FINAL EXISTING CONDITIONS ASSESSMENT REPORTassessment is to lay the groundwork for renewal of facility mechanical and utility infrastructure under an Equipment, Design, and Installation

Fitchburg State University Fitchburg, MA

SB Project No. 700503.35

December 10, 2013

Prepared by:

Sebesta Blomberg Contact: Jesse Stallions

120 Presidential Way, Suite 320

Woburn, MA 01801

Main: 781-721-8356 Email: [email protected]

FINAL EXISTING CONDITIONS ASSESSMENT REPORT

Table of Contents

Section Page 1.0 Executive Summary .......................................................................................................................... 2

2.0 Facilities Overview ........................................................................................................................... 5

3.0 Main Campus Building Equipment Condition Assessment Summaries ........................................... 7

3.1 Anthony Student Services Center ........................................................................................... 7

3.2 Athletic Field House ............................................................................................................... 9

3.3 Athletic Storage .................................................................................................................... 10

3.4 Campus Police ...................................................................................................................... 10

3.5 Conlon Fine Arts .................................................................................................................. 12

3.6 Conlon Industrial Arts .......................................................................................................... 15

3.7 Dupont Facilities Building ................................................................................................... 21

3.8 Edgerly Hall ......................................................................................................................... 22

3.9 Elliott Press Box ................................................................................................................... 25

3.10 Exercise and Sports Science ................................................................................................. 25

3.11 Hammond Hall ..................................................................................................................... 26

3.12 Holmes Dining Hall .............................................................................................................. 29

3.13 Mazzafaro Center ................................................................................................................. 32

3.14 McKay Complex .................................................................................................................. 33

3.15 Miller Hall ............................................................................................................................ 38

3.16 Percival Hall ......................................................................................................................... 39

3.17 Recreation Center ................................................................................................................. 41

3.18 Sanders Administration ........................................................................................................ 43

3.19 Service Center ...................................................................................................................... 45

3.20 Thompson Hall ..................................................................................................................... 46

3.21 Weston Auditorium .............................................................................................................. 48

3.22 185 North St. Apartment Complex .................................................................................... 49

3.23 Aubuchon Hall ..................................................................................................................... 51

3.24 Cedar Street House (No. 22) ................................................................................................ 53

3.25 Cedar Street House (No. 30) ................................................................................................ 54

3.26 Herlihy Hall .......................................................................................................................... 56

3.27 Mara Village ......................................................................................................................... 58

3.28 Russell Towers ..................................................................................................................... 60

3.29 Townhouses .......................................................................................................................... 62

4.0 Central Boiler Plant Condition Assessment .................................................................................... 64

4.1 Furnace and Tube Condition ................................................................................................ 64

4.2 Corrosion Control ................................................................................................................. 67

4.3 Boiler Turndown .................................................................................................................. 71

4.4 Boiler Efficiency .................................................................................................................. 71

4.5 Feedwater System ................................................................................................................. 74

Executive Summary

Fitchburg State University Page 2 of 76

Energy and Performance Sebesta Blomberg Project No. 700503.35

Condition Assessment December 10, 2013

1.0ExecutiveSummary

Sebesta Blomberg & Associates, Inc. (Sebesta Blomberg) was retained by the Massachusetts Division

of Capital Asset Management and Maintenance (DCAMM) to provide building assessment and

energy/water conservation strategic planning for Fitchburg State University (FSU). The purpose of the

assessment is to lay the groundwork for renewal of facility mechanical and utility infrastructure under

an Equipment, Design, and Installation contract.

This report represents the Existing Conditions Assessment component of the effort and is divided into

the following four sections, each of which looks at a different level within the overall state of campus

and building level conditions and operations.

� Section 2: Facilities Overview

� Section 3: Utilities Overview

� Section 4: Individual Building Summaries

� Section 5: Central Heating Plant Assessment

In summary, the FSU mechanical infrastructure is a mix of older buildings, many with recent and

comprehensive renovations, others with antiquated equipment, and many with a combination of new

and old equipment. In addition, there have been several new construction projects; most notable is the

library addition, and science building opened this spring. The University is doing an excellent job

keeping up with its equipment and in almost all cases mechanical equipment and related controls are

providing reasonable occupant comfort.

In 1997, an energy performance contract with NORESCO was completed which included new

lighting, pneumatic overlay controls and some new mechanical equipment. Over the past few years,

the FSU has installed Direct Digital Control (DDC) controls in buildings recently constructed and

where renovations have taken place. A large portion of the campus buildings remain pneumatically

controlled with an overlay on existing HVAC equipment for feedback and control capability. The

feedback and control capability is limited and many of the controls appear to have failed. As expected,

equipment at newer facilities is in better condition. Table-1 on page 4 summarizes each building and

associated equipment condition.

Executive Summary




Acknowledgements

Sebesta Blomberg would like to thank Joe LoBuono, Director of Operations and Facilities, Mary Beth

McKenzie, Executive Director of Administrative Services and David Petrucci, Chief Engineer, for

their invaluable assistance in conducting site survey work and sharing their knowledge of the

Fitchburg State University buildings and mechanical systems outlined in this report.

Executive Summary




Table1.0–SummaryofFindings

Building Existing Controls HVAC

Supplied by

Central Steam Plant?

End of Equipment

Life Inoperable

Units

Damper / Valve /

Actuator Replacement

Required Comments

Anthony Building ALC RTUs (2), EFs, Steam to HHW Systems Yes No No No HVAC systems installed in 2011.

Athletic Field House Non-Programmable TSTAT Gas fired furnace, Electric UHs, DHW Heaters (2) No No No No DHW Heater ventilation issues.

Campus Police Trane Building TSTAT Control Furnace/AC units (2), Gas DHW Heater No No No No Systems in good condition. Consider controls interface.

Conlon Fine Arts NORESCO for AHUs and HHW, Pneumatic AHU Devices & TSTATS.

AHUs (2), EFs, Convectors, Steam and HHW Systems. Steam DHW

Yes No No Yes Old AHUs: failed steam control valves, rusted OA dampers. No controls communication to front end.

Conlon Industrial Arts NORESCO for AH-23, -24 and HHW, ALC on new AHUs, Pneumatic AHU Devices & TSTATs

Absorber Chiller Plant, Cooling Tower, AHUs (13), Reheat, Convectors, EFs, Steam and HHW Systems. Steam DHW

Yes Yes Yes Yes Abandoned equipment, AHUs in rough condition; potentially failed dampers, valves, etc. End of life chiller & cooling tower.

Dupont Facilities OEM Burner Combustion Controls. Pneumatic and Electric Non-Programmable TSTAT

Central Steam Boilers (3), Condensate Receiver, Dearator, Fuel Oil Heaters and Pumps, Baseboard Radiation, Split Systems (2), Window A/Cs.

Yes No No No Firetube boiler No. 1 is fairly new (’96). Boiler No. 2 and No. 3 (water tubes) are older, but internals are in reasonably good service condition.

Edgerly Hall Partial ALC (3

rd Flr), Otherwise Pneumatic

TSTATs and Local Electric TSTATs AHU (1), VAVs, UVs, Splits, Convectors. Elec DHW. Yes Yes No No

3rd Floor HVAC equipment was installed in 2010 and is in good

condition. Univents require rebuilding.

155 North St ALC Water Source Heat Pumps (8), ERUs (2), Elec DHW No No No No Mechanical equipment installed 2010 and in good condition.

Hammond Hall ALC for New Systems. Pneumatic TSTATS in Unrenovated Areas.

Chiller Plant, Cooling Tower, AHUs (6), Reheat, Convectors, Steam and HHW. Steam and Elec DHW.

Yes No No No Heavy renovation in progress. Chiller plant and AHUs are new. Consider Recommissioning building once complete.

Holmes Dining Hall Stand-alone DDC for RTUs, NORESCO for HHW, Pneumatic TSTATs.

RTUs (2), MUA, EFs, Steam Systems Yes Yes Yes No 1996 RTUs in reasonable condition. Kitchen supply fans have failed resulting in heavy air imbalance. RTU controls should be integrated to ALC front end.

Mazzaferro Stand-Alone DDC. Gas HHW Boiler, Packaged AHU, Reheat, Convectors. Yes No No No HVAC in good condition, but not controlling very well. Integrate controls with ALC front end. Consider more efficient boiler.

McKay Campus School Pneumatic Gas HHW Boilers (3), Chiller Plants (2), AHUs (4), UVs, Splits, Convectors. Steam and HHW/DT systems. Steam DHW.

No Yes No Yes Boiler plant newer. Steam traps and receiver require attention. Chiller plants at end of life. UVs require attention. Poor control. Overall, this building will require heavy investments to modernize systems.

Miller Hall ALC Chiller, AHUs (2), UVs, Splits. Elec DHW Yes No No No Equipment in good condition. Check VFDs on AHUs.

Percival Hall NORESCO, Pneumatic TSTATs Steam Systems: MUA (2), UVs, Convectors, DHW. Split Systems.

Yes Yes Yes No Failed Auditorium supply fans. UVs in rough condition.

Recreation Center Novar Gas HHW Boilers (6), Pool Water Boiler (1), Chiller, AHUs (5), Dectron Pool Unit, Reheats, Convectors. Gas DHW Heaters (2)

No No No No Equipment in fair condition. All VFDs have failed and are on bypass.

Sanders Administration ALC Controls RTU, NORESCO Controls MUA Unit, Pneumatic TSTATs

RTU, H&Vs (2), Water-Source HPs (2), steam FTRs Yes Yes No No One MUA unit and one HP not in operation, Operational HP uses once-thru water.

Science Center ALC Chiller Plant, Cooling Tower, AHUs, ERUs, Reheats, EFs. Steam and HHW Systems. Steam DHW and Process HW.

Yes No No No Commissioned in Spring 2013.

Service Center Programmable TSTAT Gas-Fired RTUs (4), HRVs (2), Gas-Fired UHs No Yes No No Two end of life RTUs. Ductwork in office should be updated.

Thompson Hall ALC Controls AHU, NORESCO Controls HHW, Pneumatic TSTATS

AHU (1), UVs, Convectors. Steam and HHW Systems. Steam DHW

Yes Yes No No Rebuild Univents. DHW tank past useful life.

Weston Auditorium NORESCO controls HHW, Pneumatic H&V and TSTAT.

H&V Units (4), ERV (1) Yes No No Yes H&V units may require rebuilding.

185 North Street Non-Programmable Thermostat Gas HHW Boilers (6), FTR. Gas DHW Heaters (6) No No No No Boilers and DHW heaters are older.

Aubuchon Hall ALC MAUs (2), ERUs (1), EFs, Convectors, Splits. Steam and HHW Systems. Steam DHW

Yes No No Yes Recent renovation, limited pneumatic remain.

22 & 30 Cedar Street House Non-Programmable Thermostat Gas-Fired HHW Boilers. Window A/C (2) No Yes No No Boilers are older. Replacement should be considered.

Herlihy Hall TCVs on FTR. Older Steam zone control valves Steam Convectors, Split (1), EFs. Steam DHW in Holmes, Yes No No Yes Older systems. Zone control valves do not work.

Russell Towers NORESCO Controls HHW, TCVs on FTRs, Pneumatic Valves.

AHUs (2), H&V (1), EFs, Convectors. Steam and HHW Systems. Steam DHW.

Yes No No No AHUs newer. Rest of the equipment is older.

Mara Village 1-7, Commons Non-Programmable Thermostat Gas-Fired HHW Boilers (7), FTR. Gas Fired DHW Heaters (7) No No No No Consider boiler replacement.

Mara 8 Viking DDC Gas HHW Boilers (2), Chiller, ERU, and 2-pipe FCUs. Gas DHW Heaters (2).

No No No No Newer building in good condition.

Town Houses 1-7 Thermostat. Tekmar Boiler Controller. Non-Programmable TSTAT

Gas HHW Boilers (7), FTR. Indirect DHW No No No No Consider boiler replacements.

Facilities Overview




2.0FacilitiesOverview

The FSU campus consists of 45 buildings totaling over 1.4 million gross square feet (GSF), located in

Fitchburg, Massachusetts. The table below lists all buildings reviewed under this assessment.

Table 2.0

FSU Campus Buildings included in Assessment

Building Address Use Sq. Ft.

Anthony Building 280 Highland Ave. Offices, Records Storage 20,100

Athletic Field House / Trainer's Center 53 Pearl Hill Rd. Lockers, Physical Therapy 6,100

Athletic Storage - Elliott Field Pearl Hill Rd. Storage 300

Campus Police Station 32 Clinton St. Offices, Booking 4,700

Condike Science Building 333 North St. Under Renovation 48,800

Conlon Fine Arts 367 North St. Classrooms, Musical Studios 21,800

Conlon Industrial Arts 367 North St. Offices, Shop, Photo lab 111,500

Dupont Facilities Building 299 North St. Boiler Plant, Offices 17,500

Edgerly Hall 281 North St. Classrooms, Office 26,200

Elliott Press Box Pearl Hill Rd. Stadium Rooms 500

Exercise & Sports Science 155 North St. Offices 8,300

Hammond Building 160 Pearl St. Library, Bookstore, Offices, Café 165,100

Holmes Dining Hall 280 North St. Dining 34,400

Mazzaferro Alumni & Development Center 160 Pearl St. Offices, Conf. Room 6,000

McKay Campus School 67 Rindge Rd. Classrooms, Elementary School 194,700

Miller Hall 230 Highland Ave. Offices 22,100

Percival Hall 254 Highland Ave. Offices, Auditorium 34,200

Recreation Center 130 North St. Athletic Facility, Basketball Courts, Swimming Pool

84,200

Sanders Administration Building 300 Highland Ave. Offices 24,800

Science Center Addition 333 North St. Laboratory and Classrooms 55,000

Service Center 167 Klondike Ave. Offices, Print Shop, Trades Shops, Warehouse

58,300

Thompson Hall 240 Highland Ave. Classrooms, Nursing Labs, Offices 53,600

Weston Auditorium 353 North St. Auditorium 16,700

185 North St. 185 North St. Residences 7,100

Aubuchon Hall 234 North St. Residences 100,800

22 Cedar Street 22 Cedar St. Residences 3,800

30 Cedar Street 30 Cedar St. Residences 15,600

Herlihy Hall 320 North St. Residences 37,800

Mara Village #1 299 Highland Ave. Residences 10,200

Mara Village #2 210 Cedar St. Residences 10,500







Mara Village Commons Building 319 Highland Ave. Residences 6,500

Russell Towers 260 North St. Residences 105,900

Townhouse #1 241, 243 Highland Ave. Residences 10,600

Townhouse #2 261, 263 Highland Ave. Residences 11,700

Townhouse #3 170 Cedar St. Residences 5,700





Facilities Overview




Central Plant:

Most of the central academic and administration buildings are supported by a central steam heating

plant (CHP) facility located in the Dupont Facilities Building currently. The plant primarily burns

natural gas, with No.6 fuel oil system remaining in place and fired occasionally. The CHP provides

60-65 psig-saturated steam with distribution to individual buildings where the steam pressure is

reduced to 7-9 psig. Where not used directly, the steam is converted to hot water typically via shell-in-

tube heat exchangers, which is then used for heating hot water, domestic hot water and snowmelt.

