to do their part in helping to reduce carbon pollution. By employing innovative energy management tools and technology, commercial and industrial facilities are on the path to becoming smarter and more sustainable – a key requirement in the battle against climate change.

Learn more:


SourceOne weighs in on this winter’s New England energy market


Due to current global energy market conditions, experts predict that the New England wholesale natural gas market may enjoy more stable conditions during periods of extended cold and high demand this winter. Increased imports of liquefied natural gas (LNG) to New England could prevent the price spikes that have historically occurred due to shortages in the local market.

In this Boston Globe article, Brant Davis, VP of commodity management at SourceOne, explains why Boston has become a lucrative destination for LNG importers and how this greater supply will impact energy costs.  

Read the Boston Globe article HERE!

LNG globe article CTA

Community Microgrid Concepts Being Explored in Ithaca


Feasibility study represents the first step towards energy independence for the City of Ithaca

City of IthacaFollowing the award of a New York State Energy Research and Development Authority (NYSERDA) New York Prize grant, the City of Ithaca and its stakeholders, including Unchained Properties, Ithaca Community Energy, Cornell Cooperative Extension and the Ithaca Area Wastewater Treatment Facility, have initiated a study to evaluate the feasibility of installing and operating a community microgrid to supply localized energy to the community. Community microgrids, or local energy networks, have the ability to separate from the larger electrical grid and, in some configurations, provide heating and cooling in the event of a grid outage or natural disaster.

City of Ithaca

With an established and successful track record working with cities and towns across the nation on complex energy conversion and reliability issues, SourceOne was selected to perform the feasibility study. “By exploring a range of supply and demand side solutions, the City of Ithaca is adopting a strategic approach to ensure energy reliability,” said Matt Cinadr, project manager at SourceOne. “We applaud the city in pursuing the most sustainable, reliable and cost effective energy solution for the community and its residents.”

By developing access to independent energy sources, Ithaca will be better positioned to support critical facilities during power outages, provide more sustainable, clean energy to the community and build reliability and resiliency into the electric grid.

Read the full press release HERE


Energy New York Awards 2015


ENYA 2015

Recognizing leadership and innovation in NYC energy management

Tribeca Rooftop resized 600Each year the New York Energy Consumers Council (NYECC) honors organizations and individuals who have demonstrated exceptional qualities of vision, innovation, and leadership in energy management by presenting them with an Energy New York Award (ENYA). As the largest energy customer advocacy organization in New York State, NYECC has successfully supported New York’s electric and steam consumers over the last half-century. By engaging in the public rate making process and supporting education and regulatory intervention, the NYECC has helped save utility customers millions of dollars.

Tribeca Rooftop2 resized 600This year on September 30th from 6-9 pm, NYECC will honor some of New York’s energy leaders and the critical infrastructure projects that are helping to redefine the energy landscape of New York. Hosted at the Tribeca Rooftop, the 2015 Energy New York Awards will celebrate energy leadership, vision, and impact - combined with great company, food and drinks! Join SourceOne and other energy leaders at this unique event, celebrating the organizations and individuals who have advanced energy reliability and the economic competitiveness of New York.


Celebrate energy leadership, vision, and impact

Register HERE!

When: September 30th from 6-9 pm (rain or shine)
Where: Tribeca Rooftop, 2 Desbrosses Street, New York NY

~Premium Open Bar~
~Passed Hors D'Oeuvres~
~Mediterranean Table~
~Sushi Bar & Dim Sum Station~
~Sliders, Pasta, and Salad Stations~
~Dessert Station~

CHP can help states meet the EPA Clean Power Plan requirements

EPA clean power plan benefits

Groundbreaking national policy to reduce carbon pollution

On August 3rd 2015, President Obama and the U.S. Environmental Protection Agency (EPA) unveiled the final Clean Power Plan – a historic step in reducing carbon pollution linked to harming human health and advancing climate change. As the first national standard addressing carbon pollution, the Clean Power Plan seeks to take real action on climate change  –  cutting carbon pollution from the power sector 32 percent below 2005 levels by 2030, while advancing clean energy innovation, development and deployment. “By 2030, the net public health and climate-related benefits from the Clean Power Plan are estimated to be worth $45 billion every year. And, by design, the Clean Power Plan is projected to cut the average American’s monthly electricity bill by 7% in 2030” (Source: EPA Blog: 6 Things Every American Should Know About the Clean Power Plan).

