Empire State Realty Trust : Sustainability Guidelines
ESRT
Standard Operating Procedures
Effective Date: December 1, 2022
Contents
INTRODUCTION & CONTEXT ................................................................................................................... 6
Objectives ......................................................................................................................................... 6
Scope and Requirements .................................................................................................................. 6
Roles and Responsibilities ................................................................................................................ 7
Empire State Realty Trust Sustainability Matrix ............................................................................... 8
ENERGY & GREENHOUSE GAS MANAGEMENT POLICY ......................................................................... 9
Context ............................................................................................................................................. 9
Objectives ......................................................................................................................................... 9
Responsibility ................................................................................................................................... 9
Asset-Level Requirements .............................................................................................................. 10
Strategies and Guidance ................................................................................................................. 12
Ongoing Monitoring and Evaluation .............................................................................................. 16
Resources ....................................................................................................................................... 17
WATER MANAGEMENT POLICY ............................................................................................................ 18
Context ........................................................................................................................................... 18
Objectives ....................................................................................................................................... 18
Responsibility ................................................................................................................................. 18
Asset-Level Requirements .............................................................................................................. 18
Strategies and Guidance ................................................................................................................. 19
Ongoing Monitoring & Evaluation .................................................................................................. 21
Resources ....................................................................................................................................... 21
SUSTAINABLE WASTE MANAGEMENT POLICY ..................................................................................... 22
Context ........................................................................................................................................... 22
Objectives ....................................................................................................................................... 22
Responsibility ................................................................................................................................. 22
Asset-Level Requirements .............................................................................................................. 23
Strategies and Guidance ................................................................................................................. 24
Ongoing Monitoring & Evaluation .................................................................................................. 27
Resources ....................................................................................................................................... 28
INDOOR ENVIRONMENTAL QUALITY POLICY ....................................................................................... 29
Context ........................................................................................................................................... 29
Objectives ....................................................................................................................................... 29
Responsibility ................................................................................................................................. 29
Asset-Level Requirements .............................................................................................................. 29
Strategies and Guidance ................................................................................................................. 31
Tenant Fit-Out Alignment ............................................................................................................... 44
Ongoing Monitoring & Evaluation .................................................................................................. 44
Resources ....................................................................................................................................... 44
SUSTAINABLE PROCUREMENT POLICY ................................................................................................ 46
Context ........................................................................................................................................... 46
Objectives ....................................................................................................................................... 46
Responsibility ................................................................................................................................. 46
Asset Level Requirements .............................................................................................................. 46
Ongoing Monitoring & Evaluation .................................................................................................. 49
Resources ....................................................................................................................................... 49
CLIMATE CHANGE ADAPTATION & RESILIENCE POLICY ...................................................................... 50
Context ........................................................................................................................................... 50
Objectives ....................................................................................................................................... 50
Responsibility ................................................................................................................................. 50
Asset-Level Requirements .............................................................................................................. 50
Strategies and Guidance ................................................................................................................. 51
Ongoing Monitoring & Evaluation .................................................................................................. 53
Resources ....................................................................................................................................... 53
APPENDIX: RESOURCES & TEMPLATES ............................................................................................... 55
APPENDIX: GLOSSARY ..................................................................................................................... 55
APPENDIX A: ASHRAE 62.1 Ventilation System Maintenance Checklist ........................................ 57
APPENDIX B: ASHRAE 62.1 Minimum Ventilation Rates in Breathing Zone ................................... 59
APPENDIX C: New York City Minimum Ventilation Rate Requirements ........................................ 62
APPENDIX D: Sample IPM Tracking Tool ........................................................................................ 65
APPENDIX E: Sample Green Cleaning Tracking Tool ....................................................................... 66
APPENDIX F: ESRT HIGH PERFORMANCE DESIGN AND CONSTRUCTION GUIDELINES ................... 67
APPENDIX G: Climate Change Risk Assessment Checklist .............................................................. 82
Appendix H: Energy Management Plan .......................................................................................... 84
APPENDIX I: Sample Energy Conservation Project Tracking Log .................................................... 91
APPENDIX J: ESRT Demand Response Enrollments ........................................................................ 92
APPENDIX K: Demand Response Brochure ..................................................................................... 93
APPENDIX L: Tenant Demand Response Notification E-Mail Template ......................................... 95
APPENDIX L: Tenant Demand Response Email Notification Sample .............................................. 96
APPENDIX M: Waste & Recycling Signage ...................................................................................... 97
APPENDIX N: Waste Walkthrough Checklist .................................................................................. 98
APPENDIX O: Waste & Recycling Tracking Log ............................................................................. 101
APPENDIX P: NYC Waste & Recycling Collection Methodologies ................................................. 102
Appendix Q: Sustainable Procurement Ongoing Consumables Tracking Log .............................. 103
INTRODUCTION & CONTEXT
Buildings presently consume 70% of electricity in the US and account for almost 40% of Greenhouse Gas (GHG) emissions. Empire State Realty Trust has been at the forefront of sustainability with industry leading energy efficiency and sustainability approach and initiatives, and it is critical for our organization to integrate sustainability throughout our organization and at all of our assets.
The management and ongoing operations of our assets represents an opportunity for Empire State Realty Trust to optimize energy efficiency, reduce waste, promote sustainability and indoor air quality across our portfolio and demonstrate our innovation and leadership in the industry. By establishing portfolio level goals and priorities, asset level standards and requirements, resources, and responsibilities, these guidelines will help ensure that asset operations and functions are an active part of ESRT's commitment to providing top tier workplaces for our tenants, and advance the communities we live and work in.