Further information on the CHP is provided in Section 4.7 and Section 5.

Maintenance Responsibility:

FSU staff is primarily responsible for any preventative maintenance (filters, belts, etc) associated with

the HVAC systems. FSU has maintenance contracts for the Building Management System (BMS) with

Automated Logic Control (ALC) for approximately 11 campus buildings. The remaining buildings

have various different EMS manufacturers or no EMS at all.

Condition Assessments




3.0 Main Campus Building Equipment

Condition Assessment Summaries

This section provides an outline description of each Fitchburg State University facility surveyed with

HVAC equipment inventory and design data where available. Highlights of the equipment condition

assessment are included with details provided in the Appendix.

3.1 Anthony Student Services Center

This 20,100 square foot building is primarily used for administration offices including: Admissions,

Registrar, Financial Aid, Continuing Education, Student Accounts, This former Industrial Arts facility

also includes a large unheated records storage area on the first floor. There is no occupancy in the

basement. This building is occupied Monday – Friday, 8 a.m. to 5 p.m. year-round. There is additional

evening and weekend use during the school year.

Construction: 2-level brick structure with white EPDM roof. The building received a gut renovation

in approximately 2011 that included new interior architectural features, mechanical equipment,

windows, etc. Windows are double pane / aluminum frame in excellent condition. The roof and brick

exterior appears to be in good condition. The exterior doors appeared to be in good condition, although

some minor weather seal defects where noted.

HVAC Summary: The HVAC system consists of two newer rooftop units. RTU-1 is a cooling-only

15-ton Aaon DX unit serving the Executive Suite (NE side of the building) via terminal VAV boxes

with hydronic reheats. RTU-1 has a 7.5 hp supply fan equipped with VFD. RTU-2 is a similar 10 hp

packaged 18 ton Aaon rooftop unit serving the remainder of the building via VAV’s. Both units have

air-side economizer capability.

Air Handlers and Fans

Unit Type Serves Year hp SP (inch) cfm Preheat

coil MBH Cooling

Tons

RTU-1 VAV Exec Suite 2010 7.5 1.75 8,000 None 15

RTU-2 VAV 1ST

& 2nd

Flr 2010 10 NA NA None 18

EF-1 CV Toilet Exhaust 2010 NA 0.5 75 - -

EF-2 CV Toilet Exhaust 2010 NA 0.75 400 - -

EF-3 CV General 2010 NA 0.25 320 - -

NA = Not Available





The building is also equipped with perimeter hydronic fin-tube radiation controlled by wall mount

thermostat. Steam is provided from the central heating plant at typically 60-65 psig where it’s reduced

to 7 psi and then converted to hot water via a steam to hot water heat exchanger (P&F type) in the

basement mechanical room. The exchanger is rated for 684-pph steam and 13-gpm hot water. Hot

water is distributed by one of two 900-watt Grundfos in-line pumps (53 gpm /35 feet). The heating

system was installed as part of a recent renovation.

A 30-gallon, 4.5 kW electric storage tank, provides domestic hot water.

Controls: The controls in this building are DDC by ALC and are used to manage the RTUs and

heating hot water system. The ALC system provides temperature control, static pressure fan control,

equipment scheduling, and demand ventilation management.

Other: A 27 kW Photovoltaic Array (PV) has also recently been installed on the roof.

Condition Assessment Summary Table

Deficiency Rating

Unit Operable Overall Rating

Coil(s) Damper / Actuator

Valve / Actuator

Comment

RTU-1 Yes 1 1 1 1 New

RTU-2 Yes 1 1 1 1 New

EF-1 Yes 1 NA NA NA New



P-1, -2 Yes 1 NA NA NA New

HX-1 Yes 1 NA NA NA New

Deficiency Rating: Overall

1 – New or good condition

2 – Fair condition, may require some updates (motors, controls, access)

3 – Requires repair/renovation (rebuilding, new controls, dampers)

4 – Requires replacement

N/A – Not applicable

Deficiency Notes (refer to Appendix A for details):

1. None.

Recommendations:

1. None.





3.2 Athletic Field House

The Athletic Field House is located near the University’s athletic field. It houses team locker rooms as

well as a physical therapy room. There was an addition to the locker room area. Normally the building

is shutdown by mid to late November. It reopens as early as mid February as teams initiate practices.

Construction: The building is wood framed with cement bond siding. Given the age of the building

(2001), there is likely adequate insulation in the wall assembly and roof (unconfirmed). Windows are

vinyl and air sealing around doors was found to be in need of attention.

HVAC Summary: The original locker area is heated and ventilated by a gas-fired Reznor furnace. The

newer locker space has electric unit heaters (4). There are several exhaust fans and two domestic hot

water heaters.

Air Handling Unit

Tag Make Model Fuel CFM Input Output

AHU-1 Reznor SCE250-6-S2 Gas 2050 250,000 200,000

Domestic hot water in the main locker room building is provided by a 99-gallon (400 MBH) direct-

fired State hot water heater located in the storage room. The unit is in good condition and the draft

damper is operational. There is no pipe insulation on the hot discharge piping.

The second domestic hot water heater is located in a closet off of the physical therapy room. This is an

AO Smith condensing model. Maintenance staff informed us that they have directed the occupants of

the space to keep the door cracked due to poor ventilation in this space and the potential for mold to

form. At the time of our visit, the unit was operable however the casing was out of place. It appeared

that someone from the staff had been in the process of fixing the unit and did not replace the cover.

Domestic Hot Water Heater Information

Tag Make Model Fuel Capacity

HW-1 Bradford White MS230R5DS Gas 60

HW-2 AO Smith BTH 120 970 Gas 60

Controls: Heating unit is controlled by a local thermostat. The exhaust fans run from 6 a.m. to 9 p.m.

via mechanical timeclock.


Unit Operable Deficiency Rating

Comment Overall Rating


Valve / Actuator

AHU-1 Yes 1 1 1 N/A

HW-1 Yes 1 N/A N/A N/A

HW-2 Yes 1 N/A N/A N/A Ventilation issue.






1 - New or good condition

2 - Fair condition, may require some updates (motors, controls, access)

3 - Requires repair/renovation (rebuilding, new controls, dampers)

4 - Requires replacement

N/A - Not applicable


1. Water heater near the physical therapy room appears not to have adequate ventilation.

2. Pipe insulation is missing from both DHW units.

Recommendations:

1. Review and improve closet ventilation requirements.

2. Insulate hot water pipe at the discharge of tank.

3.3 Athletic Storage

This is a 270 square foot athletic storage facility on Elliott Filed. The building has several storage

compartments for athletic equipment. The building is not heated or insulated. There are no mechanical

systems.

3.4 Campus Police

Description: The campus police station was opened in 2009. The three level 4,700 square foot facility

houses dispatch, a booking and holding area, offices and conference room, locker rooms for the

officers, and storage areas. The facility is operation continuously year-round.

Construction: This relatively new building is wood construction and is expected to have adequate

insulation and sealing, consistent with recent energy code requirements. Windows are double pane

vinyl and are in good condition. Entrance doors are in good condition, however light was visible

around some of the entrance doors.

HVAC Summary: The station is heated and cooled by two Trane condensing furnaces with DX

cooling coils. Each furnace is coupled with a 5 ton condensing unit located on the west side of the

building. There are a total of 8 zones, each controlled without their own thermostat. All thermostats





have occupied/unoccupied buttons with temperature selection options. Thermostats are connected to a

main control module where occupied/unoccupied settings and temperature setpoints can be controlled.

Furnace/Air Conditioner

Tag Make Model Motor

HP Heating

MBH Cooling

ton

1 Trane TUX1C080A9601AB 0.5 76,000 5

2 Trane TUX1C080A9601AB 0.5 76,000 5

Condensing Unit Info

Tag Make Model Fan HP

1 & 2 Trane 4TTB3060A100AA 1/4

Controls: Systems are controlled with a Trane central controller. This unit integrates individual

thermostats to provide a centralized location for total building control. The system isn’t integrated

with the ALC system, which is a priority for the University


Unit Operable

Deficiency Rating



Valve / Actuator

AC-1, -2 Yes 1 1 N/A N/A

CU-1, -2 Yes 1 1 N/A N/A








1. No deficiencies noted.

Recommendations:

1. Consider controls integration to central front end.





3.5 Conlon Fine Arts

The Conlon Fine Arts (FA) building is a part of the Conlon Industrial Arts building. The FA building

totals 21,800 square foot and is a mix of offices, conference rooms, classrooms, practice rooms and

recital hall. This building is typically occupied Monday – Thursday, 6 a.m. to 10 p.m., Friday 6 a.m. to

6 p.m., and closed on weekends.

Construction: This is a 2-story mason block and brick structure with black EPDM roof. Windows are

original single pane / steel frame, generally in fair condition, although with poor thermal performance.

The roof and exterior appears to be in good condition. The exterior doors appeared to be in acceptable

condition with the exception of widespread worn or absent weather seals.

HVAC Summary: The HVAC equipment is located in the 1st and 2nd

floor mechanical rooms.

Steam enters the first floor mechanical room from the Conlon Industrial Arts building at 35 psig where

the pressure is reduced to about 7 psi. Steam is used directly in AHU preheat coils and is also

converted to heating hot water via a two steam to hot water heat exchangers. Heating hot water is used

for perimeter radiation as well a separate reheat loop. Chilled water is provided from the Conlon

Industrial Arts building.

One steam heat exchanger is dedicated to the perimeter fin-tube radiation while the other heat

exchanger serves the reheat loop. The perimeter fin-tube radiation is served by one of two 3 hp

constant volume pumps (one standby). The reheat loop is served by one of two constant volume 1 hp

pumps (one standby).

Air handling equipment is constant volume and provides air via ductwork distribution with reheat

coils. Air handler, AH-25, has a 7.5 hp motor and serves the recital hall. The unit has steam preheat

and chilled water coils. The chilled water control valve is 3-way. The associated return air fan (RAF-

6) has a 1.5 hp motor. Air handler, AH-26, has a 20 hp motor and serves the first and second floor.

The unit has steam preheat and chilled water coils. The chilled water control valve is 3-way. The

associated return air fan (RAF-7) has a 3 hp motor. The AH units have airside economizer capability;

however the outside air dampers and pneumatic damper actuators appear to be in rough shape so

functionality could be limited.

The air handlers currently use a pre-filter and final bag filter setup, which is typical for all AHUs

across campus. The pre-filters are changed twice per year while the final bag filters are changed only

once annually. This filter scenario is adding an unnecessary pressure drop across the filter bank, which

is causing the fan to consume additional horsepower in order to deliver the appropriate volume of air.

It’s typically acceptable for only a pre-filter to be installed for academic and administrative





applications. A 50-gallon, 4.5 kW electric heater, generates domestic hot water. There is one exhaust

fan that serves the mechanical room. No other exhaust fans were seen.


Unit Type Serves Year

cfm Preheat

coil MBH Cooling

Tons hp

AH-25 CV Recital Hall 1975 7.5 NA NA NA

AH-26 CV 1ST

& 2nd

Flr 1975 20 NA NA NA RAF-6 CV Toilet Exhaust 1975 1.5 NA - -

RAF-7 CV Toilet Exhaust 1975 3 NA - -

EF-1 CV Mechanical Room 1975 NA NA - -

EF-4 CV General 1975 NA NA - -

EF-5 CV General 1975 NA NA - -

NA = Not available

Pumps

Unit Type Serves hp Ft gpm

P-1 Centrifugal Fin-Tube Radiation 3 95 48

P-2 Centrifugal Fin-Tube Radiation 3 95 48

P-3 Centrifugal Reheat Loop 1 30 46

P-4 Centrifugal Reheat Loop 1 30 46

Controls: All building control end devices are pneumatic. This building is currently on the NORESCO

BMS providing limited feedback and control capability. The NORESCO system is intended to provide

overlay control on the air handlers (all control points except for the steam valve), however

communication to the system has been lost and the units are currently operated manually (on/off and

setting valve positions – no economizer or adjustment of outside air). Pneumatics was disconnected to

the preheat control valve of AH-25 causing the unit to always be providing heat unless isolated

manually at the unit. It’s also reported that AH-25 cycles a lot during the cooling season due to a lack

of control capability. Prior to loss of the NORESCO system the units in this building where scheduled

to conserve energy. Radiation temperature is via pneumatic thermostat, where equipped and/or

functional.


Deficiency Rating



Valve / Actuator

Comment

AH-25 Yes 3 2 2 3 Steam pneumatic control valve tubing disconnected. OAD & RAD rusted.

AH-26 Yes 3 2 2 3 OAD & RAD rusted. SA flex duct broken

RAF-6 Yes 3 2 2 2 Original

RAF-7 Yes 3 2 2 2 Original

EF-1 Yes 3 2 2 2 Original

EF-4 Yes 3 NA 2 NA Original

EF-5 Yes 3 NA 2 NA Original





Deficiency Rating



Valve / Actuator

Comment

Reheat Converter-1 Yes 3 NA 2 NA Original – Failed steam control valve

Fin-Tube Converter-2 Yes 3 NA 2 NA Original – Failed steam control valve

P-1 Yes 4 NA 2 NA Original

P-2 Yes 4 NA NA NA Original



Air Comp Yes 2 N/A N/A N/A Newer


1 – New or good condition

2 – Fair condition, may require some updates (motors, controls, access)

3 – Requires repair/renovation (rebuilding, new controls, dampers)

4 – Requires replacement

N/A – Not applicable

Deficiency Notes (refer to Appendix A for details): 1. AH-25 & AH-26 outside and return air dampers are rusted. Functionality is likely to be

compromised.

2. OA dampers on both units are in rough condition and may not be fully functional.

3. AH-25 steam control valve pneumatic tubing has been disconnected. Only method of

controlling supply temperature is manually.

4. P-1 thru P-4 is in rough shape and leaking.

5. Heat exchanger control valves reportedly no longer function.

Recommendations:

1. Clean preheat and reheat coils for better air distribution and heat transfer.

2. Replace outside and return air dampers for AH-25 & AH-26.

3. Replace supply air flex duct on AH-25 and seal ductwork as necessary.

4. Replace hot water pumps, P-1 thru P-4.

5. Replace AH-25 steam control valve.

6. Insulation contractor should add insulation to pumps, heat exchanger and valve bodies where

missing or damaged insulation.