A national standard, customized to each state

By providing national consistency, while setting individual carbon dioxide (CO2) emission reduction targets for each state, the Clean Power Plan allows each state to develop plans based on its unique energy mix of affected sources. Final plans for each state are required by September 6, 2016 and no later than September 6, 2018 for those states granted an extension. “The Clean Power Plan simply makes sure that fossil fuel-fired power plants will operate more cleanly and efficiently, while expanding the capacity for zero- and low-emitting power sources” (Source: EPA Fact Sheet: Overview of the Clean Power Plan). Fortunately, there are several tools available today that states can take advantage of to reduce emissions, including combined heat and power systems (CHP).


CHP can conservatively contribute approximately 46 million metric tons in CO2 emissions savings nationwide in the year 2030, according to American Council for an Energy-Efficient Economy.


CHP provides environmental advantages and economic benefits

CHP, also known as cogeneration, is a sustainable and efficient energy solution that recycles waste heat from its electricity generation process and converts it into useful thermal energy – achieving up to 80 percent efficiency. Traditional methods of separately producing electricity in power plants and heat and steam in boilers require the consumption of significantly higher volumes of fuel relative to CHP. Because CHP uses the same fuel source for both heat and power, it lowers resource demands and fuel costs, provides an on-site, reliable power source and results in reduced carbon emissions and air pollutants.

CHP efficiency vs traditionalCHP is a well-established technology widely used at industrial facilities, hospitals and university campuses to provide energy reliability, reduce operating costs, meet high process loads and ensure 24/7 heating and cooling requirements. According to The Alliance for Industrial Efficiency, “The Clean Power Plan will make manufacturers more competitive, support new jobs, improve grid reliability, and cut electricity costs for all ratepayers. It is commonsense that companies that use less energy to produce iron, steel and paper will save money on their electric bills. Through this rule, states can help manufacturers save as much as 50 percent on energy costs, giving them new resources to increase productivity and innovation. Governors should seize this opportunity and include CHP and waste heat to power (WHP) in their plans”

Representing a critical strategy to cost-effectively reduce emissions, CHP is an underutilized resource with the potential for increased deployment in every state. In a recent report, the American Council for an Energy-Efficient Economy (ACEEE) estimated that CHP can conservatively contribute more than 68 million megawatt hours (MWh) of electricity savings nationwide in the year 2030, which equates to a reduction of approximately 46 million metric tons in CO2 emissions. Furthermore, the Department of Energy (DOE) estimates that if CHP provided 20 percent of U.S. electric capacity - up from the 12 percent it represents today - it could support one million new jobs.


According to the U.S. Department of Energy, if CHP provided 20 percent of U.S. electric capacity - up from the 12 percent it represents today - it could support one million new jobs.


How states can implement CHP to comply with Clean Power Plan requirements

CHP potential by stateBy leveraging this energy-efficient technology, CHP can help states comply with their obligations under EPA’s Clean Power Plan. In fact, the ACEEE has released a step-by-step guide to help states effectively do that.  This tool provides guidance on how to document and claim emissions reductions resulting from CHP measures in a state’s plan. ACEEE also offers a State and Utility Pollution Reduction (SUPR) Calculator as a tool to evaluate how much CHP could help your state toward achieving its Clean Power Plan emissions reduction target.

NYU CTA resized 600“States can strengthen the reliability of all of their electricity customers by including CHP in their compliance plans,” notes Elinor Haider, Vice President of Market Development at Veolia, one of the nation’s largest CHP developers and Alliance Steering Committee Member. “Because a CHP system can operate independent of the grid, they are more resilient, remaining online during extreme weather events that can lead to power outages. We witnessed the benefits firsthand during Superstorm Sandy in October 2013. While nearly eight-million residents across the Mid Atlantic lost power, the CHP system we helped implement kept the lights on at New York University and allowed the University to serve as a place of refuge during the storm.”


