In this episode of the Pumps & Systems podcast, Bill DiCroce, President and Chief Executive Officer of Vicinity Energy discussed the role heat pumps can play in decarbonization, as well as the efforts cities like Boston are currently making to strive for sustainability and an eventual goal of net zero carbon emissions.
Tag: Cambridge
Recommended preventative maintenance
Vicinity’s comprehensive maintenance services are offered year-round—during peak usage or before system turn-ons—to optimize steam efficiency, reliability, and cost savings.
Improve the operating performance of steam systems by taking preventive steps to avoid energy losses. Customers who have leveraged Vicinity’s preventive maintenance program have experienced the following benefits:- Conserved energy and reduced energy costs by improving system performance and eliminating inefficiencies.
- Improved reliability by identifying problem areas that could cause unscheduled system outages.
- Optimized capital expenditure and operating expenses by maximizing system efficiency and strategically planning for infrastructure investments with an identified budget for equipment repair or replacement.
- Improved operating procedures by reviewing, refining, and documenting preventative maintenance best practices.
Steam traps
- Service description: Survey building, locate, identify, tag, and test steam trap performance.
- Maintenance value: Ensure steam traps function correctly and prevent issues that can lead to energy waste, equipment damage, and safety hazards.
Pressure Regulating Valves (PRVs)
- Service description: Identify valves’ make, model, size, and serial number. Test pilot valve for leaks, clean orifices, check diaphragm plates, test the gauging, and set to desired system pressure.
- Maintenance value: Prevent system over-pressurization and relief valves from releasing steam into the atmosphere. Failed PRVs may improperly cycle open and close, both oversupplying and then starving the downstream equipment of steam.
Strainers
- Service description: Inspect screens and clean out debris, evaluate source of debris, and troubleshoot. Ensure blow-down valves are functioning properly to flush trapped material.
- Maintenance value: Reduce rust and pipe scale damage to valves and pumps. Ensure heat transfer surfaces are kept free of efficiency reducing deposits.
Heat exchangers
- Service description: Perform water chemistry testing, determine if leaks exist, measure tube thickness, repair or plug tubes as needed, and perform preventative maintenance, such as hydrolasing or cleaning as needed.
- Maintenance value: Recover efficiency losses, optimize operation of the exchangers, and reduce energy consumption.
Steam pipe
- Service description: Inspect steam piping. Check for leaking joints, watermarks on insulation, and corrosion.
- Maintenance value: Deliver safe and reliable steam into the building while reducing potential for steam emissions into the building.
Condensate return line
- Service description: Inspect for leaks and corrosion. Check condensate pump seals for leaks. Check vent pipes for vapor emissions.
- Maintenance value: Avoid condensate water spills, ensure proper evacuation of condensate from system lines, and identify the presence of leaking steam traps in the system.
Mechanical room hot water loop
- Service description: Inspect all piping, inlet/outlet temperatures, and pressures on heat exchangers and mechanical pumps.
- Maintenance value: Confirm adequate operation of key energy transfer equipment, such as heat exchangers, which supply building heat, hot water, or other process loads.
Seasonal and maintenance shutdowns/turn-ons
- Service description: Manage closure and opening of Vicinity’s main service valve for seasonal system curtailment or start of use. Shutdowns require draining of systems while turn-ons require both draining of systems and operating pressure checks.
- Maintenance value: Ensure safe and confined operation of Vicinity’s main service valve for shutdowns/turn-ons related to seasonal changes and maintenance activities. Reduce radiant energy losses, condensate accumulation in system piping, and mechanical room air space temperature. Prevent pipes from rotting and prepare systems to be dormant for an extended period by draining the systems for shutdowns.
Emergency winter weather preparedness checklist
Melt away the challenges of winter weather. Prevent costly equipment damage and disruptions to daily operations by proactively preparing for winter weather conditions.
To enhance preparedness, we encourage you to utilize our emergency winter weather preparedness checklist. Regularly reviewing and implementing this guide ensures proactive building readiness for winter conditions. It safeguards against potential freeze-ups in steam and sprinkler systems, mitigates the risk of roof collapses due to heavy snowfall, and protects against potential flooding during extremely cold temperatures. These risks present safety concerns and entail substantial financial and time investments in repairs, with the possible consequence of building shutdowns.