3.6 Conlon Industrial Arts

This Industrial Arts (IA) facility totals 111,500 square feet and includes shop space, classrooms, and

offices. There is also a small data center, help desk and photo studios. Much of the building is

currently under renovation. This building is typically occupied Monday – Thursday, 6 a.m. to 10 p.m.,

Friday 6 a.m. to 6 p.m., and closed on weekends.

The first floor includes machine and woodworking shop teaching area, offices and several areas

currently under renovation. The second floor has the IT department, offices and classroom area that

are under renovation. The third floor has communication media, multi-cultural student services and

student photo labs. A portion of the third floor is currently under renovation as well. The offices are

located in the core of the building with an atrium that extends from the first floor up to the third floor.

The labs are concentrated on the perimeter of the third floor. There is a walkway that connects the IA

building with the Fine Arts building.

Construction: Built in 1975, this is a 3-story brick structure with white roof. Windows are original

single pane / steel frame, not very energy efficient. The exterior appears to be in good condition. The

exterior doors appear to be a mix or older and some new unit in acceptable condition, however

weather seals and alignment could use attention.

HVAC Summary: The majority of HVAC equipment is located in the basement mechanical space and

penthouse mechanical room. There are multiple smaller mechanical rooms on each floor, which house

air handlers dedicated to serving a particular area. Air handling equipment is constant volume with

steam preheat, hot water reheat and supplies air via ductwork distribution with a return air fan with the

exception of recently renovated IT Dept. which is variable air volume. The areas currently under

renovation will be receiving new air handlers, distribution ductwork and terminal devices.

Basement Equipment: The basement mechanical room has a single-effect estimated 250-ton steam

absorption chiller, which provides chilled water to both Conlon Industrial Arts and Conlon Fine Arts.

This single stage unit is original to the building and at end of life. This machine reportedly struggles to

maintain 50F chilled water supply temperature. On particularly warm days, the machine supplies 60-

65F CHWS temperatures. The associated roof mounted BAC induced draft cross-flow cooling tower is

also original to the building and in rough condition. The tower has a newer estimated 20 hp fan motor.

The cooling tower has widespread corrosion issues and is well past its useful life. Replacement of the

chiller and cooling tower should be a priority. Two constant volume pumps serve the chilled water

system, P-7A and P-7B; one is redundant. P-7A and P-7B each have a 20 hp motor and are rated for

600 gpm at 85’of head. Two constant volume pumps serve the condenser water system, P-6A and P-





6B; one is redundant. P-6A and P-6B each have a 15 hp motor and are rated for 945 gpm at 45’of

head.

Steam is received from the central heating plant at typically 60-65 psi where the steam pressure is

reduced to 7 psi and converted to hot water via a steam to hot water heat exchangers located in the

basement mechanical space. The hot water reheat/AHU loop and perimeter fin-tube radiation have

dedicated heat exchangers. The perimeter fin-tube radiation and AHU pre-heat is served by two

constant volume pumps, P-1A and P-1B; one is redundant. P-1A and P-1B each have a 40 hp motor

and are rated for 1,500 gpm at 85’of head. Two constant volume pumps serve the reheat loop, P-2A

and P-2B; one is redundant. P-2A and P-2B each have a 3 hp motor and are rated for 115 gpm at 45’of

head.

A 530-gallon steam to hot water heat exchanger from 1973 provides domestic hot water. The

pneumatic steam control valve appeared to have some leaks. The condensate receiver pump was

leaking water onto the mechanical room floor.

Penthouse Equipment: The penthouse contains the major pieces of HVAC equipment. Air handler,

AH-23, has a 60 hp motor and serves classrooms in the core of floors 1-3, hallways and the lobby. The

unit has steam preheat and chilled water coils. The chilled water control valve is 3-way. The

associated return air fan (RAF-4) has a 20 hp motor. Air handler, AH-24, has a 10 hp motor and serves

the TV Studio. This unit has the same configuration as AH-23. The associated return air fan (RAF-5)

has a 5 hp motor. HV-7A and HV-7B are constant volume units that each has a 10 hp motor. Staff

report that these units are not in use.

The functional AHUs have airside economizer capability; however the outside air dampers appear to

be in rough shape so functionality could be limited. It was noted the intake plenum of AH-23 was

positively pressurized. The cause could stem from the bag type final filters causing a 0.8” W.C

pressure drop across the filter bank. The pleated box filters were not installed and the unit still had a

high filter bank pressure drop. The pilot positioner portion of the chilled water control valve is

disconnected.

There are multiple exhaust fans located on the roof and in small mechanical rooms on each floor. A

majority of these fans have failed and abandoned in place as a result of re-purposing space over the

years. New APC dry coolers are located on the roof to serve the recently renovated IT Dept.

Other Equipment: The third floor has four smaller air handlers, which are located in small

mechanical rooms that serve individual spaces respectively on each floor. Air handler, AH-22, has a 2

hp motor and serves the Photo Shop. The unit is cooling only with hot water reheat and steam

humidification. The steam humidifier has not been operational in several years. The chilled water





control valve is 3-way. The associated return air fan (RAF-3) has a 3/4 hp motor. Air handler, AH-20,

has a 2 hp motor and also serves the Photo Shop. The unit is cooling only with hot water reheat and

steam humidification. The steam humidifier has also not currently operational. The chilled water

control valve is 3-way. The associated return air fan (RAF-1) has a 3/4 hp motor. This unit is

internally rusted and well past its useful life. The outside air damper appears to be stuck at about 40%

open. Replacement should be considered. Air handler, AH-21, has a 3 hp motor and also serves the

renovated computer room. The unit has hot water preheat and chilled water coils. There is also

terminal hot water reheat coils. The hot water and chilled water control valve is 3-way. The associated

return air fan (RAF-2) has a 3/4 hp motor. The pneumatic controls are disconnected and dampers in

rough shape as well. Air handler, AH-17, has a 1 hp motor and serves office space. At the time of our

visit, the unit was off at the electrical disconnect switch and overall in rough shape.

The second floor has a new cooling only York AHU which is variable air volume and has a 7.5 hp

motor on VFD that serves the recently renovated IT Dept. The VFD was operating at 60 hertz during

the survey. The data center area has two Heatcraft packaged units, which are water-cooled to rooftop

dry-cooler. These units each employ 3 hp fans with VFDs as well as electric reheat and

dehumidification. Air handler, AH-5, has a 5 hp motor and serves the old Automotive Shop. This area

is currently under a complete renovation. The future use of this unit is unknown but was in good

overall condition. Air handler, AH-13 has a 5 hp motor and serves offices. The unit has chilled water

and hot water coils. The chilled water control valve is 3-way. The unit seems limited run time.

The first floor has 5 smaller AHUs as well with a similar layout to the third floor. These units are

reportedly in good overall condition.


Unit Type Serves Year hp SP

(inch) cfm

Heating coil MBH

Cooling Tons

AH-5A CV Mech Energy 1974 5 NA 9,000 827 NA

AH-7A, B CV Abandoned 1974 10 NA NA NA NA

AH-13 CV Offices /Low Usage 1974 5 NA NA NA NA

AH-17 CV Air Education 1974 2 NA 2,545 86 NA

AH-20 CV Photo Studio 1974 2 NA 3,120 82 NA

AH-21 CV Computer Room 1974 3 NA 4,300 99 NA

AC-22 CV Photo Shop 1974 2 NA 2,750 28 NA

AC-23 CV Flr 1-3 Core, Lobby 1974 60 NA 38,840 NA NA

AC-24 CV TV Studio 1974 10 NA 8,895 NA NA

York VAV It Dept ~2010 7.5 NA NA - -

RAF-1 CV AC-20 1974 0.75 NA 3,085 - -

RAF-2 CV AC-21 1974 0.75 NA 4,150 - -

RAF-3 CV AC-22 1974 0.75 NA 2,750 - -

RAF-4 CV AC-23 1974 20 NA 37,000 - -

RAF-5 CV AC-24 1974 5 NA 7,340 - -

NA = Not available

Pumps


P-1A/1B Centrifugal AHUs / Fin-Tube Radiation

50 85 1,600

P-2A/2B Centrifugal Reheat 3 48 115

P-6A/6B Centrifugal Condenser Water 15 45 945





P-7A/B Centrifugal Chilled Water 20 85 600

Controls: The building controls are a mix of full DDC, pneumatic and local control. Whenever an area

in the building area was renovated, DDC controls have been installed. The ALC controls provided full

feedback and control capability to the Building Management System (BMS) located in the facilities

building. The pneumatic controls portion of the building is on the NORESCO BMS providing very

limited feedback and control capability. The NORESCO system is intended to provide overlay control

on the penthouse air handlers (all control points except for the steam valve) as well as heating hot

water systems. However, communication to the system has been lost and the units are currently

operated manually (on/off and setting valve positions – no economizer or adjustment of outside air).

Prior to loss of communication, the NORESCO system provided equipment scheduling and heating

hot water reset to conserve energy. The smaller air handlers located on individual floors in are

completely stand-alone. Occupant’s turn the units on/off manually via the electrical disconnect switch.

The pneumatic control valves functionality is questionable on most of the equipment.


Deficiency Rating



Valve / Actuator

Comment

Chiller Yes 4 N/A N/A N/A No longer reliable. End of life

Cooling Tower Yes 4 N/A N/A N/A Heavily corroded. End of life

York AHU Yes 1 1 1 1 Brand New

AH-5A Yes 2 2 2 2 Part of renovation

AH-7A Yes 2 2 2 2 Abandoned in-place

AH-7B Yes 2 2 2 2 Abandoned in-place

AH-13 Yes 2 2 2 2 Limited use

AH-17 Yes 4 3 4 4 Unit off at the disconnect. Rough shape

AH-20 Yes 4 3 4 4 Internally rusted

AH-21 Yes 3 3 4 4 Controls disconnected, HW coil dirty, OAD rusted.

AH-22 Yes 3 3 4 4 Access is very limited

AH-23 Yes 3 2 3 4

OA damper rusted. Intake plenum positively pressurized. SA flex duct broken

AH-24 Yes 3 2 3 3 OA damper rusted. SA flex duct broken

RAF-2 Yes 3 N/A N/A N/A Rough shape


RAF-4 Yes 3 N/A N/A N/A Flex duct broken. Fan casing is moves

RAF-5 Yes 2 2 2 2


Multiple No 4 N/A N/A N/A Abandoned





Deficiency Rating



Valve / Actuator

Comment

Rooftop Exhaust Fans

HX-1 (Reheat) Yes 2 N/A N/A 3 Original

HX-2 (Perimeter) Yes 2 N/A N/A 3 Original

DHW HX Yes 3 N/A N/A 3 Original

P-1A, 1B Yes 3 N/A N/A N/A No Comment

P-7A, 7B Yes 3 N/A N/A N/A No Comment

P-2A, 2B Yes 4 N/A N/A N/A Rough shape and leaking

Air Comp. Yes 3 N/A N/A N/A High run time








1. Cooling tower is corroded.

2. Chiller has trouble maintaining CHWS temperatures

3. No insulation around pump bodies.

4. Steam pipe insulation damaged/missing in basement mechanical room.

5. Hot water reheat pumps, 2A/2B, are in rough shape and leaking.

6. OAD on many of the units appeared to be failed and/or rusted in the closed position limiting

the amount of fresh air provided to the spaces.

7. Air compressor runs frequently indicating pneumatic air leaks within the system.

8. Air filters causing too high of a pressure drop in some air handlers.

9. RAF-4 casing visible moving.

10. Multiple exhaust fans abandoned in place.

11. Steam humidifiers no longer in use.

12. AH-17 is in rough shape.

13. AH-20 internals are rusted.

14. AH-23 and AH-24 supply air flex duct is broken.

15. Pre-heat coils are dirty.

16. Condensate receiver is leaking.





Recommendations:

1. Clean preheat and reheat coils for better air distribution and heat transfer.

2. Replace the cooling tower

3. Replace the absorption chiller.

4. Insulation contractor should add insulation to pumps, heat exchanger, steam piping and valve

bodies where missing or damaged insulation.

5. Replace pumps, 2A and 2B.

6. Replace AH-17 and AH-20.

7. Reinforce RAF-7 casing or replace unit.

8. Replace flex duct on AH-23 and AH-24.

9. Replace outside air dampers were found to be rusted.

10. Remove existing air filters and install low-pressure drop air filters.

11. Demo abandoned exhaust fans and patch roof.

12. Repair condensate receiver or replace as necessary.

13. Replace or repair failed pneumatic control valves as necessary. The University prefers to move

away from pneumatic devices, therefore consider electric actuation.





3.7 Dupont Facilities Building

The Dupont Facilities Building houses the central steam boiler plant and facilities support areas. The

building totals 17,500 square feet. The steam plant is located on the ground, or street level and also

includes a garage bay, lock shop and storage area, and boiler and custodial staff break room. The

upper level of the facility is office space used by facilities and capital planning staff.

Construction: The 1977 building is constructed of brick and CMU with flat roof. Most exterior

partitions are painted CMU. Doors and windows are metal frames with single pane glass. Doors are in

reasonably good condition.

Steam Plant Summary: Boiler No. 1 is a 500 BHP natural gas fired steam boiler that was replaced in

approximately 1997. Boiler Nos. 2 and 3 are 1,100 BHP steam boilers each that currently fire #6 fuel

oil. There are three boiler feedwater pumps, BFWP-1,-2-3. All feedwater pumps are constant volume.

BFWP-1 is 25 hp and recently replaced. It is reported by the University that boiler No.1 can handle the

campus steam load with the exception of design heating days when boiler No. 2 or 3 is enabled.

Boilers 2 and 3 are kept on hot stand-by during the heating season.

HVAC Summary: steam-fired perimeter radiation units heat the building. Reduced pressure steam is

from the central plant below. There are two interior split DX units and at least four window A/C units

for the upper level offices.

General exhaust and bathroom exhaust fans are located on the roof. These fans operate 24 hours a day.

Split System Condenser

Tag Make Model Capacity (Tons)

AC-1 Sanyo CM1972A 1.5

Exhaust Fans

Tag Make Model HP Nom. RPM

EF-1 Centri Master P12F 1/3 1130

EF-2 Centri Master P24H 3/4 688


EF-4 Centri Master P12F 1/3 1130


Controls: There are local thermostats for heating, however many spaces do not require the use of heat

due to proximity to the boiler room. Thermostats in each zone control cooling. Window mounted air

conditions are controlled at each unit.









Valve / Actuator

AC-1 Yes 1 1 N/A N/A

B-1 Yes 2 N/A N/A N/A



BFWP-1

Yes 4 N/A N/A N/A End of Life

BFWP-2

Yes 4 N/A N/A N/A End of Life

EF-1 Yes 1 N/A N/A N/A


EF-3 Yes 1 N/A N/A N/A EF-4 Yes 1 N/A N/A N/A









1. Feed water pumps, FWP-2 and FWP-3, are approaching end of life

Recommendations:

1. Replace FWP-2 and FWP-3

3.8 Edgerly Hall

This four-story building including basement is primarily used as an academic building, also including

office space on the third floor with the campus’s secondary servers. The basement includes storage

(former university trade shops) and the mechanical room. The first and second floor is used for

computer science classrooms. The third floor was renovated approximately three years ago and is used

for faculty offices. This building is typically occupied Monday through Thursday, 7 a.m. to about 10

p.m., Friday 7 a.m. to 5 p.m. and Saturday 8 a.m. to 1 p.m. The building sees limited use in the

summer break period; in part this is due to limited air conditioning.





