Build Operate Transfer · Business · Commerce · Conservation · destination management · Efficiency · Geography · Historic Towns · intercity transit · microtransit · Mobility · Travel

Build Operate and Transfer Projects

Travel Mobility Services Energy Efficiency and Water Conservation

The Concept a program anchored in communities with a history as hub cities, hence a reliance on connections and collaborations within and among regions, resulting in a national trading platform with economies of scale utilizing historic trade routes and state of the art products and services to the benefit of community commuters, residents and visitors.

The Objective achieve economies of scale pricing in selected communities around the US in the areas of travel, destination management, transit, 5G, energy efficiency and water conservation.

Reduce Transit Times and Travel Cost on Your Next Trip

Travel Plans     Intercity & Local Transport

Ways and Means a build operate and transfer project, unique to each community but connecting participating towns via customer sharing, transit programs, energy management and similar measures.

Participants a team of product and services providers who provide know-how and resources to jump-start projects in collaboration with local partners.

The BOT is established for a set duration – 18 to 24 months, renewable – with transfer to local partners, inclusive of training for local individuals, existing businesses, local government and nonprofits, where applicable.

Client Targets: US and International Vacationers, Business Travelers and Commuters

Connecting air and rail metro hubs with micropolitan communities via

Intercity Multimodal and Local Micro Transit hub and spoke services to

Leverage travel client relationships and engage local product and service providers in:

travel related value-added services    transportation   

 energy efficiency    water conservation

Creating Virtual Hotels and improving Customer Service.

A Team Tasked with Developing Deploying Managing and Marketing Systems and Tools that Benefit Your Community

America · Business · Conservation · Cultural Heritage · Efficiency · Historic Towns · intercity transit · Maritime Heritage · museums · Travel · travel plan

Preserve and Divulge Cultural Heritage

Destinations and Itineraries

Cultural Heritage and Local Museums give meaning and purpose to the objects on display in museums and art galleries as they disclose the historical and archaeological heritage of a community, leverage conservation and the rediscovery of cultural heritage through the arts, history, archaeology, literature and architecture, preserve biodiversity and rediscover cultures associated with agricultural, coastal and river communities

For Friends & Family Theme Groups and Business Travelers

River Market KCLocal Food Wineries and Breweries there are several fascinating examples throughout America of a resurgence in farming that cater to an ever-increasing demand for local, quality and sustainable food, wine and ale consumption in urban, rural and suburban communities, fueled in part by downtown development and neighborhood construction. This, in turn, has spawned a demand for nightlife and weekend amenities for local citizens and out of town visitors.

Experience Uniquely Local Atmospheres Where Historical and Sustainable Attractions are also Present

Milwaukee Intermodal StationLocal Public Transport Initiatives in recent years, efficient and affordable public transit – in the form of bus rapid transit, subways, elevated and other rail services and trolley cars – for urban, suburban and intercity services have been debated, studied and in some instances implemented. Our itineraries include major US cities with established commuter and regional service as well as communities that are implementing new transit programs. An opportunity to meet with local planners and managers and travel efficiently, safely and affordably as you visit the United States.

Canal boat DelphiWater Resources and the Environment visit and study the efforts of communities that are in the forefront of water resources management and other environmentally sustainable practices in coastal and river waterfront development in small towns and large cities as well as agricultural communities. Local officials and nonprofit stewards of the environment, among others, will explain their policies, programs and best management practices in wastewater and watershed management, land conservancy issues, LEED certifications, recycling, rainwater collection and energy efficient systems.

Industry and Commerce Itineraries from Agriculture and Industry to Services and Sustainability

Lockport downtownMany American Communities are transitioning from traditional industrial and commercial activities to technologically innovative ones; in some instances, they are also able to re-establish their traditional economic activities with a successful application of the so-called knowledge economy and, in the process, becoming once again competitive in the world marketplace.

Communications Training Small Business and Entrepreneurship

C&O Canal - GeorgetownCommunities with traditional economies can succeed in a post-industrial environment by utilizing modern communications technologies, updating existing industrial infrastructure, local workforce training as well as supporting small businesses and new entrepreneurial opportunities.