Print out this emergency winter weather preparedness checklist and review it every winter to prepare staff and equipment.
Vicinity has rigorous cold weather protocols to ensure safe, reliable, and consistent operation of its facilities to prevent service disruptions. Our interconnected energy facilities offer 99.99% uptime energy delivery through multiple power supplies, backup generation, and several water and fuel sources in case of interruptions to other utilities.
Vicinity’s winter weather protocol includes:
- A comprehensive cold weather plan that entails pre-season preparation, pre-storm planning, weekly winter weather readiness checks, and post-season assessment.
- Identification, monitoring, and prioritization of components, systems, and other areas of vulnerability at our facilities which may experience freezing problems, pose safety risks, prevent the delivery of fuel or water, or result in other cold weather operational issues.
- Validation that critical equipment is operational through function testing.
- Implementing ongoing walk-downs throughout the season to ensure heat tracing is functional, sufficient pipe insulation is in place, and opportunities for continuous improvement are identified.
- Strict compliance with North American Electric Reliability Corporation (NERC) – Emergency Operations (EOP).
- Annual training with specific checklists related to freeze protection panel alarms, troubleshooting and repair of freeze protection circuitry, identification of facility areas susceptible to winter conditions, review of special inspections or rounds implemented during severe weather, and fuel switching procedures.
Heating reimagined: industrial-scale heat pumps for building decarbonization
Revolutionizing the way we heat buildings by integrating industrial-scale heat pumps to produce carbon-free eSteam™
Industrial-scale heat pumps are revolutionizing the energy industry. With the ability to produce temperatures of up to 150C, these powerful systems have become a sustainable solution across the globe. As the demand for carbon-free heating increases, the shift away from fossil fuels is finally gaining momentum.
Vicinity is transforming district energy with plans to install an industrial-scale heat complex. This innovative heat pump complex will draw heat from nearby water sources to generate steam and improve the system’s efficiency. Ensuring that the river and its ecosystems remain unharmed, the river intake system lifts heat from the river and brings it into our facilities.
Key facts
- The proposed Cambridge heat pump will have a steam export capacity of 35MW (thermal)
- The heat pump will occupy a space of approximately 25,000 sq ft. +/-
- The heat pump will circulate through 24.5 million to 49 million gallons of water from the Charles River daily
How heat pumps work
- River water is pumped into the evaporator to warm the cold refrigerant.
- Renewable electricity powers the compressor to pressurize the refrigerant.
- Hot, pressurized refrigerant creates low-pressure carbon-free eSteam™ from feed water.
- A multi-stage steam compressor increases the pressure of the eSteam™ for distribution.
- The refrigerant is cooled and depressurized for the next cycle.
- Cooled water is returned to the river, and the process repeats.
How Vicinity is using heat pumps
Industrial-scale heat pumps will be installed in cities around the country where Vicinity’s facilities are located near water sources and already employ water intake systems. These heat pumps will extract heat from adjacent water sources, like the Charles and Schuylkill Rivers, to generate steam and improve the system’s overall efficiency.
Across all of our operations, heat pumps will be used with electric boilers and thermal storage technologies to fully decarbonize our operations.
This first planned heat pump complex in Cambridge will be powered by renewable electricity to efficiently harvest energy from the Charles River and return the water to a lower temperature.
Why industrial heat pumps are important for Vicinity, our customers, and the environment
The global energy transition can only succeed with decarbonizing heat. Why? Heating in buildings is responsible for four gigatons (Gt) of CO2 emissions annually—10% of global emissions, according to the International Energy Agency (IEA). The heating sector accounts for 30-40% of CO2 emissions globally.
Water-source heat pumps are a proven solution to fossil- fuel-driven heating because they can efficiently harness the renewable power of water sources.
In 2021, approximately 10% percent of the global demand for space heating was satisfied by heat pumps. In some countries such as Norway, Sweden, and Finland, heat pumps are the most widely used heating source and have already begun integrating with district energy systems. The district system in Glasgow will leverage heat pumps to extract cold water from the adjacent River Clyde. This will cover over 80% of building heat demand and will deliver immediate carbon reductions of 50%.