Construction: Originally built in 1900, this is a 4-story brick structure with shingle roof. Windows are

a mix of single-pane/wood frame and newer double-pane/ vinyl frame. The exterior appears to be in

good condition with the exception of the windows on the ground and 2nd

floor. Exterior doors are

newer and in good condition.

HVAC Summary: This facility has a mix of old and newer mechanical systems as follows:

A newer York DX split air handler located in the attic serves the 3rd floor offices. The unit is variable

volume serving terminal VAV boxes with hydronic reheat. The unit has a 10 hp motor on VFD that

was observed to be modulating fan speed. RTU-1 has a hot water preheat coil and has DX cooling.

The two stage York condensing unit is pad mounted adjacent to the building.

Steam-fired convectors and 1958 vintage Herman Nelson Univents serve the first and second floor

classrooms. The Univents have outside air dampers that are pneumatically controlled. Staff are unsure

about the functionality of the outside dampers, which were observed to be in rough condition.

Steam at 60-65 psi is supplied to the main basement mechanical room and reduced to 3-7 psi for

general distribution within the building. Heating hot water for the 3rd

floor is generated by a newer

steam to hot water heat exchanger (733 MBH). The heat exchanger is served by a 1½ hp circulator

pump on a VFD (70 gpm at 35 feet). There is also a glycol-based hot water sidewalk snowmelt system

that uses a separate new steam to hot water heat exchanger. The snowmelt serves the bridge to Holmes

Dining Hall.

The first and second floors include some air conditioning by Mitsubishi ductless mini splits. The

second floor also has two York DX fan coil units, which are controlled by stand-alone thermostats.

One unit has a steam reheat coil. This building has about seven splits. There are also several window

DX units.

There is a ¼ hp exhaust fan, which serves the bathrooms on the third floor.

Domestic hot water is produced by a 40 gallon, 4.5 kW electric residential style domestic hot water

heater.


Unit Type Serves Year hp SP

(inch) cfm Preheat

coil MBH Cooling

tons

RTU-1 VAV 3rd floor 2010 10 3.4 6,000 142 15

EF-1 CAV Bathroom 2010 1/4 NA NA - -

NA = Not available





Controls: All controls are stand-alone on the first and second floors. The HVAC equipment associated

with the third floor renovation is DDC and controlled by the ALC system. Steam to the building is

setup to be regulated by an isolation valve tied to the NORESCO control system to perform nightly

shutdowns. However this system is not believed to be working at this time. University staff control

steam to the building manually.


Deficiency Rating



Valve / Actuator

Comment

RTU-1 Yes 1 1 1 1 New in 2010

EF-1 Yes 1 1 1 1 New in 2010

Univents Yes 3 3 3 3 Original

CV-1 Yes 1 N/A N/A 2 New in 2010

P-1 Yes 1 N/A N/A N/A New in 2010








1. Replace Univent controls and dampers as necessary.

2. Steam converter missing insulation.

3. Single pane windows are in rough shape.

Recommendations:

1. Rebuild / replace Univents as necessary

2. Insulate converter

3. Replace windows





3.9 Elliott Press Box

This is enclosed spectator seating for the Elliott Field, also including announcement and press booth.

The 500 square foot facility is used during the fall and spring sporting season, but is shutdown for the

winter. There are several electric unit heaters.

3.10 Exercise and Sports Science

This facility is a former three-story residence building located at 155 North Street. The 8,300 square

foot property was recently purchased and renovated by the University. The building is currently

occupied by the Exercise and Sports Science department and includes a computer lab/student lounge

and an exercise lab on the 3rd

floor. The building’s operating hours are weekdays 7 a.m. to 8 p.m.

Occupancy at this building is typically light and there is limited use during the summer break.

Construction: The building is wood framed with flat roof section. Sprayed foam insulation was

observed under the roof deck. There is probably insulation in the stud cavities. Windows were

replaced during the renovation with double pane models. Exterior doors are new as well. The building

was originally constructed in 1900 and renovated in 2010.

HVAC Summary: The building is heated and cooled with geothermal heat pumps. Ground water is

pumped from a well through a heat exchanger and into a building loop that is used by all heat pump

units. Heating and cooling distribution is forced air. There are two condenser 2 hp circulation pumps

(27 gpm/55 feet) and one well pump (size unknown). Ventilation is provided via energy recovery

ventilators: one located in the basement (300 cfm) and another in the attic (450 cfm). These units pre-

heat or pre-cool fresh air using building exhaust air.

Domestic hot water is generated by electric tank unit (80 gallon, 6 kW)

Water Source Heat Pumps

Tag Make Model Serial Nom. Cap.

(Tons)

WSHP-1 Trane GEVE0243 W10H15735 3


WSHP-3 Trane GEVE0121 W10H15737 1.5 WSHP-4 Trane GEVE0243 W10H15738 3


WSHP-6 Trane Not Available Not Available 3

WSHP-7 Trane Not Available Not Available 3

WSHP-8 Trane Not Available Not Available 1.5





Energy Recovery Units

Tag Make Model Airflow Range Supply

Motor HP Exhaust Motor HP

ERU-1, -2 Trane MINIV-450-QD 150-500 0.25 0.25

Controls: The building is connected to and controlled by the campus-wide ALC system.





Valve / Actuator

WSHP-1 Yes 1 1 N/A N/A


WSHP-3 Yes 1 1 N/A N/A WSHP-4 Yes 1 1 N/A N/A




WSHP-8 Yes 1 1 N/A N/A ERUs Yes 1 1 1 N/A








1. None

Recommendations:

1. None

3.11HammondHall

Hammond is one of the largest campus buildings at 165,100 square feet and serves as the central

library. The five level facility includes stacks on multiple floors, campus bookstore, lower level

cafeteria, work areas, classrooms, offices, etc. The building is nearing the end of a multiple-year

phased renovation. A number of areas on the 1st, 2

nd and 5

th floor, auditorium and large function space

were all under reconstruction at the time of this study. Most of the mechanical equipment has already

been replaced.

During the school year, the building is open Monday-Thursday 8 a.m.-12 a.m., Saturday 9 a.m. – 5

p.m. and Sunday 12 p.m. - 11:30 p.m.





Construction: Exterior construction is brick with insulation in the interior walls. The building is in

various levels of update, with a large addition on the corner of Pearl and North Streets. The roof (new)

is white EDPM with rigid insulation below. Most windows are double pane. There is excessive solar

gain on the northeastern exposure. There were no issues noted with weatherization in the sections that

have been renovated. The building was originally constructed in 1975.

HVAC Summary: This building has mostly all-new air handlers and cooling systems. There is a

mechanical room on the 5th floor that includes new central chiller plant and five new central VAV air

handlers. Each air handler has steam pre-heat coil and chilled water coil. Supply and return fans

operate with VFDs. There is smaller constant speed make-up H&V unit in the lower level that serves

the kitchen. The only older air handler in the building serves the auditorium and is located in the

ceiling. It is not clear if this unit will be replaced as part of the area renovation.

Heating hot water is generated in the basement mechanical room from central steam supply via two

exchangers. There are two distribution systems: perimeter radiation and reheat. The radiation loop is

circulated by a pair of 10 hp constant speed centrifugal pumps (208 gpm at 78 feet). The reheat loop is

circulated by a pair of 7.5 hp constant speed pumps (224 gpm at 63 feet). Both pump sets are setup

with a redundant pump (only one pump is supposed to operate at a time).

Exhaust for the building is provided by eleven roof exhausters. The fans are all new and serve a

variety of functions from general and toilet exhaust to specific kitchen equipment exhaust. Fans are all

in excellent condition.

Chiller Plant: Chilled water is generated by a new 600 ton Carrier centrifugal unit located in the upper

level mechanical room. The chiller uses R134A refrigerant. Load control is by inlet guide vane. This is

a primary/secondary system. Chilled water is distributed by two 30 hp centrifugal pumps (no tags)

with VFD load control. Condenser water is circulated by one of two 50 hp Taco constant speed

centrifugal pumps (1,800 gpm at 80 feet).

AirHandlingUnits

Tag Serves Make Model Supply Fan hp

Return Fan hp

AC-1 General Supply Racan Carrier A4D-112/120-DI 15 (4) 30

AC-2 General Supply Racan Carrier A4D-112/142-DI 15 (4) 30

AC-3 General Supply Racan Carrier A4D-110/108DI 10 (4) 15



AC-7 Kitchen Carrier 39MN12D02 NA -

Lecture Unit Lecture Hall N/A N/A N/A N/A

NA = Not available





Chiller

Tag Make Model Serial Capacity

(tons)

CH-1 Carrier 10XRV55574Q6LCH64 3011Q21043 600

CoolingTower

Tag Make Model Serial Fan Motor

hp

CT-1 BAC 3604C U111302501-01 ~25

ExhaustFans

Tag Make Model Serves HP

RF-1 Greenheck GB-141-7 General 3/4

RF-2 Greenheck GB-180-10 Toilets 1

RF-3 Greenheck GB-101HP-3 General 1/3 RF-4 Greenheck GB-180-10 Toilets 1

RF-5 Greenheck GB-101HP-3 General 1/3

RF-6 Greenheck 15-BISW-41-6-10-1 Toilets 1

RF-7 Greenheck 9-BISW-41-6-10-1 Subway Proofer 1

RF-8 Greenheck 9-BISW-41-6-10-1 Pizza Oven 1 RF-9 Greenheck 15-BISW-41-6-10-1 Griddle/Fryer Hood 1

RF-10 Greenheck SWB-206-5-CW-TH-G Dishwasher Hood 1/2

RF-11 Greenheck SWB-212-4-CCW-TH-F Elevator Control 1/4

Controls: All new HVAC units in the building are controlled by DDC controls. The ALC system

provides equipment scheduling, static pressure control, economizer initiation, CO2 control, etc.

Convectors and other systems that have not been replaced in the renovation use pneumatic controls.

ConditionAssessmentSummaryTable




Valve / Actuator

AC-1 Yes 1 1 1 1

AC-2 Yes 1 1 1 1 AC-3 Yes 1 1 1 1

AC-4 Yes 1 1 1 1

AC-5 Yes 1 1 1 1

AC-7 Yes 1 1 1 1

Lecture Unit

Yes 2 2 2 2

AHU Yes 3 3 3 3 Auditorium unit original

RF-1 Yes 1 N/A N/A N/A



RF-4 Yes 1 N/A N/A N/A RF-5 Yes 1 N/A N/A N/A





RF-10 Yes 1 N/A N/A N/A RF-11 Yes 1 N/A N/A N/A

CH-1 Yes 1 N/A N/A N/A

CT-1 Yes 1 1 N/A N/A












1. AHU fan drives don’t seem to be tracking properly.

Recommendations:

1. Recommission fan drives and controls.

2. Address older pneumatic controls with DDC conversion as appropriate.

3.12HolmesDiningHall

This is the main campus common dining hall. The 34,400 square foot building is two-level with the

main level comprising the dining hall, serving area and kitchen and the lower level for basement, food

and general storage, etc. There is a bridge way where North Street passes underneath a portion of the

building. This building is primarily used as a student-dining hall but is also open to the public. The

first floor has a large dining hall area that can double as a presentation area. There is also multiple

food and beverage buffet lines. Behind the serving lines is the kitchen food prep area that has multiple

cooking ranges and four walk-in coolers and freezers for food storage. The basement is used for

additional food and furniture storage. There is a third walk-in freezer in the basement as well. This

building is typically occupied daily throughout the year, 7:00 a.m. to 9:00 p.m.

Construction: Originally built in 1970. Renovated in 2006, this is a 2-story brick and concrete

structure with membrane roof. Windows are mix of single and double-pane/aluminum frame. The

exterior appears to be in good condition. Doors are a mix of older and new units. Back of house doors

appear to be in rough condition; most doors require attention to weather stripping and/or alignment.

HVAC Summary: The dining hall rooftop units where replaced as part of the 2006 renovation. Air

handling equipment is variable air volume and supply air via ductwork distribution. RTU-1 and RTU-

2 are both gas-fired AAON DX units located on the rooftop. RTU-1 has two 3 hp supply fan motors

and serves the serving line and food area. It has a cooling capacity of 50 tons and a gas fired heating

output capacity of 632 MBH. RTU-2 has two 15 hp supply fan motors and a 5 hp exhaust fan motor

and serves the dining hall. It has a cooling capacity of 70 tons and a gas fired heating output capacity

of 775 MBH. Both units are controlled by VFDs and have enthalpy economizer capability.





There are 2 newer exhaust fans, each 2 hp, located on the rooftop, which serve the kitchen hood and

dishwasher. Kitchen and serving area make-up air is tempered by two ceiling mounted terminal steam

coils, which are controlled via a stand-alone wall mounted thermostat. Two of the six 1.5 hp fans are

functional while the remainder have been abandoned in place. This equipment is very old and in rough

condition. Due to lack of active mechanical make-up capacity, there is an air balance concern in the

serving area and kitchen, reported to be particularly noticeable in the winter.

Steam is received from the central heating plant at typically 60-65 psi where the steam pressure is

reduced to 3-7 psi which is then converted to hot water located in the basement. Hot water is used for

perimeter fin-tube radiation and reheat (limited). A 1.5 hp pump circulates hot water.

AirHandlingUnits

Unit Type Serves Year hp cfmBurner

MBH

Cooling

tons

RTU-1 VAV Serving 2007 2 x 3 NA 632 50

RTU-2 VAV Dining 2007 2 x 15 NA 775 70

EF-1 CAV Serving Line 2007 2 NA - -

EF-2 CAV Serving Line 2007 2 NA - -

EF-3 CAV Bathrooms 2007 1/4 1,750 - -

EF-4 CAV Dishwasher Original 1/4 NA - -

EF-5 CAV Dishwasher Original 1/4 NA - -

SF-1 CAV Cooking Ranges

Original 2 NA - -


Original 2 NA - -


Original 2 NA - -


Original 2 NA - -


Original 2 NA - -


Original 2 NA - -

NA = Not available

Domestic hot water is produced at 140oF by a 400-gallon horizontal steam to hot water heat exchanger

from 1958. The steam control valve appears to have been recently replaced.

The domestic hot water heat exchanger and storage tank for Herlihy Hall is also located in the

basement. The storage tank (1,190 gallon) is steam fired. The inlet flange is showing signs of heavy





corrosion. This tank is also original from 1958. There is an older steam booster heater in this area that

has been abandoned in-place.