Destinations and Itineraries for Friends Family and Business Travelers

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America · Business · Conservation · Cultural Heritage · destination management · Efficiency · Historic Towns · Logistics · Maritime Heritage · museums

Insuring Historic Properties

Ryman auditoriumInsurance Companies are for the most part unable to price a policy and do not have the expertise to repair historic buildings in the event of a claim as these facilities need specialized materials, workmanship, and nay not to meet building code standards.

Cost Factors include geographic location, age of the structure, proximity to a fire station or fire hydrant, construction style and materials used in building the structure, most recent updates to the roof, HVAC, electrical, and plumbing. Also, current labor and material costs.

The National Trust Insurance Services of the National Trust for Historic Preservation are  Historic Building Coverage Experts

Historic Replacement Cost coverage is defined as the cost to repair or replace with the same materials, workmanship, and architectural features without depreciation, provided are reasonably available.

Knowing what Your Historic Property is Worth

hammond-harwood house museum front facadeThe Hidden Cost of Historic Reconstruction historic buildings aren’t like other properties. If damaged, they’re likely to require highly skilled craftsmen, hard to match materials, extra time to rebuild because of the labor-intensive process of historic renovation and professional services to assist in areas like recertification and recovery of tax benefits. In the event of loss or damage, there’s only one policy in the insurance industry that will restore your commercial building to its former grandeur.

The Historic Property Policy includes groundbreaking coverage and flexible valuations, including the cost of replacing a hand-carved door and hiring an expert able to document your rebuilding.

Historic Replacement Cost Coverage is the Cost to Repair or Replace the Original Building’s Materials Workmanship and Architectural Features

Hagerstown Commercial Core Historic DistrictIf not reasonably available, the insurance carrier will pay to replace or repair with materials, workmanship, and architectural features that most closely resemble those present before the loss. Also,

  • Increased cost of construction due to landmark as well as other building ordinances or laws
  • Increased time to restore your property due to operation of landmark and other building laws
  • Historic certification expenses
  • Loss of federal, state, and local tax benefits
  • Increased building assessments
  • Green building upgrades to enhance the energy efficiency of your property where possible

Certification is Not Required to qualify for Historic Coverage

Brandywine VillageAll currently certified historic buildings are eligible, as well as buildings that could be certified and located in a historic district.  However, just about any building that exhibits historical character, materials, and workmanship can be covered by this policy, whether certified or not.

Specialty Insurance Coverages includes D&O, Volunteer Accident, Special Events, Collections and Fine Arts, Vacant & Builders Risk and Historic Tax Credit.

Classes of Business include main street organizations, historic hotels and inns, historic theatres, museums, historic homeowner insurance, preservation and religious organizations.

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Business · Conservation · destination management · Efficiency

Small Data Centers

Data Centers consume about over 70 billion kWh of electricity yearly, 2% percent of the total, with increasing numbers of users as more information is shared and stored online. Energy efficiency potential exists with small data centers, defined as under 5,000 square feet of computer floor space; these centers house over 50 percent of all servers and consume about 40 billion kWh per year.

NREL data center rackssmall data centers lack the resources to implement energy-saving opportunities

Energy Efficiency measures achieve savings of 20 to 40 percent without impacting IT equipment reliability, when properly implemented.

Unused Servers an estimated 20-30 percent of servers in data centers are consuming power, cooling, and space while not working; idle servers consume half the power as at full load. To better manage server usage and utilization, create and update a server hardware and application inventory that tracks the number of applications running on each server.

mapping applications to the physical servers helps identify unused servers

Power Management saves energy by turning off power or switching equipment to low-power modes when not in use. Energy Star servers are shipped with three categories of power management enabled. Utilize built-in or add-in cards that enable servers to be powered on or off remotely. Improve air management; the key task is to ensure that cool air from the data center’s cooling equipment gets to the air inlet of the IT gear, without getting mixed with the hot air exhausted from the back; also ensure that hot air going back to the cooling equipment does not mix with the cold air. This is achieved by clearing clutter from the desired airflow path, blocking off bypass and re-circulation airflow paths within and between the racks and the raised floor.