By installing industrial-scale heat pumps at our central facilities, Vicinity is one step closer to instantly decarbonizing millions of square feet of building space for the good of our customers, communities, and the cities we operate. The impact of this plan is substantial: by 2035, Vicinity’s investments at our Kendall, MA facility will reduce the carbon intensity of our steam by 50%, the equivalent of 400,000 tons.
Steam trap inspections
Maximize steam efficiency, safety, and cost savings with preventative maintenance
Improve the efficiency and safety of steam systems with steam trap inspections by Vicinity’s qualified technicians. Our team will diagnose and identify issues to keep steam systems operating safely and efficiently 24/7.
Steam traps are critical components of steam systems and play a vital role in maintaining their efficiency and safety. Steam traps collect condensate to prevent corrosion caused by built-up moisture and ensure high-quality, dry steam flows through the steam system. Steam traps also block the escape of live steam, minimizing energy waste. Regular maintenance and monitoring are essential to ensure they function correctly and prevent issues that can lead to energy waste, equipment damage, and safety hazards.
Vicinity’s steam trap inspections offer the following benefits:
- Reduced energy costs: Steam traps in good condition help conserve steam, reducing energy consumption and operational costs.
- Improved equipment reliability: Properly maintained traps extend the lifespan of steam-related equipment.
- Enhanced safety: Reducing energy waste and water hammer incidents improves workplace safety.
- Environmental benefits: Energy conservation through steam trap maintenance can reduce greenhouse gas emissions.
How it works
Partnering with our customers, Vicinity tailors each approach specifically to the unique needs of the building. The process of performing steam trap inspections typically includes the following steps:
- Vicinity coordinates an initial walkthrough of the building and provides a quote showing the cost and scope of work.
- Once the customer returns a signed quote, Vicinity’s account manager schedules the work.
- A Vicinity technician conducts the steam trap inspection using an ultrasonic digital detector. If this is the first survey, the technician tags and catalogs each trap for future surveys.
- After the inspection, the customer receives a report detailing:
- The status of each trap.
- Recommended action items and the potential savings associated with recommended action items.
Efficiency and system performance
When steam traps fail and steam escapes, systems demand more steam to operate. Steam trap inspections improve the overall operating performance of steam systems, minimizing the amount of energy waste and the associated carbon emissions.
Cost savings
Leaking steam traps result in significant lost capital over the life of the equipment. Analysis by the U.S. Department of Energy and the Boiler Efficiency Institute shows that repairing a faulty steam trap could save thousands of dollars annually. Steam trap inspections represent an opportunity for customers to reduce energy consumption and operating costs.
Safety considerations
Safety is our primary focus. With Vicinity’s trained technicians conducting the inspections, customers can rest assured that the proper measures are in place to safely conduct and identify any steam trap hazards that can lead to a water hammer event. A water hammer event occurs when a failed steam trap allows condensate to build in the steam main. As steam passes over and combines with the excess condensate, it creates a pressure event that can lead to undesirable noise, damaged equipment, and—in worst cases—injury.
How a biotech company’s life-saving research is supported by microgrid O&M solutions
Industry
Life sciences
Location
Cambridge, MA
Square footage
650,000
The customer
Located in Cambridge, MA, a biotechnology company is a global leader in research and development. Spanning a campus of more than 650,000 square feet of laboratory, research, and office space, the company is at the forefront of discovery. This innovative biotechnology company is dedicated to developing cutting-edge treatments to combat diseases while promoting equity and sustainability. The company’s ESG targets, including zero fossil fuel emissions from operations, further highlight its commitment to protect people and the planet.
The challenge
Due to the critical nature of the company’s work and the campus’ large building footprint, the company required an energy solution and alternative to the high cost and poor reliability of its existing local utility services. The existing campus’ thermal energy system was subject to a single point of failure, putting life-saving research at risk to outages. This biotechnology company sought a new energy solution that it could rely on 24/7 to ensure no disruptions to daily mission-critical operations. That’s where Vicinity stepped in.