Learn more about CHP and its benefits:

National instrumentation audit streamlines efficiency data for the largest district energy network in North America


building expensesAs the popular saying goes, ‘Without data you're just another person with an opinion.’ This adage certainly holds true when managing commercial properties, manufacturing plants, central energy plants or refineries. According to Rocky Mountain Institute, “Most U.S. buildings’ expenses break down into a similar distribution —largely fixed costs, followed by utility bills, repairs and maintenance expenses (R/M). On average, building owners spend 22% of their operating costs on energy and water.” Since industrial facilities typically require extremely energy-intensive equipment and operations, utility expenses can be significantly more.

Without data you're just another person with an opinion

CO2 emissions ENERGY STAR estimates that while $400 billion is spent on energy costs for U.S. commercial buildings and industrial facilities annually, thirty percent of this energy is wasted. With 45 percent of all U.S. greenhouse gas (GHG) emissions attributed to commercial buildings and industrial facilities, it’s strikingly clear that commercial and industrial facilities need to do a lot more to reduce utility consumption. However, in order to be able to reduce consumption, you first need to know exactly how much you’re using. With accurate data on utility usage, you’re not ‘just another person with an opinion.’ Being able to accurately calculate and track utility consumption on a granular level allows facility owners and managers to uncover efficiency opportunities and make informed decisions based on factual data.

You can't manage what you don't measure

data monitoring systemWithout accurate data, your plant may not be running optimally – potentially impacting profitability, performance and sustainability. Since the average plant has hundreds of gauges and other complicated instrumentation, the odds are high that a number of devices are not producing accurate readings or not working at all. This becomes further complicated when managing multiple sites comprised of differing infrastructure, equipment and varying fuel sources. Furthermore, plant conditions change over time due to a wide range of reasons, including ownership, management or staffing changes, regulatory issues, fuel variability, installation of new equipment or meter upgrades, etc. Even if an existing metering or monitoring system is in place, these changing conditions over time can significantly impair the accuracy of the efficiency and performance data collected.

Uncovering efficiency and cost saving opportunities

instrumentation auditAn instrumentation audit includes a focused and in-depth assessment of metering architecture, sensors, and gauges and identifies corrective actions to ensure optimum performance. Once data quality assurance is achieved, ongoing efficiency monitoring via advanced metering and a centralized web-based software system is imperative to efficiently managing a large-scale portfolio – whether these facilities are commercial buildings or industrial plants.

Building and plant operators are better able to react and adjust equipment, controls and/or meter performance based on high-quality, real-time data. Understanding plant performance not only allows management to make adjustments that increase efficiency and profitability, but also typically results in reduced consumption of raw fuel – yielding significant additional savings and GHG emissions reductions. Initiating a nation-wide instrumentation audit has proved to be extremely beneficial to Veolia North America – operator of the largest portfolio of district energy systems in North America.

Launching the Veolia Efficiency Optimization System

instrumentation auditWith a district energy fleet incorporating central plants of differing types and vintages with varying fuel sources and energy outputs, Veolia operates and maintains a diverse portfolio of district energy systems in 12 major cities across the United States. In 2014, Veolia required granular efficiency data across its portfolio and a centralized database to monitor and optimize its district energy plants nationwide. With in-house expertise in energy efficiency and energy plant operations and management (O&M), Veolia chose to leverage its own district energy and software experts to design and implement the Veolia Efficiency Optimization System (VEOS) – a data acquisition system which provides real-time equipment and plant efficiency data.

Veolia optimization systemDue to its multi-faceted energy and software development expertise, Veolia is unique in the sense that they are able to design their own software application. However, for most corporations this would typically require either investment in an outsourced Software as a Service (SaaS) user interface or contracting a consultant to develop a custom data management solution. With the development VEOS underway, Veolia turned to its energy consulting business, SourceOne, to facilitate the comprehensive data collection and instrumentation audit comprising twenty-five district energy plants across the U.S.

National instrumentation audit yields efficiency opportunities

instrumentation audit resized 600As part of the development of Veolia’s integrated plant efficiency monitoring system, VEOS, Sourceone is currently evaluating existing metering and instrumentation at each of Veolia’s district heating, chilled water, and cogeneration facilities. These detailed evaluations and reports determine the availability and accuracy of data necessary to calculate actual and target efficiencies on both the plant and equipment level and provide recommendations for optimizing current instrumentation and metering architecture.