CHP basic schematicEnergy Savings can be realized through two measures: raising temperature setpoints and reducing air-flow rates. There is a broad range of air-management strategies that span the range of complexity and cost; containment of cold or hot aisles is a very effective approach as is increasing temperature setpoints to deliver air towards the high end of the ASHRAE recommended range; temperature guidelines allow much broader operating ranges than those commonly used, allowing the air temperature at the IT equipment inlet to be raised-up to 80°F or higher- which considerably reduces cooling energy usage compared to the inlet temperatures of 65-70°F commonly used.

Computer-Room Air Conditioners (CRACs) and Computer-Room Air Handlers (CRAHs) control their temperatures based on return air; these CRAC/H setpoints will be much higher than the IT inlet temperature. In chilled-water systems, if raising the air temperature also enables raising the chilled water temperature, a 1°F rise in the chilled water temperature typically results in a 2 percent reduction in chiller energy.

Active Humidity Control energy savings can result from reducing humidification and the over-cooling and reheat typically involved in active dehumidification. ASHRAE humidity guidelines, expanded on the low end to about 8 percent relative humidity, allow much broader operating ranges than those commonly used. As a result, large energy and water savings are possible by eliminating this control.

Uninterruptible Power Supply UPS requirements. Risk-averse IT managers often over design redundancy into their systems, when in fact many IT applications can be shut down if there is a power disturbance and restarted without adverse effects. Verifying power backup requirements can help eliminate capital costs for unnecessary or over sized redundant power supplies or UPS equipment.

high reliability items should move to larger data centers or cloud solutions

Establish server refresh policies that account for increases in generation-on-generation computational ability, energy -efficiency, and power management improvements. When purchasing new equipment, servers with solid-state drives SSD, rather than hard disk drives, could be considered, as they feature faster speeds, are generally more reliable, and consume less power. New equipment typically has much more computing power than older equipment, which facilitates consolidation and virtualization.

Consolidate and Virtualize Applications typical servers in server rooms and closets run at very low utilization levels – 5-15%, while drawing roughly 75 percent of their peak power on average. Consolidating multiple applications on a smaller number of servers accomplishes the same amount of computational work, and the same level of performance, with much lower energy consumption. Virtualization consolidates applications, allowing multiple applications to run in their own environments on shared servers. Increasing server utilization reduces both the number of servers required to run a given number of applications and overall server energy use.

Distributed Server Rooms are typically not very energy efficient. If a central data center is available, you may be able to save energy and reduce your utility bill by moving your servers, or their applications, to that location. Many organizations are moving their equipment to co-location or their applications to cloud facilities

main streetco-location and the cloud provide better efficiencies than on-premise server rooms

Power Monitoring identifies the energy use and efficiencies of the various components in the electrical distribution and cooling systems. While power monitoring by itself will not save energy, it can help identify energy saving opportunities. Power meters can be installed at the panels serving the cooling units, or directly on IT and HVAC equipment. Often power distribution products will have built-in monitoring capability.

Air-side Economizers draw in outside air for cooling when conditions are suitable.  Server rooms with exterior walls or roof are a pre-requisite for air-side economizers. This could be in the form of an exhaust fan removing heat in one portion of the room and an opening in another location allowing cool, outside air to enter; alternatively, it could be in the form of a fan coil or CRAC/H with air-side economizer capability. Depending on the climate zone in which the server closet is located, this strategy can save a significant amount of energy by reducing compressor use needed for cooling.