Controls: This building has a mix of controls. The Aaon units are managed by a stand-alone “System

Manager” DDC system that provides temperature control, static pressure fan management, economizer

activation and scheduling capability. This system is not interfaced with either of the central control

systems. The NORESCO control system manages the heating hot water system, including temperature

reset and unoccupied shutdown. Other controls in the building are strictly stand- alone, including some

remaining pneumatic thermostats.


Deficiency Rating



Valve / Actuator

Comment

RTU-1 Yes 1 1 1 1 New in 2007

RTU-2 Yes 1 1 1 1 New in 2007

EF-1 Yes 1 1 1 1 New in 2007

EF-2 Yes 1 1 1 1 New in 2007

EF-3 Yes 1 1 1 1 New in 2007

EF-4 No 4 N/A N/A N/A Abandoned

EF-5 No 4 N/A N/A N/A Abandoned

SF-1 No 4 N/A N/A N/A Abandoned




SF-5 Yes 4 N/A N/A N/A End of Life

SF-6 Yes 4 N/A N/A N/A End of Life

CV-1 Yes 3 N/A N/A 3 Missing Insulation

P-1 Yes 3 N/A N/A 1 Original








1. Abandoned exhaust fans.

2. Four abandoned kitchen make-up air fans.

3. Lack of equipment controllability.

4. Steam converter missing insulation.





5. Motor control center in tough shape.

6. Steam pressure reducing piping in mechanical room has missing pipe insulation.

Recommendations:

1. Replace exhaust fans, where required

2. Replace make-up air supply fans to provide air balance to kitchen area

3. Confirm calibration and control of steam reheat thermostat

4. Replace/rebuild equipment motor control centers as necessary

5. Add HVAC equipment onto ALC BMS

3.13MazzafaroCenter

The 6,000 square foot center is housed in what used to be the Chapel building. It was renovated in

2009 to accommodate Alumni Development, Grant Center and the President’s Hall. The building

contains a mixture of offices, common space and the President’s Hall, a meeting and function space.

Standard operating hours are 7 a.m. to 5 p.m. although systems are kept on-line considerably longer to

accommodate unplanned evening meetings.

Construction: The building is wood construction with pitched roof. The roof was replaced during the

renovation. There is no access or documentation on attic insulation. There is believed to be insulation

in the stud cavities. Windows are double pane vinyl and are in good condition. Entrance doors were in

good condition; however some door seals were in need of repair. The building was originally

constructed in 1971 and renovated in 2009.

HVAC Summary: The building is conditioned by a 10 hp Aaon packaged VAV unit located on grade

besides the building. The DX unit has a fan motor VFD. Building heat is provided by hydronic reheat

and baseboard that is supplied by a gas-fired atmospheric boiler located in the basement. Thermostats

are located throughout the building for cooling control. Occupants note that the temperature in the

basement is widely variable, with the employees in the grants section being cold in both the heating

and cooling season.

Domestic hot water is served by a gas fired 40 gallon 37 MBH boiler.

Boiler

Unit Manuf. Make MBTU In MBTU Out Fuel

B-1 Peerless MI-09-SPRK-WPC 260,000 211,000 Gas

PackagedAirConditioningUnit

Unit Manuf. Make Capacity (Tons)

AC-1 Aaon RN-020-8-0-BB02-000 20





Controls: All controls are DDC; however there is no feedback to the ALC front-end system.





Valve / Actuator



AC-1 Yes 1 1 1 N/A








1. No deficiencies noted.

Recommendations:

1. No recommendations.

3.14McKayComplex

The McKay Complex is one of the University’s largest academic buildings at 194,700 square feet. The

facility is located north of the main campus and is unusual in that about half of building is dedicated

for use as an elementary school (McKay Arts Academy). Other occupants include Business

Administration, Geo/Physical Sciences, and the Teacher Education Center. It is divided into three

distinct building sections: A, B and C: Building A is leased to the City of Fitchburg as the elementary

school (pre-K to 8th grade) with approximately thirty-two classrooms and a kitchen; Building B

includes office space, library, gymnasium and large auditorium; and Building C is used for University

classrooms and labs.

Operating hours vary considerably in the various building sections. The elementary school is generally

in session weekdays from roughly 9 a.m. to 3:30 p.m., but with considerable activity earlier and

through the afternoon. The gym is typically in use daily until about 6 p.m. The auditorium has variable

use Monday through Saturday between 8 a.m. and 10 p.m. University classes are generally scheduled

between 8 a.m. - 8 p.m. There is limited use of this facility in the summer.





Construction: The 1971 building is constructed of CMU and brick with concrete floor and roof decks.

The EDPM roofing is only 2-3 years old, however is showing signs of degradation. There is rigid

insulation in the built up roof system. Walls are not believed to include much, if any, insulation. The

windows are old and thermally inefficient – mostly single pane with metal frames. There is a mix of

newer and old exterior doors. Some of the doors are beyond repair. Most require attention to weather

seals.

HVAC Summary: The building has a mix of HVAC systems. The primary system is older steam-fired

unit ventilators located in perimeter classrooms (approximately 60 units). According to maintenance

staff, only approximately 50% of these unit ventilators operate properly. Many have had new ¼ hp

motors installed. There are typically two ventilators in each room; one provides heated outdoor air and

the other heats return air from the classroom. The unit ventilators are supplied steam from the boilers.

All unit ventilators are controlled by a pneumatic system using localized temperature sensing. All

rooms with unit ventilators are equipped with a thermostat.

There are rooms throughout the building that have been remodeled and most of them are equipped

with a ceiling mounted evaporator for cooling. There are a total of 15 condensing units located around

the building, some of which serve multiple rooms. The renovated rooms are heated with the same unit

ventilators as the rest of the building.

Common areas and the gymnasium are heated and cooled with air handling units located throughout

the building. Steam is supplied to the units from the boiler room and chilled water is supplied from the

(2) chillers.

There are a total of 21 exhaust fans on the roof. There was no clear marking as to which unit serves

which area. The fans have been well maintained.

Steam Boiler Plant Summary: There are three newer Smith section steam boilers rated at 4,095 MBH

output. Each has a 1½ hp dual fuel Riello burner. The University uses gas almost exclusively. No. 2

fuel oil is only used once and awhile to keep the oil systems functional. All three boilers have on-

board custom controls and are wired to a main control panel by Preferred Industries. The condensate

receiver is older and in rough condition. Steam traps in the building require service.

Chiller Plant Summary: The building has two chiller plants as follows:

Building B: 40-ton reciprocating water-cooled R-22 Trane chiller (Model CG40D). Chilled water is

distributed by one of two 3 hp centrifugal pumps (100 gpm at 73 feet). Condenser water is circulated

by one of two 3 hp centrifugal pumps (125 gpm at 45 feet) to rooftop Marley cooling towers. At the





time of our visit, both condenser water pumps were in use. The plant is original to the building and

beyond its service life.

Building C: 15-ton reciprocating water-cooled R-22 Trane chiller located in the boiler room. Chilled

water is distributed by one of two 3 hp centrifugal dual temperature pumps (60 gpm at 83 feet). Areas

served include core area classrooms and offices. Condenser water is circulated to rooftop Marley

cooling tower by one of two 3 hp centrifugal pumps (no tag data available). The motors on the

condenser water pumps are older and not efficient. The plant is beyond its service life and requires

replacement.

Building A does not have any air conditioning except for a split serving a daycare room. There are

approximately seven split serving Building B and nine splits serving Building C.

There are two steam-fired domestic hot water storage tanks with individual circulation pumps. One

tank was showing a stored water temperature of 100º and the other of 130º.

A 140 kW emergency generator is also located in the mechanical room. The maintenance logs showed

maintenance tasks and testing are conducted regularly.

AirHandlingUnitInformation

Tag Serves Make Model CFM Range

AHU-1 Gymnasium Trane Torrivent T-14 4,000-12,000 AHU-2 Gymnasium Trane Torrivent T-14 4,000-12,000

AHU-3 Bldg A Lower Flrs Trane Torrivent T-14 4,000-12,000

AHU-4 Lower Flr Trane Climate Changer 6,500-15,000

CondensingUnitInformation

Tag Make Model Fan HP

CU-1 Sanyo C4272R

N/A

CU-2 Sanyo C4272R

CU-3 Samsung UH105CAV

CU-4 Mitsubishi PU42EK2

CU-5 Mitsubishi PU12EK CU-6 Fujitsu MXZ-2A20NA01

CU-7 MUM30NN

CU-8 Sanyo CMH3172

CU-9 Mitsubishi PU42EK2

CU-10 Mitsubishi PU18EK CU-11 Sanyo CMH3172

CU-12 Sanyo C2422

CU-13 Fujitsu AOU42RLX



CU-16 Sanyo C4822N

ExhaustFanInformation

Tag Make Model HP

EF-1 Centri Master P12D1 1/6





EF-2 Centri Master P12D1 1/6 EF-3 Centri Master P18F 1/3

EF-4 Centri Master P27F 1/3

EF-5 Centri Master P16E 1/4


EF-7 Centri Master P16D 1/6 EF-8 Centri Master P20D 1/6

EF-9 Centri Master P14D 1/6

EF-10 Centri Master P24H 3/4



EF-13 Centri Master P14D 1/6 EF-14 Centri Master P24H 3/4

EF-15 Centri Master P22G 1/2



EF-18 Centri Master P20G 1/2

EF-19 Centri Master P10D 1/6 EF-20 Centri Master P27H 3/4

EF-21 Centri Master P27F 1/3

Controls: All heating and older air handler systems are controlled by pneumatic control systems. The

system has day/night feature that includes a night setback (intended setpoint is 55oF) and shutdown of

exhaust fans. Activation of day/night mode is setup to be controlled by the NORESCO system;

however there is no longer communication back to the front end. According to maintenance, many of

the pneumatic systems do not fully control as required. Split A/C units are on local electric

thermostats.





Valve / Actuator

Chiller (2) Yes 4 NA NA NA Beyond service life

CHWP (2) Yes 2 NA NA NA

CWP (4) Yes 2 NA NA NA

DTP (2) Yes 2 NA NA NA

CT (2) Yes 2 NA NA NA

AHU-1 Yes 3 2 2 2 AHU-2 Yes 3 2 2 2

AHU-3 Yes 3 2 3 2 Damper should be inspected

AHU-4 Yes 3 2 2 2 B-1 Yes 1 1 1 1 Newly installed boiler and burner

B-2 Yes 1 1 1 1 Newly installed boiler and burner

B-3 Yes 1 1 1 1 Newly installed boiler and burner

Univents Yes 3 2 3 3

CU-1 Yes 1 1 N/A N/A Plants debris in coils CU-2 Yes 1 1 N/A N/A Plants debris in coils

CU-3 Yes 1 1 N/A N/A Plants debris in coils




CU-7 Yes 1 1 N/A N/A Plants debris in coils CU-8 Yes 1 1 N/A N/A Plants debris in coils




CU-12 Yes 1 1 N/A N/A






Unit Operable Deficiency Rating Comment




























1. Chiller plants beyond service lives.

2. Air handling units are reaching the end of useful life.

3. Condensate receiver in rough condition.

4. Pneumatic controls are not fully functional.

5. 50% of univent dampers/actuators have issues.

6. Attention to exterior doors.

Recommendations:

1. Replace chiller plants.

2. Consider air handling unit upgrades.

3. Replace condensate receiver.

4. Rebuild univents as necessary.

5. Commission controls – review and repair of each control unit on all unit ventilators

recommended.

6. Repair/replace damaged exterior doors. Update weather seals on all doors where applicable.





3.15MillerHall

Miller Hall is a four level fully renovated 22,100 square foot building that houses faculty offices,

several meeting spaces and a large oval-shaped conference room. The building is typically occupied

weekdays from 6 a.m. to 6 p.m. There are occasionally evening events that take place in the

conference room, but rarely any activity on weekends.

Construction: Constructed in 1903, this is one of the original buildings on campus. Before being

converted into office space, it was used as a dorm. The building has a brick façade with built-out

interior walls. It is unclear if there is wall insulation. There is insulation in the attic, however it

inconsistently covers the attic floor and there doesn’t appear to be any effective vapor barrier. The

windows were replaced in the recent renovation and are double pane vinyl sash type. Exterior doors

are newer and in good condition.

HVAC Summary: The building has been converted to hot water heating. Low-pressure steam enters

the building in the basement and is used to generate heating hot water via a plate and frame exchanger.

Glycol treated heating hot water is circulated by one of two in-line 3 hp Grundfos pumps (82 gpm/60

feet). There are no direct steam users in the building.

Two Trane packaged air handlers located in the attic provide space conditioning. These are newer

VAV units with chilled water and hot water coils. Each unit has fan VFDs. There are also several new

unit ventilators in offices and a mini-split that serves the oval-shaped conference room.

Chilled water is provided by a packaged air-cooled liquid chiller located at ground level on the

southern exterior of the building. Chilled water enters in the basement and is pumped around the

building by one of two 5 hp variable speed Grundfos pumps located in the mechanical room.

Domestic hot water is provided by an electric tank located in the mechanical room (80 gallon, 12 kW).

AirHandlingUnits

Tag Make Model Motor

HP

AHU-1 Trane CSAA008UAC00 5

AHU-2 Trane CSAA008UAC00 5

Chiller

Tag Make Model Capacity

(tons) Voltage

# Compressors

# Fans

CH-1 Trane CGAM 052F 2F02 52 460 4 4





CondensingUnit

Tag Make Model Capacity

(tons)

CU-1 Mitsubishi PUY-A18NHA 1.5

Controls: This building is part of the campus-wide ALC system.





Valve / Actuator

AHU-1 Yes 1 1 1 N/A SF drive out on error

AHU-2 Yes 1 1 1 N/A

UVs Yes 1 1 1 1










1. Supply fan on AHU-1 was found to be in hand due to a drive error.

Recommendations:

1. Review error and place drive back in Auto.

3.16PercivalHall

This three-story building including basement is primarily used as an academic building. The basement

is used for offices. The first through third floors is used for classrooms (8 total). The first floor also

has an auditorium, which is generally limited to play practices and short assemblies (no productions).

This building is typically occupied Monday through Thursday, 7 a.m. to 10:30 p.m., Friday 7 a.m. to 6

p.m., Saturday 8 a.m. to noon. Use of this facility is limited in the summer, partially due to limited air-

conditioned space. The auditorium is mainly used at night and weekends.

Construction: Originally built in 1909, this is a three- story brick structure with shingle roof. The

exterior appears to be in good condition. There is batt insulation in the attic subfloor, but the material

is loosely fitted, missing in many areas and lacking any form of vapor barrier. The access stairway to





the attic appears to be a source of exfiltration and heat loss. The majority of windows are newer

double-pane/ vinyl frame sash-type in good condition. Exterior doors are newer and in good condition

as well.