Since plant equipment varies in size, age and condition across Veolia’s district energy portfolio, the VEOS investigations require comprehensive field audits to verify facility records, document current configurations, identify required metering enhancements and validate metered energy reporting techniques for wide variety of utilities, including electric, chilled water, hot water, natural gas, oil, super-heated steam and saturated steam. Energy flow streams are measured using a variety of both cutting-edge and tried-and-true instrument technologies. Interviews conducted with on-staff operations and maintenance personnel are also required to comprehensively document current procedures and institutional knowledge.

Each audit results in an in-depth report highlighting current plant configurations, instrumentation, conditions and opportunities for efficiency improvements. Although this nationwide audit is still currently underway, SourceOne has completed evaluations for half of the designated plants – uncovering several opportunities for improvements.

Understanding where you are is the first step to planning where you need to go

VEOS teamWith accurate performance data, industrial and commercial building owners are better equipped to make educated decisions regarding budgeting, hiring, procurement, investments and efficiency improvements that will yield savings, reduce GHG emissions and improve profitability. By validating and streamlining utility data via an instrumentation audit, smart-metering technology and a centralized web-based data management system, Veolia is gaining a crystal clear understanding of plant performance nationwide. Based on this data, Veolia is making informed decisions to further reduce fuel and electricity usage, lower its carbon footprint and launch efficiency projects at its district energy facilities throughout the U.S.

As a testament to the importance of metering, data management systems and accurately assessing efficiency data, Veolia and SourceOne joined together in June 2015 to present on this topic at the International District Energy Association’s 106th Annual Conference and Trade Show. Download the presentation HERE.


  Driving to optimum efficiency

Strategic utility management paves the way for the 'smart city'


smart cityThe concept of the ‘smart city’ has emerged in recent years and is continuing to evolve as technology advances and resource requirements are stretched. More than half of the world population now lives in cities and these expanding urban areas are responsible for 80% of greenhouse gas (GHG) emissions and account for 60% and 75% of global drinking water and energy consumption, respectively. The smart city aims to find solutions to the growing scarcity of resources and climate change, all while improving the quality of life of its citizens.

You can't have a smart city without smart buildings

smart buildingsBy adapting and implementing more efficient and automated management of its buildings and infrastructure (water, energy, waste management, information and telecommunications, public facilities, recycling and sorting, etc.), cities and towns can better serve residents, all while helping to protect the environment. A key component in defining a building as ‘smart,’ is its efficient delivery and consumption of water and energy – both critical and limited resources. Although with the integration of advanced metering and software technologies, buildings are now equipped to help conserve these precious resources while efficiently meeting the utility needs of building occupants.

How metering and software solutions help make buildings smart

sub-metering Sub-metering, data management, and utility management software solutions, allow building owners and municipalities to track energy and water usage by department or tenant and bill and/or budget future use based on actual consumption. This enhances energy and water savings by tracking and identifying any deficiencies - enabling more accurate budgeting, spurring energy efficiency retrofits and motivating building occupants to be more conscientious about their consumption. The ability to leverage advanced web-based systems and metering to track granular utility data has proven critical to Vornado Realty Trust (Vornado), one of the largest owners and managers of commercial real estate in the United States.

Vornado lowers its carbon footprint and recovers millions with smart-metering

metering and EMS systemsBecause commercial buildings account for the bulk of building infrastructure in urban areas and on average waste 30 percent of the energy they consume, commercial property owners represent a critical component in paving the way for smarter buildings and cities. With a portfolio over 100 million square feet, consisting of office, retail, and residential property, Vornado leverages smart metering technology and software to track energy use across its portfolio. Incorporating over 3000 meters, Vornado’s fully designed, scalable, and innovative metering and data management solution has enabled granular insight into tenant energy consumption across its portfolio, helping to drive sustainability initiatives and efficiency projects, while streamlining tenant utility cost recovery.