Training is important to keep up with the rapid evolution of technologies and solutions in the data center sector; skills are required to perform accurate data center energy assessments. The Data Center Energy Practitioner DCEP training program certifies energy practitioners qualified to evaluate the energy status and efficiency opportunities in data centers. The program reinforces best practices and introduces new tools and techniques in IT equipment, air management, cooling systems, and electrical systems.

voltec imageSaving Energy in Your Data Center

Energy Management for Small and Medium-sized Commercial Buildings

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Business · Conservation · destination management · Efficiency

Energy Services Agreements

Energy Services Agreements – ESAs – are pay-for-performance, off-balance sheet financing solutions that allows customers to implement energy efficiency projects with zero upfront capital expenditure. As in the case of power purchase agreements – PPAs – equipment is installed, owned and operated by the vendor who sells the saved power to the customer.

ESAs are the Energy Efficiency Equivalent of a Power Purchase Agreement

Energy Service Companies – ESCos – provide designs and implementation solutions for energy savings projects, retrofitting, energy conservation, outsourcing, power generation and supply.

Energy Savings Performance Contracts – ESPCs – accelerate investment in cost effective energy conservation measures without up-front capital costs. ESPCs are partnerships between a property owner/operator and an ESCo which conducts a comprehensive energy audit to identify improvements to save energy, designs and constructs the project as well as arranges the necessary financing.

An ESCO Guarantees the Improvements that Generate Energy Cost Savings

Energy Savings result from lighting upgrades, building automation system and controls. A Flexible Contractual Tool for retailers looking to stabilize utility costs as well as achieve longer term benefits by buying out the contract and take ownership of installed equipment.

ESA Payments are operating expenses designed to be off-balance sheet financing solutions with regular payments similar-to a utility bill.

Outputs Quality and Achievements of Specific Measurable Performance Standards and Requirements

Benefits resulting from the application of ESAs include energy efficiency, water conservation, emissions reduction and streamlined contract funding for energy management projects, through access to private-sector expertise, built-in incentives to provide high-quality equipment, and project commissioning infrastructure improvements. Project management ensures building efficiency and new equipment without upfront capital costs as well as energy and related operation and maintenance cost saving guarantees.

An ESA for Your Building

Business · Conservation · destination management · Efficiency · Logistics

Transactional Based Energy Systems

tools for improving energy efficiency in buildings

Buildings are increasingly technologically sophisticated; however, a transactive approach and platform to coordinate energy systems allowing building owners and grid service providers to participate in a shared energy economy that efficiently utilizes and conserves resources, as well as deliver energy-efficiency services, has yet to be attained.

homes and commercial buildings account for 40 percent of total primary energy consumption

voltec imageManufacturers of building equipment and appliances have developed proprietary platforms that provide limited forms of transactive communication and interfaces, however these platforms are narrowly applied and are not compatible with equipment and appliances from other manufacturers.

Distributed control and sensing software platforms are designed to manage a wide range of applications, including HVAC systems, electric vehicles, distributed-energy and whole building loads. Software agents allow communication between the power grid and physical devices or systems in a building to coordinate energy use and shift energy loads to off-peak times; also, communication between devices within a building and between buildings to facilitate the delivery of energy-efficiency services to buildings.

best practices for use in the small and medium-sized commercial buildings market

Transactional Energy integrates the concepts of transaction-based energy and transaction-based control with a market platform whereby:

transactions are negotiated exchanges of products, services, and rights enabling value allocations;

controls are means of executing transactions through automatic control of building equipment and other energy systems in response to data and value streams;

applications include capabilities, such as mobility, communications, autonomy and self-organization. Transaction-based energy is a structure that combines information, data and energy infrastructure to enable energy-based transactions and services for energy providers and customers and balance all energy needs against available resources.

Transaction-based frameworks describe the digital infrastructure, hardware and communications network that enables the trade of goods and services between participating parties, leading to a better use of available resources and a more efficient power system.

Building diagnostic and controls, primarily in the commercial buildings sector, are being developed and deployed, with application-based systems implementing strategies, that increase efficiency levels while improving resource allocation. Building controls and algorithms can also be part of retrofits in existing buildings, resulting in energy savings over time through improved operation and maintenance.