The solution
Vicinity helped manage the construction and commissioning of a 5.3-megawatt (MW) combined heat and power (CHP) facility for this major biotechnology company and serves as the facility’s long-term operator. CHP is an efficient process that captures waste heat generated from electricity production and converts it into usable thermal energy. As part of the biotechnology company’s microgrid—or small electrical grid that can power multiple buildings either in parallel with or independently from other electric utilities—the CHP runs silently below the Cambridge campus, supplying electricity and high-pressure steam for heating, maintaining stringent humidification levels, and providing sterilization of research equipment, including autoclaves and cages.
Mission-critical reliability
As the operations and maintenance (O&M) provider of the biotechnology company’s microgrid, Vicinity assisted the customer in developing an electrical load shed scheme to accommodate unexpected outages and to prioritize critical loads in research spaces. This strategy ensures the company has control of when and where energy flows through their campus so that there are no surprises or disruptions in their business. As an added reliability assurance, Vicinity’s Cambridge steam network supplies the campus with back-up thermal service.
Optimizing energy efficiency
The CHP facility provides the campus with reliable, sustainable, and cost-effective energy across its campus. Vicinity’s O&M team is also adept at keeping the campus’ energy system working at peak performance, which extends the equipment’s lifetime and results in significant energy efficiency. In fact, the biotechnology company has reduced its annual energy consumption by 25%.
Furthermore, because the campus is connected to Vicinity’s district energy system as a back-up energy source, it can reap the benefits of the electrification upgrades Vicinity makes to our central facilities. As Vicinity incorporates renewable energy sources into our operations, any customer, like this biotechnology company, can join our decarbonization journey.
A trusted and dedicated support team
Vicinity experts were involved in all stages of the initial CHP project—including feasibility and business plan development, equipment selection, negotiation for grid interconnection, fuel supply provisioning, and environmental permitting and commissioning. Currently, Vicinity provides O&M services with a five-member onsite team, working in close collaboration with the biotechnology company. Vicinity’s O&M team manages the maintenance of steam and electrical equipment within campus buildings and manholes on campus. By outsourcing these services to Vicinity’s energy O&M experts, the biotechnology company has access to a pool of knowledge and can focus on what matters most: innovating new cutting-edge treatments for diseases.
Benefits
Access to energy experts
99.99% reliability
Lifecycle and upfront cost savings
Providing critical
energy needs
Redundant energy
sources
Sterilization of equipment
Clarendon Group reduces energy consumption and costs at historic mixed-use Boston building
Industry
Commercial real estate
Location
Boston, MA
Square footage
112,000
The customer
Located along the Freedom Trail in Boston’s Downtown Crossing district, 10-24 School Street has been an iconic landmark since 1925. Originally constructed for the former Boston Five Cent Savings Bank, the 8-floor, 112,000 square-foot building has welcomed a wide range of office and retail tenants over the years. Since 2012, Walgreens Pharmacy’s flagship store has been one of its largest occupants.
Clarendon Group USA (Clarendon), the building’s owner, is a full-service real estate management firm. As part of Clarendon’s core mission, the company strives to cultivate safe, clean, and sustainable environments by promoting tenant satisfaction and retention, lowering operating expenses, and adapting to market trends to maintain a competitive edge.
The challenge
Building on a 40-year history of utilizing district energy steam for heating and hot water, Clarendon sought additional strategies to optimize its energy usage at 10-24 School Street to save on energy consumption and reduce costs.
The solution
Vicinity partnered with Clarendon to improve the building’s efficiency by upgrading the original heating infrastructure and developing a creative strategy to recycle the steam system’s condensate.
Upgrading infrastructure for maximum efficiency
Vicinity collaborated with Clarendon to upgrade the building’s original heating infrastructure, which included removing unnecessary piping from the old steam system and installing new pipes, valves, traps, and insulation. These enhancements resulted in immediate cost savings and energy efficiency. Despite significant upticks in heating degree days from 2023 to 2024, Clarendon has seen only a small increase in steam usage due to the efficiency upgrades.
Getting creative to conserve energy
Vicinity and Clarendon also partnered on another efficiency project to reuse the building’s waste heat in the form of steam condensate. Although this high temperature water is often cooled with city water and discarded as waste, Clarendon looked for another way to reuse this condensate, lower water usage, and cut costs. With Vicinity’s support, Clarendon installed a heat exchanger that uses condensate to preheat domestic hot water before it goes into an electric hot water heater. As a result of these efforts, the building not only saves on sewer charges and city water costs, but also conserves water.