HVAC Summary: Steam is received in the basement mechanical room from a 9 psi branch steam line

where the steam pressure is reduced to 4 psi, which is then converted to heating and domestic hot

water or used in terminal heating units. The steam is manually shut off by University each summer so

domestic hot is not available during the summer break.

The auditorium is heated by steam radiators with pneumatic control valves, which are served by stand-

alone wall mount thermostats. A few of the radiators have Danfoss thermostatic control valves. There

are two fresh air fans (SF-1, -2), which serve this space, which are no longer functional. The

auditorium thus does not have any mechanical ventilation and staff frequently open windows during

events to maintain comfort.

Steam-fired convectors heat the first and second floor and Univents, which are controlled by stand-

alone wall mounted thermostats. The offices are primarily heated by steam fin-tube radiation. The

Univents are reportedly in rough shape. Dampers generally close, but not tightly and many don’t open

at all. Most of the Univents make excessive noise and are frequently turned off during classes.

Five of the classrooms are primarily cooled by Mitsubishi mini split air conditioners, which have

stand-alone wall mounted thermostats.

Controls: All controls are stand-alone pneumatic with fair to poor effectiveness. A dual 1 hp air

compressor supplies instrument air. Staff reports that this building can be too hot in the winter. The

NORESCO system manages a steam supply isolation valve to affect a night setback by cutting steam

according to occupancy schedule. The NORESCO system is not functional at this time. University

staff manually isolates steam to the building each summer.


Deficiency Rating



Valve / Actuator

Comment

SF-1 No 4 Not seen Not seen N/A Abandoned

SF-2 Yes 4 Not seen Not seen N/A Abandoned

Univents Yes 3 3 3 3 Rough shape












1. Auditorium ventilation fans do not work.

2. Replace Univent controls and dampers as necessary.

Recommendations:

1. Replace make-up air fans

2. Replace univents as necessary

3.17RecreationCenter

The recreation center includes the University’s main gym and athletic facilities, including indoor

swimming pool, fitness training area, racquetball courts, lockers, offices, front desk, etc. The two-level

facility was built in 2000 and totals 84,200 square feet. There are plans to decommission the

swimming pool within the next three years.

The facility’s general operating hours are Monday through Friday 6:30 a.m. to 11 p.m., Saturday 12

p.m. to 4 p.m. and Sunday 3 p.m. to 11 p.m. The swimming pool is open weekdays from 11 a.m. to 7

p.m. with a break from 1 p.m. to 3:30 p.m. On weekends, the pool is open from 11 a.m. to 1 p.m.

Construction: The building is of CMU block and brick construction with insulation in the interior

cavities. The roof is EDPM with insulation. All windows and doors are double pane glass and are in

good condition. Exterior doors have weather typical weather seal issues. It was noted during the

walkthrough that there was an issue with moisture infiltration at the wall/roof junction in the

natatorium. There have been attempts to fix this with adding material into the gap between the walls

and the roof structure, but the repair does not appear to be holding.

HVAC Summary: Five Trane air handlers condition the building. Units serving the gym and lockers

are heating only. The other units serving the administration area and fitness center have cooling coils

and are equipment with VFDs. The swimming pool area is served by a Dectron unit with air-to-air and

condenser heat recovery.

There are six gas-fired Burnham atmospheric hot water boilers. Heating hot water is distributed to air

handlers, VAV box reheats and perimeter convectors by one of two 7.5 centrifugal constant speed

pumps. The second pump is standby. An air-cooled rooftop packaged chiller provides cooling for the





air handler coils. The heating and cooling pumps are both controlled by the Novar control system and

are constant speed.

Domestic hot water is an A.O Smith Duramax 992 MBH indirect storage tank that is approximately

300 gallons.

Swimming Pool Equipment Summary: Swimming pool water is circulated through a Neptune sand

filter by a 10 hp centrifugal pump. The pump runs continuously. The pump motor is not particularly

efficient and the pump’s discharge valve is heavily throttled to reduce output. Pool water is heated by

heat recovery from the Dectron unit and by backup boiler. The boiler is 650 MBH gas-fired Lochinvar

unit that was installed after the facility was commissioned because the heat recovery system wasn’t

able to meet the pool’s heating requirements. Exhaust fans are located throughout the building and

terminate both on the roof and on the side walls.

AirHandlingUnits

Tag Serves Make Model Supply Fan hp

CHW ton

AHU-1 Gymnasium Trane MCCA035 15 NA

AHU-2 Gymnasium Trane MCCA035 15 NA

AHU-3 Administration Trane MCCA025 15 55 AHU-4 Fitness Center Trane MCCA014 7.5 56

AHU-5 Locker Rooms Trane MCCA006 2 NA

Dectron Swimming Pool Dectron DS-100-43 7.5 NA

AirCooledLiquidChiller

Tag Make Model Capacity (Tons)

CH-1 Trane CGAFC604ACA 60

BoilerPlant

Tag Make Model Input MBH

Output MBH

B-1 thru B-6 Burnham P81ONEI 594 475

Controls: Air handlers, VAVs, exhaust fans, boilers and the chiller plant are controlled through the

stand-alone Novar control system. The system does not control pool equipment or Dectron unit. The

system does not communicate with the ALC front end and staff do not use the system to its fully

capability. The system does schedule units and provide all basic control strategies. Having the system

tied to the ALC system is priority for the University.





Valve / Actuator

AHU-1 Yes 2 2 2 2 AHU-2 Yes 2 2 2 2





AHU-3 Yes 2 2 2 2 VFD not operating AHU-4 Yes 2 2 2 2 VFD not operating

AHU-5 Yes 2 2 2 2

Dectron Yes 2 2 2 2


DHW Boiler Yes 2 N/A N/A N/A B-1, -2, -3, -4,

-5, -6 Yes 2 N/A N/A N/A








1. VFDs in hand or removed on AHU supply and return fans.

2. NOVAR control system not fully utilized.

Recommendations:

1. Restore VFDs to operable condition.

2. Consider replacement of NOVAR system with campus standard ALC.

3.18SandersAdministration

The Sanders Administration building totals 24,800 square feet. The building is primarily used for

offices, including executive offices, Human Resources staff and professor offices in the lower level.

The first floor and basement have offices with the basement having cubicles. This building is typically

occupied Monday – Friday, 8 a.m. to 5:00 p.m., with the lower level having later hours to

accommodate student demand.

Construction: Built in 1963, this is a 2-story brick structure with white EPDM roof. Most of the

windows are newer double pane / aluminum frame except in the back portion of the building, which

has original single pane metal casement windows that are functional, but lack seals and are thermally

very poor. The roof and brick exterior appears to be in fair condition. The exterior doors are newer and

appear to be in good condition, except some attention is required to assure the door seals are tight.

HVAC Summary: The mechanical equipment in this building includes a mix of types including a

rooftop unit, interior make-up units, water-source heat pumps, newer ductless splits and perimeter

steam radiation. The packaged rooftop unit is DX cooling only with interior steam reheat that serves





the executive suite. The first floor and basement each has a ceiling mounted once thru water source

heat pump. Only the unit serving the upper level presidential office is functional. This unit uses city

water to cool the condenser. The water flow is regulated by thermostatic valve. Only one of the two

Trane 3 hp H&V units is operable. Steam is received from the central heating plant at typically 60-65

psi where the steam pressure is reduced to 3-7 psi and fed directly to the fin-tube radiation and reheats.

Domestic hot water is provided by a 40 gallon electric residential style heater.

Controls: ALC controls the RTU, including temperature control and scheduling. The H&V unit is

controlled by the NORESCO system. Otherwise all building controls is local stand-alone, including

some pneumatic.

Other: A 62 kW solar photovoltaic array has been recently installed on the roof.


Deficiency Rating



Valve / Actuator

Comment

RTU-1 Yes 3 2 3 N/A No comment

HV-1 Yes 3 3 3 3 Approaching end of life

HV-2 No 4 4 4 4 Abandoned in place

HP-1 Yes 4 Not seen Not seen N/A Reliability a concern

HP-2 Yes 4 Not seen Not seen N/A Not used








1. None

Recommendations:

1. Replace water source heat pump(s) with alternate





3.19ServiceCenter

The University’s Service Center is located off-campus and contains Building Services, Financial

Services, and Print Service departments. The building includes a substantial warehouse and is the

University’s principal point for shipping and receiving. There are trade’s shops in the warehouse. The

building was formally owned by a paper distribution company and was purchased by the University in

approximately 2003. The facility is generally in use weekdays from 7:30 a.m. to 5 p.m.

Construction: The front portion of the building is concrete block. The presence of insulation was not

determined. The warehouse has a domed roof with interior insulation blanket. There is likely

insulation in other parts of the building’s built-up roof system. There aren’t very many windows at this

facility and those seen seemed to be in good condition. The exterior doors are in reasonably good

condition.

HVAC Summary: The administrative and print shop areas of the building are conditioned by gas-fired

DX rooftop units (see below). The warehouse has gas-fired unit heaters. Domestic hot water is

supplied by electric tank heater (60 gallon, 6 kW).

RTUSummary

Unit Serves Make Model Fan hp Gas MBH DX ton

None Financial Services York NA NA NA NA

None Print Shop Offices York NA NA NA NA

RTU-1 Print Shop York DH240N24B4AAA1C 7.5 300 15

RTU-2 Receiving York DINH030N05646C 0.5 70 2

ERU-1 RTU-1 York 82R2818XM33 2 + 2 None None

ERU-2 Print Shop York 82D11-02XH21 1.5 + 1.5 None None

NA = Not Available

Controls: local thermostats control all units. The front area of the building and maintenance office use

programmable thermostats, but few are setup properly.





Valve / Actuator

None Yes 4 Not seen Not seen N/A Beyond Service Life

None Yes 4 Not seen Not seen N/A Beyond Service Life

RTU-1 Yes 2 Not seen Not seen N/A

RTU-2 Yes 2 Not seen Not seen N/A

ERU-1 Yes 2 Not seen Not seen N/A ERU-2 Yes 2 Not seen Not seen N/A












1. Antiquated rooftop units (2).

2. There is an interior rated door between the print shop and warehouse (limited heating)

3. No pipe insulation in vicinity of DHW heater.

Recommendations:

1. Replace old York rooftop units.

3.20ThompsonHall

This four-level building totals 53,600 square feet is primarily used as an academic building. The

basement is used to have offices, classroom and a radio station, all no longer in use. There is a small

dance studio in the basement. The first and second floors are used for classrooms. The third floor is

used for nursing labs and office, and has recently undergone a complete renovation. This building is

typically occupied Monday through Friday, 8 a.m. to roughly 5:00 p.m. with frequent evening and

weekend use. Summer use is light due to limited air conditioning.

Construction: Originally built in 1895, this is a four-story brick structure with shingle roof. The

exterior appears to be in good condition, but probably does not include wall insulation. There is

fiberglass batt insulation in the attic, but no vapor barrier and the insulation is in poor condition. Most

of the building’s windows are single pane / wood frame in fair to rough condition. The third floor has

newer double-pane/ vinyl frame. Exterior doors are newer and are in good condition.

HVAC Summary: Steam is received from Dupont, reduced to 3-7 psi and used directly in convectors

and Univents as well as to generate heating and domestic hot water. Heating hot water is only in use

on the 3rd

floor, but the hot water distribution pipes that were installed are setup to carry the entire

building load. Domestic hot water is generated in an old approximately 450-gallon tank.

The first and second floor classrooms are heated by steam-fired Trane Univents. One of the units is

newer; otherwise all probably date from the 1950’s or 60’s. Residential style steam radiators that have





been retrofitted with Danfoss radiator control valves serve the corridors and lobby areas. There are

several Mitsubishi ductless mini splits providing air conditioning to classrooms.

There is a newer 3 hp York AHU in the attic that serves part of the 3rd

floor. The DX unit is equipped

with a fan VFD and serves zone hydronic VAV/reheat boxes. There are two American Filter DX

Univents serving 3rd

floor labs. The condensing unit for these units is under the building’s porch and

not receiving enough air circulation for effective cooling. The rest of the 3rd

floor has perimeter hot

water fin-tube radiation controlled by wall-mounted thermostats.

The basement dance studio has two steam-fired Univents. The controls on these units no longer work

and the space is generally uncomfortable (usually too cold).

AirHandlersandFans

Unit Type Serves Year hp SP (inch) cfm Preheat

coil MBH Cooling

tons

AHU-1 CAV 3rd FL ~2010 3 NA NA NA NA

NA = Not Available

Controls: The third floor renovation is full ALC DDC controls. The remainder of the building’s older

equipment uses stand-alone pneumatic thermostats with day/night feature that is believed to function.

The mini splits have local electric thermostats.


Deficiency Rating



Valve / Actuator

Comment

AHU-1 No 1 1 1 1 Newer

Univents Yes 3 3 3 3 Rough shape

CV-1 Yes 1 N/A N/A 1 Newer

P-1 Yes 1 N/A N/A N/A Newer

DHW Yes 4 N/A N/A N/A

Circa 1950s. Rough shape and possibly an asbestos issue












1. Univent functionality is questionable.

2. DHW heat exchanger reportedly has asbestos and oversized for current usage.

3. AHU-1 was operating at full speed (60Hz)

4. Single pane windows are in rough shape.

Recommendations:

1. Replace windows

2. Rebuild Univents as necessary

3. Replace DHW heat exchanger

4. Further investigate root cause of AHU-1 operating at full speed.

3.21WestonAuditorium

The Weston Auditorium is located next to the Conlon Fine Arts building. The 16,700 square foot

facility is primarily used for rehearsals, theatre production and assemblies. The auditorium has seating

capacity for 800 people. There is an entrance foyer area with box office and bathrooms. Behind the

stage are dressing rooms and an additional bathroom. This building is typically used daily during the

school year and for frequent Saturday events.

Construction: Built in 1963, this is a 2-story mason block structure with black EPDM roof. The roof

and exterior appears to be in acceptable condition. The front vestibule appeared to have been

renovated. There are only a few single pane windows. At least one exterior door is beyond repair.

HVAC Summary: This building receives steam from Science Center. Steam is fed directly to AHU

coils. The HVAC equipment is located behind the stage suspended in the air. The H&V units are

accessible by a ladder and catwalks. Air handling equipment is constant volume and supply air via

ductwork distribution. The air handlers each typically have a 1 hp motors. There are four H&V units

(H&V-1, -2, -3,- 4). H&V-1 serves the lobby and bathrooms. H&V-2 and H&V-3 serve the

Auditorium via common ductwork. H&V serves the back of the stage. The units have steam heat only.

There is a small energy recovery ventilation unit with ¾ hp supply and exhaust motors serving the box

office.

Controls: The pneumatic controls are under currently on the NORESCO BMS providing very limited

feedback and control capability. Space thermostats currently do not provide feedback or control from

the BMS. The NORESCO system currently provided scheduling for air handlers, and main steam

valve.