The introduction of sensors and controls, as well as information technology and communication protocols between the buildings and the electric grid, has led to digitized sensing, metering, controls and communication. This smart grid revolution is adding intelligence to the energy ecosystem, allowing power generators and grid operators to see the system at unprecedented levels of granularity. Added to these developments is the proliferation of photovoltaic cells, small-scale natural gas generators, as well as other distributed generation sources; giving building owners additional opportunities to reduce their energy costs and increase the reliability of their supply.

buildings as dispatchable assets that absorb fluctuations of intermittent renewable energy

Institute of Texan CulturesTransaction-based building controls realize benefits by enabling automatic, market-based intra-building efficiency optimizations on a larger scale and beyond via interactions between various components in a complex energy system controlled by negotiating immediate and contingent contracts on a regular basis in addition to the conventional command and control pattern.

Existing buildings retrofits with transaction-based automatic fault detection and diagnostics and controls technologies on various types of commercial equipment provide insights into current and projected energy use, comfort preferences of tenants and generation capacity from distributed resources. This added technology base fulfills two main purposes:

owners and tenants benefit from the diagnostics, commissioning and retuning capabilities;

sensing and metering technology provide building-specific advice to owners, outlining return on investments and timescales for efficiency upgrades or calculate energy wasted per year.

Downtown Dallas Arts DistrictTransaction-based controls provide specific advice for occupants willing to trade comfort and convenience by adjusting thermostat settings by letting temperatures fluctuate within a pre-determined band and getting compensated for the change:

End-user services include building diagnostics and valuations, which support the operations and maintenance of end-use assets while managing overall customer comfort and convenience.

Market services support the efficient utilization of resources and assets by helping customers modify their energy consumption behavior through mechanisms such as time-of-use and real-time pricing.

Grid services include ancillary or regulatory services, such as equipment power quality related performance modification that buildings could provide using transactive mechanisms, with compensation through new contracts or tariffs.

Social services may include participation in energy efficiency or emissions cap-and-trade markets using transactive mechanisms.

Energy Management for Small and Medium-sized Commercial Buildings

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Business · Conservation · destination management · Efficiency · Logistics

Energy Efficiency Water Conservation and Waste Management

baseline energy and water consumption benchmark performance and best practices

Energy Efficiency is the least expensive solution for simultaneously saving energy, money and creating jobs, lower utility bills, contribute to cleaner air and the protection of human health. Small businesses play a key role in in the national energy economy, as over half the population works in a small business.

Baseline Energy and Water consumption are key to understanding how your property currently uses these resources as well as to benchmark performance, implement energy-saving improvements and engage in best practices in the areas of operations and maintenance, heating and cooling, lighting and the use of office equipment, communications and education, among others.

If Your Energy Operating Costs are Higher than Profit there is Room for Improvement

Small Businesses come in a variety of sizes; 52 percent are home-based while others own or rent commercial building space. Whether you own your building, are a tenant, or work from home, you need lighting, heating, air conditioning, power for equipment, and other energy services. Small business owners are awakening to the potential savings from energy management; 82 percent have already taken at least one step to reduce energy use.

Entrepreneurs local governments and nonprofits achieve financial returns from superior energy management and continuously striving to improve performance. Success is based on regularly assessing energy performance and implementing steps to save money.

Connect with Tema for Energy Water and Waste Solutions

Tema is implementing projects in selected small towns, main streets and historic districts around the United States that focus on tourism, energy efficiency and water conservation in museums, breweries, vineyards/wineries, hotels and other accommodation venues visited by our travel clients.

Participating Local Businesses are provided with a no cost proposal to implement energy savings and water conservation measures.

Ask about Our No Cost Solutions for Your Small Business

The Size and Complexity of the energy efficiency projects your business undertakes is the main factor in deciding who manages project implementation. For something as simple as replacing HVAC filters or replacing incandescent lamps with LEDs, your team can do the work whereas designing and replacing a lighting system will likely require outside expertise and services.

Waste Management manufacturing activities and commercial buildings are responsible for nearly half of the 150 million tons of waste that wind up in incinerators or landfills each year. Tracking waste is an important step in reducing it.