As a LEED Gold certified building, 10-24 School Street stands out as a sustainable model that honors the building’s rich legacy, while meeting the demands of modern tenants. With Clarendon leading the charge to optimize the building’s efficiency, Vicinity continues to partner with the customer to collaboratively develop creative solutions and achieve a cleaner tomorrow.
Benefits
Improved energy
efficiency
99.99% reliability
Recycled condensate
Vicinity Energy Recognized by Cambridge Chamber of Commerce for eSteam™
Cambridge, December 12, 2023 – Vicinity Energy, a national decarbonization leader with an extensive portfolio of district energy systems across the United States, has been recognized by the Cambridge Chamber of Commerce for its commitment to innovation in the launch of eSteam™, the first renewable, carbon-free thermal energy product in the United States.
Each year, the Visionary Awards recognize innovators from the business, institutional, and non-profit communities who are creating change in Cambridge and beyond. This year’s fellow award recipients include Alexandria Real Estate Equities, Astellas Pharma, the Broad Institute, The Loop Lab, Philips, and Sarepta Therapeutics.
With a commitment to achieve net zero carbon emissions by 2050, Vicinity is electrifying its district energy systems, starting in Boston and Cambridge, with other locations to follow. The company’s multi-pronged decarbonization and electrification plan includes installing innovative technologies such as electric boilers, industrial-scale heat pumps, and thermal storage. Vicinity announced the launch of eSteam™, the first-ever carbon-free thermal energy product powered by renewable energy, as a key part of this strategy.
“Vicinity’s work to decarbonize its customers, operations, and communities by electrifying steam generation truly embodies the Visionary spirit,” stated David Maher, president and CEO of the Cambridge Chamber of Commerce. “We are proud to present the Visionary Award to Vicinity for the development of eSteam™, a renewable carbon-free product that will be critical to helping businesses decarbonize their operations in Boston and Cambridge.”
“At IQHQ, we are developing transformative science districts across Boston that will leverage e-steam from Vicinity Energy to meet the needs of our life science tenants and our organization’s sustainability goals,” said Will Ashton, senior director of development for IQHQ. “We are excited to have partnered with Vicinity to decarbonize the steam serving our projects with renewable energy options that comply with the City’s BERDO 2.0 regulations.
“This is an exceptional recognition of eSteam™, our renewable carbon-free product,” said Kevin Hagerty, president and deputy chief executive officer of Vicinity Energy. “The Chamber’s Visionary award solidifies our commitment to a clean energy future and demonstrates our team’s commitment to helping our innovative customers like IQHQ lower carbon emissions and combat climate change.”
The race to net zero
In November of 2022, the company kicked off its electrification strategy by deconstructing a steam turbine at its Kendall Facility in Cambridge, Massachusetts. In its place, Vicinity is installing an electric boiler that will begin supplying eSteam™ to customers in 2024.
In April 2023, Vicinity took another crucial step forward, announcing its partnership with Augsburg, Germany-based MAN Energy Solutions to collaborate in engineering low-temperature source heat pump systems for steam generation. Vicinity plans to install an industrial-scale heat pump complex at its Kendall Station facility by 2027.
The company’s other 10 locations will undergo similar electrification processes in the coming years to achieve its operations goal of net zero by 2050.
About Vicinity Energy
Vicinity Energy is a clean energy company that owns and operates an extensive portfolio of district energy systems across the United States. Vicinity produces and distributes reliable, clean steam, hot water, and chilled water to 250 million square feet of building space nationwide. Vicinity continuously invests in its infrastructure and the latest technologies to accelerate the decarbonization of commercial and institutional buildings in city centers. Vicinity is committed to achieving net zero carbon across its portfolio by 2050. To learn more, visit https://www.vicinityenergy.us or follow us on LinkedIn, Twitter, Instagram, or Facebook.
Media Contact
Sara DeMille
Marketing and Communications
857-955-5073
sara.demille@vicinityenergy.us