metering and EMS systems

For nearly a decade, SourceOne has been providing meter data management and sub-metering design and installation for Vornado’s properties in New York and California. In 2013 SourceOne integrated its web-based energy management system, EMsys, to help support Vornado’s sustainability and energy management efforts. This web-based tool integrates historical energy and water usage, temperature, humidity and environmental data and enables tenant’s access to their electricity bill, energy usage and data. By serving as a central repository, through which meter data and historic utility data is collected and tracked, EMsys supports real time monitoring of energy consumption, reporting of consumption and green-house-gas emissions (GHG), and customizable tenant energy invoices based on individual leases.

meteringBy leveraging the EMsys energy management software and smart-metering, Vornado is able to recover millions in tenant utility costs, budget for future consumption and drive energy conservation and infrastructure investments that have a direct impact on reducing carbon emissions. In 2015, the Environmental Protection Agency (EPA) awarded Vornado an ENERGY STAR® Sustained Excellence Award for its efforts in protecting the environment through superior energy efficiency. (Learn more about the award and Vornado’s energy management achievements HERE).

Strategic utility management for smart urban growth

smart cityStrategic energy and water management by local governments, residents, and commercial property owners is critical to ensuring 'smart' urban growth for metropolitan cities. By leveraging technology and digital tools to better track, manage and reduce water and energy consumption, building owners and municipal governments are helping to lower their carbon footprint, improve the delivery and quality of utility services, save money and pave the way towards creating smarter, more sustainable cities.

Three New York real estate firms help protect the environment with energy management


New York CityWhat do the businesses Tishman Speyer, Vornado Realty Trust and SL Green Realty Corp all have in common? If you said they are all very successful real estate investment trust’s (REIT) headquartered in New York City, you’d be correct! However, a little known commonality exists between these REIT’s: robust and strategic energy management. As leaders in the energy efficiency movement across the country, these firms are integrating energy management practices, tools and strategies at their commercial properties to save energy and money. In fact, one might argue that energy management is a significant contributing factor in each of these REIT’s business success.

Tishman Speyer, Vornado and SL Green receive ENERGY STAR Awards

Energy starBy leveraging tools and strategies, such as energy management software and metering, these commercial building owners are able to access granular energy consumption data to help recover tenant utility costs, budget for future consumption and drive energy conservation and infrastructure investments that have a direct impact on reducing carbon emissions. In 2015, the Environmental Protection Agency (EPA) awarded each of these firm’s an ENERGY STAR® Award for making outstanding contributions to protecting the environment through superior energy efficiency. Although each real estate firm is unique in its approach, they each share a common vision to develop and adopt world-class strategies that provide substantial energy and money savings in the buildings where we live and work.

SL Green Realty Corp

smart-meteringAs New York City’s largest office landlord, SL Green Realty Corp is a REIT that primarily acquires, owns, manages, leases, and repositions office properties in Manhattan, with an expanding retail and multifamily portfolio. SL Green is receiving the ENERGY STAR® Partner of the Year recognition for its robust energy management program. For example, through energy management software and metering, SL Green has made significant strides in managing its energy consumption and tracking energy use at its properties.

For nearly a decade, SL Green has partnered with SourceOne to support energy management and sub-metering initiatives at a number of its New York City properties. By leveraging SourceOne’s support in upgrading its tenant sub-metering infrastructure and implementing EMsys, SourceOne’s web-based energy management software, SL Green can monitor usage data in real time, generate invoices customized to each tenant’s lease and access a powerful suite of tools designed to track energy cost recovery performance from an individual sub-meter to an entire portfolio of buildings.

Key 2014 accomplishments noted by ENERGY STAR include:

  • Investing more than $35 million in energy efficiency projects since 2010, including light-emitting diode (LED) lighting, and HVAC, and real time energy management initiatives to save more than $13 million annually with an average project payback of only three years.
  • Earning ENERGY STAR certification for 16 properties and more than 8.5 million square feet of building space.
  • Benchmarking its properties through ENERGY STAR Portfolio Manager® and applying for ENERGY STAR certification for eligible buildings. Since the launch of its benchmarking program in 2010, more than 25 properties, totaling 11.5 million square feet have received this designation.
  • Extensive tenant outreach and education program to communicate the importance of sustainability and energy efficiency.
  • Developing an annual sustainability report, including greenhouse gas emissions reporting and future program development.