DEFICIENCY SUMMARY TABLE

Deficiency Rating



Valve / Actuator

Comment

H&V-1 Yes 3 3 4 4 Dampers and control valve appeared to be in rough shape




ERV Yes 1 Not seen Not seen N/A Newer








1. Belts were noted to be loose during inspection.

2. Control valve functionality is questionable.

Recommendations:

1. Replace dampers.

2. Replace steam control valves at each unit.

3. Replace drive belts on each unit.

3.22185NorthSt.ApartmentComplex

The 185 North Street Apartment building is a 3-story student residence complex, which includes two

apartments per floor with five bedrooms and 1.5 bathrooms in each apartment. The University

acquired the building in roughly 2009 and there has been some update of kitchen appliances;

otherwise the buildings remain original with rough windows, etc. The apartments are fully occupied

by upper classmen during the school year and partially or completely vacant during the summer break.





Construction: Built in approximately 1998, this is a 3-story wood framed structure with clapboard

vinyl exterior as asphalt roofing. Insulation details are unknown. The windows are original double

pane vinyl sash-type and are in rough condition (sashes stuck, won’t stay up, etc). The exterior doors

are in fair condition.

HVAC Summary: The mechanical equipment for each floor is located in the hallway between the two

apartments. Each apartment has identical heating systems consisting of a gas-fired atmospheric

heating hot water boiler and 30 gallon domestic hot water tank heater. There are two boilers per floor

(one boiler servers each apartment) as well as two domestic hot water heaters per floor (one per

apartment). Of the six heating boilers in the building, five of them are original to the building and near

the end of their useful service lives. One of the boilers was replaced within the last year. All but one of

the domestic hot water heaters are original and in rough condition.

The primary means of heat delivery is baseboard radiation on all floors. Each apartment has a single

non-programmable thermostat, which controls the entire apartment; the thermostat is located in the

living room and it is typical of all apartments.

Appliance Summary: In the kitchen, there is a gas stove, dishwasher, stackable washer/dryer unit as

well as an energy star rated refrigerator, which is typical on all floors. There is an irrigation system in

place, which is currently not in use. At the time of visit, it was noted that the system is currently in

bypass mode.

TypicalHotWaterBoilers(oneeachperapartment)

Unit Type Serves Year MBH

(Input)

B-1 Hot

Water HHW 1998 620 MBH

DHW-1 Hot

Water DHW 1998 30 MBH

Controls: All building controls are stand-alone.


Deficiency Rating



Valve / Actuator

Comment

B-1 Yes 3 N/A N/A N/A Replacement should be considered (Typical of 5)

DHW-1 Yes 3 N/A N/A N/A Replacement should be considered (Typical of 5)












1. Boilers are in rough shape based on visual appearance.

2. Domestic Hot Water heaters near end of life based on visual appearance.

3. Vinyl windows are in poor condition and are subject to cold weather infiltration. In addition,

these windows present a security issue with inoperable locks on the windows.

Recommendations:

1. Replace the remaining five hot water boilers and domestic hot water heaters.

2. Replace all windows in bedrooms as well as in the main living space.

3.23AubuchonHall

This is an eleven-floor (plus basement) student housing facility is adjacent to Herlihy. The 100,800

square foot building was renovated about two years ago, including conversion from steam to hot water

heating systems, new doors and windows, etc. The ground level includes Housing and Residential

Services, including offices, conference room and break room. The 1st level includes building director’s

office and residence, a game room and kitchen area. There is a lobby area on the 2nd

floor. Otherwise

each floor is nearly identical with approximately sixteen student rooms per floor as well as student

lounge areas with kitchenette. Each dorm room typically has three beds.

The building is typically fully occupied during the school year. Actual occupancy varies considerably

during the course of the day and on weekends and school break periods. The Housing and Residence

Services Department is open weekdays from 8 a.m. to 5:00 p.m. and occasionally on weekends.

Construction: Originally built in 1966, this is an 11-story brick structure with flat membrane roof.

Windows and exterior doors where replaced with the renovation and are in good condition. Access

doors to the roof require attention.

HVAC Summary: This building has an entirely new HVAC system that was installed approximately

two years ago. The main mechanical room is on the 2nd

floor and includes steam to hot water

conversion exchangers, make-up air and energy recovery ventilation unit serving the entire facility.





Two Aerco exchangers generate domestic hot water: one unit has electric control, the other is

pneumatic. A dual ½ hp air compressor provides instrument air to the DHW unit. This is the only

pneumatic device in the building.

The elevator machine room has an exhaust fan only (½ hp).

AirHandlersandFans

Unit Type Serves Year hp cfm Preheat coil

MBH Cooling

tons

MUA-1 CAV Hallways 2010 NA NA NA -

MUA-2 VAV Bldg Dir. 2010 NA NA NA -

ERU-2 CAV MUA-2 2010 NA NA NA -

NA - Not available

Pumps


P1-A Centrifugal HHW 7.5 70 275

P1-B Centrifugal HHW 7.5 70 275

Controls: The building has full a DDC system with ALC front end. All rooms and HVAC units are on

the system. There aren’t any setbacks and all systems are run 24/7.


Deficiency Rating



Valve / Actuator

Comment

MUA-1 Yes 1 1 1 1 Newer

MUA-2 Yes 1 1 1 1 Newer

ERU-2 Yes 1 1 1 1 Newer

P1-A, -B Yes 1 N/A N/A N/A Newer

DHW Yes 1 N/A N/A N/A Newer












1. Roof access door seals in poor condition

Recommendations:

1. Attention to roof access doors.

3.24CedarStreetHouse(No.22)

The 22 Cedar Street Apartment is a 3-story building (including attic) totaling 3,800 square feet. The

property includes a single bedroom apartment on the ground floor for the building director and two

apartment units on the second floor for 6-7 students. There is storage in the basement. The attic area is

not occupied. The construction style is similar to a single-family house, which has been converted to

apartments.

Construction: Built in approximately 1909, this is a 3-story structure has wood clapboard exterior

with vinyl and wood frame windows. The foundation is block. The roof has been recently replaced

with a metal roof and is considered in good working condition. There is batt insulation in the roofing

rafters. The area on the east side of the attic is poorly sealed. There is also a stained glass window on

the west side, which could be sealed off. The windows are in fair condition, both wood and vinyl; the

vinyl windows are double pane. There are a few attractive stained glass windows. The exterior doors

appeared to be in good condition. The ground floor fireplace is not in use and blocked off.

HVAC Summary: The building is forced hot water. The gas-fired boiler is located in the basement.

This is an older atmospheric unit with standing pilot. There are three heating zones, one for each

apartment’s convectors. The boiler is beyond its useful service life and should be replaced. None of

the heating hot water piping in the basement is insulated. The 1st floor apartment has two window A/C

units. Otherwise the building does not have air conditioning. Domestic hot water is provided by a

newer 150 MBH condensing hot water heater which was installed in 2010.

HotWaterBoilers

Unit Type Mfgr Serves Year MBH

(Input)

B-1 Hot Water Burham Fin-Tube Radiation 1976 210 MBH

DHW-1 Hot Water Bradford White DHW ~2010 150 MBH

Appliances: Each apartment has an electric range and newer refrigerator.





Controls: a single wall mount non-programmable thermostat controls each apartment.


Deficiency Rating



Valve / Actuator

Comment

B-1 Yes 4 N/A N/A N/A Near end of life

DHW-1 Yes 1 N/A N/A N/A Good working condition








1. Boiler beyond its expected service life.

Recommendations:

1. Replace the boiler

2. Replace missing pipe insulation

3. Install programmable thermostats

3.25CedarStreetHouse(No.30)

The 30 Cedar Street Apartment is a 3-story former elderly residence building with 35 student resident

rooms. The property totals 15,600 square feet. The ground level includes a former dining hall that is

now used as a general-purpose area. There is also a pool game room. The building has been renovated

including remodeled kitchen, bathrooms and restoration of original millwork. There are storage areas

in the basement. The building is fully occupied during the school year.

Construction: Built in approximately 1900, this is a 3-story structure that has a brick exterior with flat

roofline. Roofing was recently replaced with white EPDM and is in good working condition without

leaks. There is some insulation at the roof access that indicates some attention to airseal details,

although further information on unseen parts of the building is not available. Windows are single pane/

wood frame windows throughout the entire building. The windows appear to have been retrofitted

with new chain counterweights and are in good working order. The exterior doors are in good





condition. One of the building’s two fireplaces has been permanently sealed off, the other isn’t used

and the original damper is closed.

HVAC Summary: This is a steam-heated building. There is an old H.B. Smith steam boiler in the

basement that was recently converted from oil to gas service with a newer Carlin burner. The boiler is

rated for 675 MBH and is well past its useful life. Residential style steam radiators throughout the

building have been retrofitted with Danfoss steam control valves. The general-purpose room had

previously been served by a gas fired RTU, but the unit is no longer in use and is abandoned in place.

There are two exhaust fans, which serve the bathrooms.

A 15-plus year old Peerless unit in the basement supplies domestic hot water. The boiler is rated at

505 MBH. The heater formerly ran on No.2 fuel oil but has been converted to natural gas. The system

employs a 119-gallon indirect storage tank.

Appliances: The recently redone kitchen has new electric range and oven, large refrigerator. There is a

washer and electric drier.

HotWaterBoilers

Unit Type Serves Year MBH

(Input)

B-1 Steam House ~1981 675

DHW-1 Hot Water House ~1990 304

Controls: Danfoss thermostatic control valves and local electric thermostats.


Deficiency Rating



Valve / Actuator

Comment

B-1 Yes 4 N/A N/A N/A End of life

DHW Yes 4 N/A N/A N/A Nearing end of life








1. Heating boiler is in rough shape and should be considered for replacement in the near future.





2. Domestic hot water boiler should be replaced.

Recommendations:

1. Replace both the heating and DHW boilers.

2. Replace or rebuild wood windows (if not needed for historical significance)

3.26HerlihyHall

This is a three-level (plus basement) student housing facility adjacent to Holmes Dining. The building

totals 37,800 square feet. In addition to dorm rooms, the 1st floor includes the building director’s office

and two RA suites, laundry and vending machine area. Otherwise each floor is nearly identical with

approximately twenty-two student rooms per floor as well as student lounge areas. Each dorm room

typically has two beds. The basement contains electrical and mechanical room.

The building is rented out to the Outward Bound program during the non-school year. Building

occupancy varies considerably during the course of the day and on weekends and school break

periods.

Construction: Built in 1957 and renovated in 2005; construction is brick/steel with flat EPDM roof.

The exterior appears to be in reasonable condition for the age of the building. Windows are roughly 10

year old double pane / aluminum frame. Public exterior doors are new and in good condition. Some of

the back doors are rough.

HVAC Summary: Steam from the central plant enters the basement of the building at typically 60-65

psi where the steam pressure is reduced to 3-7 psi for perimeter fin-tube radiation in dorm rooms.

There is limited mechanical exhaust and no make-up air provisions. The director’s office has a small

split unit. Otherwise there is no air conditioning in this building. Pipe insulation in the mechanical

room is in rough condition and/or missing on sections.

Domestic hot water is generated at Holmes Dining Hall via approximately 500-gallon tank unit with

steam exchanger.

Controls: This building currently does not provide feedback to the ALC or NORESCO BMS. Steam

to the building can be controlled by two steam control valves that serve the front and back (east and

west) side of the building. Depending on solar gains, the steam plant has the ability to vary steam flow

to either the front or rear of the building depending on space temperature. This control feature is no

longer functional due to valve problems. Room temperature is controlled by manual adjustment





Danfoss control valve on the convector. Students have full temperature control capabilities. However,

the building is reported to have poor temperature control and windows are often left open, even in

winter conditions. The University would like to see the building converted to DDC.


Deficiency Rating



Valve / Actuator

Comment

FTR Yes 2 N/A N/A 3 Students have full control over temperature setpoint

DHW Yes 4 N/A N/A 3 Circa 1950s and well past useful life.








1. Steam control valves are old and not functioning.

2. DHW tank, located in Holmes, appeared to be in rough shape and past useful life.

Recommendations:

1. Replace steam control valves

2. Replace DHW heat exchanger

3. Add unit level control and temperature monitoring





3.27MaraVillage

The Mara Village dorm complex consists of eight student dorms buildings and Mara Commons. The

buildings date from the 1980’s, except Mara 8, which was completed in 2010 as a LEED Silver

building. Each Mara building is 4 floors (Commons is 3 floors). The typical building includes living

area on the ground floor with small kitchen and bathrooms. Upper floors are for student suites. A

summary of the buildings is provided below. The Mara dorms are usually fully occupied during the

school year. Mara 8 is frequently used in the summer for University hosted programs and events.

MaraVillageBuildingSummary

Bldg Sq. Ft. A/C? No.

Suites No.

Beds Other Uses

Mara Village #1 10,221 Yes 6 48

Mara Village #2 10,546 No 6 48






Mara Village #8 44,023 Yes 14 70 Laundry, Maint Shop, Conf. Room Mara Village Commons Building

6,483 Mail Room

Only 3 13 Laundry, Mail Room, Common Area

Construction: Built in sequence starting in the 1980’s, the Mara structures are all similar, except Mara

8, which is a newer and Commons, which includes a large laundry facility and common area. The four

story buildings all have a brick exterior with double pane/ aluminum frame windows. Exterior doors

are generally in good condition, although there are a number with worn or missing weather stripping.

HVAC Summary (Mara 1, 2, 3, 4, 5, 6, 7): These are forced hot-water building to locally controlled

convectors. Each building has toilet exhaust fans. The fans generally run continuously, but provide

fairly poor performance. Heating hot water is supplied from central gas-fired boiler plant. The typical

boiler is a Weil McLain section unit rated at 336 MBH output. Hot water is circulated by one of two

1.5 hp centrifugal pumps. Some of the pumps are in rough condition. Domestic hot water is supplied

by separate gas-fired boiler: the typical arrangement is a Lochinvar or Raytherm atmospheric unit with

separate 119 gallon storage tank. Hot water piping is poorly insulated.

HVAC Summary (Mara 8): This building is conditioned by 2-pipe fan coils located throughout the

building. There is an Energy Recovery Ventilation system in the attic with 3 hp supply fan and 1½ hp

exhaust fan. Heating hot water is supplied by a two gas-fired Cleaver Brooks condensing units rated at

675 MBH output. An approximately 100-ton McQuay split chiller supplies chilled water. The

condenser is located on the roof. Hot water or chilled water is circulated by a pair of 10 hp centrifugal





pumps controlled by VFDs (184 gpm at 90 feet). Domestic hot water is generated via two 250-gallon

indirect PVI units.