Tishman Speyer

Metering articleTishman Speyer is one of the leading owners, developers, operators, and fund managers of first-class real estate in the world. Tishman Speyer leverages a number of tools and processes that have contributed to its 2015 ENERGY STAR Partner of the Year recognition.

Over the past three years, SourceOne has rolled out the implementation of a web-based energy monitoring system at more than 60 properties, in addtion to installing advanced metering architecture and hardware at several sites. Using these tools, along with ENERGY STAR's Portfolio Manager, Tishman Speyer is better able to track detailed energy consumption to drive operational, maintenance and facility improvements. 

Key 2014 accomplishments noted by ENERGY STAR include:

  • Benchmarking its entire U.S. property portfolio in ENERGY STAR Portfolio Manager® and earning an average score of more than 78 - representing an 8 percent improvement over the past four years.
  • Combining real-time monitoring with ENERGY STAR Portfolio Manager metrics to develop new operational, maintenance and facility improvements.
  • Developing Tishman Speyer University to take internal lessons-learned and best practices to its global management platform.
  • Spearheading New York City efforts to mandate energy benchmarking for all commercial real estate properties. Achieved certification of more than 20 buildings in 2014.
  • Developing Tishman Speyer University to take internal lessons-learned and best practices to its global management platform.
  • Spearheading New York City efforts to mandate energy benchmarking for all commercial real estate properties. Achieved certification of more than 20 buildings in 2014.

Vornado Realty Trust

meteringVornado Realty Trust is a fully integrated Real Estate Investment Trust with more than 40 million square feet of property. With its sophisticated and strategic approach to energy management, Vornado is receiving the ENERGY STAR Partner of the Year—Sustained Excellence recognition. "You can't manage what you don't measure" is a common management adage which applies to energy as well.  Over the years, Vornado has become a pioneer in the sub-metering of its properties and leveraging smart metering technology to track energy use across its portfolio.  These strategies have enabled Vornado to gain granular insight into energy consumption, helping to drive sustainability initiatives and efficiency projects, while streamlining tenant utility cost recovery. 

Metering blog postFor nearly a decade, SourceOne has been providing meter data management and sub-metering design and installation for Vornado’s properties in New York and California. In 2013 SourceOne integrated its web-based energy management system, EMsys, to help support Vornado’s energy management efforts. This web-based tool integrates historical energy and water usage, temperature, humidity and environmental data and enables tenant’s access to their electricity bill, energy usage and data. By serving as a central repository, through which meter data and historic utility data is collected and tracked, EMsys supports real time monitoring of energy consumption, reporting of consumption and green-house-gas emissions (GHG), and customizable tenant energy invoices based on individual leases. By using the power of data, innovative technology and a comprehensive outreach and communications platform, Vornado has demonstrated its energy management leadership.

Key 2014 accomplishments noted by ENERGY STAR include:

  • Funding more than $5 million of base-building energy efficiency projects expected to result in an annual energy reduction of 14 million kilowatt hours with an average three-year payback period.
  • Enrolling all of its eligible buildings in EPA’s 2014 ENERGY STAR National Building Competition.
  • Providing energy efficiency-related training to more than 500 employees.
  • Using Vornado’s Tenant Service Center (TSC), one of the largest energy management and building systems control centers in the United States.
  • Using technology platforms on a portfolio scale allows the TSC to conduct analysis and implement operational strategies that yield an 8- to 14-percent reduction in energy in a typical building.
  • Achieved certification of more than 15 buildings in 2014.

Grand Central energy efficiency project recognized by New York Governor Cuomo


On Earth day, the New York Metropolitan Transportation Authority (MTA) and New York Port Authority (NYPA) were recognized for the successful completion of MTA's largest-ever energy efficiency project, which will save about $2.5 million in annual energy costs at Grand Central Terminal. As the implementing contractor for NYPA's energy conservation programs, SourceOne managed the design, implementation and commissioning for the $25 million infrastructure improvements at the iconic Grand Central.  Read the MTA press release and SourceOne's blog post about the Grand Central project to learn more!  

Grand central


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