HVAC Summary (Mara Commons): This is another forced hot-water building with locally controlled

convectors. Heating hot water is supplied from central gas-fired boiler plant consisting of Weil

McClain section unit rated at 264 MBH output. Hot water is circulated by one of two 1.5 hp

centrifugal pumps. One of the pumps is newer, the other original and in poor condition. Domestic hot

water is supplied by separate gas-fired condensing boiler that was installed in 2011. There is a

Mitsubishi split serving the ground floor mailroom.

Controls: Mara 8 has full DDC controls tied to the central ALC system. Non-programmable wall

thermostats locally control the remainder of the buildings.


Deficiency Rating



Valve / Actuator

Comment

Mara 1 Boiler Yes 2 N/A N/A N/A









Mara Commons Boiler Yes 2 N/A N/A N/A








1. Domestic hot water boiler should be considered for replacement

2. Mara 3: Exhaust fans appear to be inadequate

3. Original HHW pumps are rough

Recommendations:

1. Consider replacing older domestic hot water boilers.





2. Replace original HHW pumps.

3.28RussellTowers

This multi-level 105,900 square foot building is primarily used as student housing. There are three

towers, A, B, and C. Tower A is has seven levels. Tower B has 9 levels. Tower C has eight levels. The

first floor has mechanical space, maintenance shop and Health Services offices. The second floor has

game rooms, kitchenette, laundry, and lounge area. The upper level floors are dorms. This building is

typically fully occupied during the school year. Health Services is open weekdays from 8 a.m. to 5:00

p.m. and occasionally on weekends. Student occupancy varies.

Construction: Originally built in the 1970’s, this is a multilevel brick structure with black roof.

Windows are double-pane/ aluminum frame that were installed in roughly 2006. The exterior appears

to be in good condition.

HVAC Summary: Steam from the CHP enters the building in the lower level mechanical room.

Distribution steam pressure is reduced to 3-7 psi via PRVs. Steam is used to generate heating hot

water via exchanger for perimeter radiation throughout the building. There are numerous issues with

steam and hot water pipe insulation in this mechanical area. Hot water is circulated by one of two

older 20 hp constant speed pumps.

There is a constant volume McQuay air handler, 5 hp, with a hot water preheat coil and DX cooling,

which serves Health Services. The hot water control valve is 3-way. There is an identical single zone

McQuay air handler located on the second floor, which serves the lounge area. This unit is about 6

years old and in good condition.

There is a Trane H&V unit that once provided make-up air to the building but is no longer in use.

During renovations over the years, ductwork has been disconnected in various places so facility staff

has discontinued the use of this unit. There are several abandoned roof exhausters. At least two 1½ hp

toilet exhaust fans operate continuously.

Two semi-instant steam fired AERCO domestic water heaters generate domestic hot water. A

pneumatic control valve controls steam.





AirHandlersandFans

Unit Type Serves Year hp cfm Preheat coil

MBH Cooling

tons

AHU-1 CAV Health Services NA 5 NA NA NA

AHU-2 CAV Lounge NA NA NA NA NA

AHU-3 CAV Dorms NA NA NA NA - EF-1

thru EF-6

CAV General NA NA NA NA -

NA = Not available

Controls: The NORESCO BMS controls the main steam control valve for HHW temperature reset and

scheduling of the pumps otherwise all equipment is stand-alone. Stand-alone Danfoss thermostatic

control valves control perimeter radiation. When the windows were replaced about 6 years ago, the

control valves were re-installed in various different positions making temperature adjustments

challenging. In other areas, students have fully access to the valve for full range of temperature

adjustments.


Deficiency Rating



Valve / Actuator

Comment

AHU-1 Yes 3 2 2 2 No Comment

AHU-2 Yes 1 1 1 1 No Comment

AHU-3 No 4 3 3 3 Discontinued Use

EF-1 thru EF-6 Yes 3 N/A N/A N/A Several abandoned

CV-1 Yes 2 N/A N/A 3 Missing Insulation

P-1 Yes 3 N/A N/A N/A Older – Rough

P-2 Yes 3 N/A N/A N/A Older - Rough








1. HW pumps older and rough shape.

2. Ductwork has been disconnected

3. Danfoss control valve installation varies





Recommendations:

1. Replace hot water pumps.

2. Replace DHW pneumatic control valves with DDC.

3. Determine where ductwork has been disconnected.

4. Assure the building has adequate ventilation.

3.29Townhouses

The Townhouse complex consists of seven similar style student dorms. The buildings have multiple

apartments associated with each building. The buildings are three floors. Each apartment has a kitchen

with a refrigerator, electric range and laundry. The townhouses are typically fully occupied during the

school year and vacant during the summer. The table below provides a summary of the buildings.

TownhouseSummary

Bldg Sq. Ft. A/C? No.

Suites No.

Beds

Townhouse #1 (Worcester House) 10,578 No 8 48

Townhouse #2 (Middlesex House) 11,749 No 8 48

Townhouse #3 (Essex House) 5,651 No 4 24

Townhouse #4 (Norfolk House) 5,425 No 4 24

Townhouse #5 (Hampden House) 3,499 Yes 1 7

Townhouse #6 (Plymouth House) 5,455 No 4 28

Townhouse #7 (Suffolk House) 5,455 No 4 28

Construction: Built in approximately the 1980’s, these architecturally similar buildings have brick

exterior with single and double pane/ aluminum frame sliding windows. Insulation details could not be

confirmed. Most of the exterior doors were replaced about 5 years ago and are in good condition.

HVAC Summary: These are forced hot water buildings. Only Townhouse #5 has A/C, which is only

used for special purposes in the summer. Each building has a central gas-fired atmospheric boiler that

provides hot water to the entire building in multiple zones. Domestic hot water is generated off the

heating boiler via typical 119-gallon indirect tank. The boiler in Townhouse #2 recently failed and has

been fitted with a temporary boiler.

HotWaterBoilers

Bldg Age Mfgr Model Input MBH

Output MBH

Townhouse #1 (Worcester House) ~2003 RBI DB600 600 510

Townhouse #2 (Middlesex House) Temporary boiler in service

Townhouse #3 (Essex House) ~2003 Lochinvar CHN501 500 420

Townhouse #4 (Norfolk House) ~2003 Lochinvar CHN501 500 420





Townhouse #5 (Hampden House) ~2003 RBI NA 399 339

Townhouse #6 (Plymouth House) ~2003 Laars NA 499 420

Townhouse #7 (Suffolk House) ~2003 Laars NA 499 420

Controls: a single wall mount non-programmable thermostat controls each apartment. A Tekmar

controller controls the boiler and domestic hot water systems.


Deficiency Rating



Valve / Actuator

Comment

TH1 Boiler Yes 3 N/A N/A N/A Approaching end of life

TH2 Boiler Yes 4 N/A N/A N/A Failed













1. Heating boilers should be considered for replacement in the near future.

Recommendations:

1. Consider replacing heating hot water boilers with condensing models

Condition Assessment Summary Central Heating Plant Assessment (CHP)




4.0CentralBoilerPlantCondition

Assessment

As part of the campus condition assessment, Sebesta Blomberg also provided a detailed assessment of

the central steam boiler plant at the Dupont Building. This section provides details on the boilers, their

operation, ancillary equipment and recommendations to maintain maximum operating efficiency and

boiler life.

4.1FurnaceandTubeCondition

For the purpose of evaluating boiler remaining life, this section examines condition of the furnace

refractory and tubes. Sebesta Blomberg physically inspected the interior of the boilers as part of this

assessment. Furnace tubes were inspected for signs of overheating and bulging. None were noted.

Photo of the tube are provided below.





Furnace Wall and Floor

Furnace refractory was inspected for sign of thermal fatigue. None were noted. Only small minor

cracks due to the material expanding and contracting with changes in temperature were noted. Photos

of this activity are shown below.





Refractory Baffle

Boiler Front Wall/Burner Refractory





Recommendation

Continue operating the boilers in a safe/reliable fashion.

4.2CorrosionControl

Four common waterside problems are corrosion (oxygen pitting and ph), scale formation, sludge

formation and carryover. For the purpose of evaluating boiler remaining life, this section examines

corrosion and scale formation.

The presence of dissolved oxygen in boiler feed water leads to pitting of boiler waterside surfaces. If

allowed to proceed unchecked, the pitting will adversely affect boiler reliability and shorten its service

life. This oxygen pitting corrosion is prevented by reducing the level of oxygen in the feed water.

Oxygen is removed from the feed water through both mechanical and chemical means. Through

chemical means, oxygen levels are further reduced, by feeding nitrite (NO2) into the feed water.

Maintaining residual nitrite levels in the feed water ensures that oxygen levels in the feed system are

reduced down to less than 10 parts per billion (essentially zero).

A report from the plant indicates that the deaerator pegging steam valve has control issues. If the

pegging steam pressure cannot be maintained at its desired set point than more nitrite is needed to

maintain the dissolved oxygen level in the feed water at recommended levels. This results in an

increase in chemical cost. A photo of the valve is provided below.





Pegging Steam Valve

Recommendation

It is recommended that the dearator pegging valve and related components be investigated further with

consideration that the valve/controls be replaced.

A result of proper water treatment is establishment of a later of magnetite iron oxide on all boiler

surfaces (waterside). The oxide known as magnetite and is an effective barrier in preventing corrosion.

The stability of the magnetic layer formed in the boiler is highly dependent on the ph of the boiler

water. Corrosion occurs when, as a result of high or low ph, the integrity of the protective layer is

compromised and exposed steel comes in contact with water. Operators should strive to maintain a ph

range of 8.5 to 12.7. P alkalinity readings are used to benchmark boiler water pH and furnished a

correlation between p alkalinity readings and the actual pH of the boiler water. A P-Alkalinity range

recommended by Hoffmann Water Technology (the Water Treatment Consultant) is 150 to 300. Water

treatment service report P alkalinity readings were reviewed for the purpose of evaluating boiler water

ph. Plots of the data are provided below. Although there were indications that stricter control of boiler

water chemical levels should be instituted, it does not appear that the ph levels were such that

corrosion due to boiler water ph would be prevalent.





The term scale describes a continuous adherent layer of calcium carbonate and magnesium carbonate

deposits that form on tubes and tube sheets. Scale formation in a boiler is a result of improper water

treatment. Scale is objectionable because of its insulating effect in resulting overheating and eventual

tube leakage, tube end cracking, other pressure vessel problems and costly repairs. Scale formation

also results in increased fuel usage, due to reduced heat transfer. An increase in fuel consumption due

to scale formation is provided below:

Table1–ScaleImpactonBoilerPerformance

Scale Thickness

Increase in Fuel

Consumption

1/16" 15%

1/8" 20%

1/4" 39%

A visual inspection of the steam drum and mud drum were performed in part to investigate for signs of

scale formation and stability of the magnetite layer. Photographs of this activity are provided below.

Indications of scale formation were not noted.





Mud Drum

Steam Drum

Recommendation

Continue maintaining boiler water treatment within Hoffman Water Technology guidelines.





4.3BoilerTurndown

Turndown ratio is the range of the fuel-input rates that a burner will operate satisfactorily. It is

expressed as the ratio of the maximum to minimum heat input rates. Turndown is interdependent on

fuel fired and flame stability.

Every time the burner starts and stops the boiler goes through a purge cycle. The purpose of the purge

cycle is to eliminate all combustible/explosive gases from the boiler. As a result of a purge cycle,

energy in the form of heated air is blown to atmosphere. The energy loss due to purging is provided

below.

Table2-EnergyLossAssociatedwithPurging

Number of Cycles

per hour

Percent (%)

Energy Loss

2 2

5 8

10 30

Improving burner turndown can reduce the number of times a boiler cycles per hour. Moving the high

and low-pressure limits apart, thus keeping the boiler on and off for longer period of times, can also

reduce the number of times a boiler cycles per hour. When a burner cycles, boiler refractory and

pressure parts expand and contract. Over time, fatigue of critical parts can occur. Maintenance costs

are reduced when there is much less thermal cycling taking place in the boiler.

Recommendation

Replacement of the standard heavy oil burner with a 4 to 1 turndown with a high turndown gas burner

with a 10 to 1 turndown will result in reduced boiler cycling, improved plant efficiency, and reduced

annual fuel costs.

4.4BoilerEfficiency

There are several means of maximizing boiler efficiency and thereby reducing steam plant operating

costs. These include controlling excess air, stack temperature, load balancing, boiler blow down and

condensate return. This section of the report will examine excess air.





Every burner requires some excess air to ensure complete combustion. Excess air is generally defined

as air introduced above the theoretical requirements to effect complete and efficient combustion of the

fuel. Firing with minimal excess air decreases stack heat loss. By reducing flue gas flow and lowering

flue gas velocity through the boiler. As a result, boiler tube surfaces are in contact with hot flue gases

longer and the heat from combustion can be more thoroughly absorbed. Measuring oxygen in the flue

gas is the common and preferred method of monitoring the amount of excess air in the flue gas. It is

also the method most used to optimally control the air-to-fuel ratios associated with the given load

demand. Cleaver Brooks recommends that, when firing heavy oil, combustion readings stay within the

tabulated ranges shown below:

Table3-RecommendedExcessAir

Flue Gas Constituent Low Fire High Fire

Oxygen 8.0% to 7.0% 4.0 to 3.0%

As a rule of thumb, boiler efficiency can be increased one percent for each 1.3% reduction in oxygen

in flue gas.

On April 2012 Dillon Boiler tested the boilers at 5 firing rates. For the purpose of analyzing fuel oil

combustion within the plant, combustion data for boilers #2 & #3 were plotted. The analysis indicated

that under certain combustion rates, 3% to 6% of combustion efficiency is loss due to high levels of

excess air in the flue gas.

Inefficient combustion can be due to poor atomization of fuel oil resulting from low fuel oil

temperature or low excess air resulting from maladjustment of and/or slop in air/fuel ratio control

linkages.









Recommendations

Upgrading the combustion control linkage assembly with servomotors will help ensure tight control of

the burner air/fuel ratio. Also, converting the burners over to natural gas/light oil will prevent the

likeliness of having poor combustion due to low fuel oil temperatures.

4.5FeedwaterSystem

For the purpose of evaluating the life expectancy of the boiler feed water system a review of the feed

water pump installation was performed. Plant personnel indicated that annual internal inspections of

the deaerator do not reveal any signs of fatigue. Feed water pump #1 is the newest of the three and

appears to be in good operating condition. Feed water pumps #2 & #3 are older and appear to be in

need of maintenance/repairs/upgrades.

Photos of the feed water pumps are provided below.





Feed Water Pump #1





Feed Water Pump #3

Recommendation

It is recommended that Feed Water Pumps #2 & #3 be considered for replacement. For the purpose of

energy conservation, adding Variable Frequency Drives to the feed water pumps should be considered.

Documents

FINAL EXISTING CONDITIONS ASSESSMENT REPORTassessment is to lay the groundwork for renewal of facility mechanical and utility infrastructure under an Equipment, Design, and Installation