Objectives
The Sustainability Guidelines are intended to accomplish the following goals:
1. Formalize Empire State Realty Trust's (ESRT) environmental strategy and focal points across all standing asset operations
2. Define clear sustainability goals at both the Portfolio and Asset levels, with associated timelines, metrics, and responsibilities
3. Provide a reference document of standards and best practices for Property Managers and Building Operations Staff
4. Drive asset-level action towards the achievement of ESRT'S portfolio-wide sustainability goals
5. Improve the environmental performance and reduce the operational costs of standing assets
Scope and Requirements
The Sustainability Guidelines address ESRT's operational targets at both the portfolio and asset levels. At the portfolio level, it outlines the near- and long-term goals associated with each policy topic, as well as the actions and tracking items required to evaluate progress. At the asset-level, it provides property managers with set standards and requirements for implementing each policy topic, recommends best practices and establishes documentation and timelines for demonstrating compliance.
The objective of this document is to establish criteria and methodology specific to ESRT's overall sustainability objectives, which should be adopted universally across the portfolio and may be customized as needed as applicable to individual assets. The Sustainable Guidelines shall be implemented for all standing assets whose operations are under the control of Empire State Realty Trust. All applicable asset-level strategies and operational best practices under each policy topic shall be implemented to the best of each property team's ability. The guidelines are implemented amongst the entire portfolio which includes:
111 West 33rd
250 W 57th
501 Seventh
1333 Broadway
1350 Broadway
1359 Broadway
1400 Broadway Empire State Building One Grand Central Place First Stamford Place
The Victory - 561 10th Ave The Chesapeake - 345 E 94th St Metro Center
561 10th Ave
345 E 94th St
10 Union Sq East
77 W 55th St
1010 Third Ave
1542 Third Ave
103-107 Main St
Roles and Responsibilities
Driving change and achieving material gains in real estate environmental performance requires close collaboration and a continuity of effort among all links in the chain - from executives to property managers, building engineers, maintenance staff, vendors and tenants. ESRT's SVP and Director of Energy and Sustainability shall be primarily responsible for
administering the Sustainability O&M Guidelines on a programmatic level, including:
• Ensuring property management teams are informed of and trained on the policies
• Tracking progress towards portfolio-level goals
• Communicating progress and achievements internally
• Performing periodic updates and communicating updates to property managers and other parties
It is the responsibility of all ESRT property management teams to demonstrate a working knowledge of the Sustainability Guidelines. Property Managers should be responsible for implementing the asset-level strategies as described in the policy, including:
• Adhering to standards specified
• Ensuring staff execution of policy
• Ensuring any contracted vendors are informed of and adhere to policy procedures
• Maintaining tracking documentation as specified in the policies
• Utilizing best practices
Building and site walk-throughs may be completed routinely by ESRT personnel to ensure policy adoptions and proper application.
Empire State Realty Trust Sustainability Matrix
ESRT has developed a customized approach to comprehensive energy efficiency and sustainability at our properties and is summarized in our ESRT Portfolio Sustainability Matrix which highlights the measures implemented across the portfolio. These measures align with the overall approach outlined in the Sustainability Guidelines.
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ENERGY & GREENHOUSE GAS MANAGEMENT POLICY
Context
Buildings account for approximately two-thirds of New York City's total GHG emissions. Owners and managers of commercial properties have a large role to play in meeting New York's carbon reduction goals as part of the overall goal to mitigate the impacts of climate change. Ensuring that building operations are energy efficient not only reduces emissions but also decreases building operational costs.
Empire State Realty Trust is dedicated to reducing the energy and carbon footprints of its properties wherever feasible.
New York City established a goal to reduce greenhouse gas emissions 40% by 2030 and 80% by 2050. Through participation in NYC's Green Code Task Force, 80X50 Technical Working Group, NYC Mayor's Carbon Challenge and the Climate
Mobilization Act Local Law 97 Advisory Board, among other initiatives beginning in 2007, ESRT has committed to adopting and supporting the goals set forth by the city.
Objectives
Frequency
Ongoing
Ensure all property managers have access to and are familiar with their building's profile in ENERGY STAR Portfolio Manager
One-Time
✔ ✔ ✔
Standardize energy and GHG emission metrics and reporting cycle across all assets
Evaluate compliance of all assets with the 2024 targets set by 2019 NYC Carbon Emission Limits Law (LL97/2019) and develop strategy to comply with future targets.
Quarterly Annual
Strive to ensure that whole building energy and GHG emissions is equal to or less than the GHG emissions from the prior year, normalized to weather and occupancy
Report whole building energy and GHG emissions usage on a quarterly basis in ENERGY STAR Portfolio Manager at all assets
Review and report on tenant submetered electricity data on a regular basis.
Ongoing Ongoing Ongoing
Responsibility
Portfolio Manager Property Manager Building Engineer
Sustainability
Goal
Team
✔Commented [FT1]: Agree with this statement. But do we need to be cautious on wording? What if we have an unusually cold/hot year? What if the building occupancy ✔doubles?
✔
✔ ✔ ✔
Commented [DS2R1]: Agree, and great point. Can add "based on normalization for weather and occupancy". Please also review for building engineer checks - I would add a check under building engineer for item one and modify it to say "and building engineering teams have access to…"
We might add a column for ESG Team as we need to support with these. Anything else to add here?
Commented [FT3]: This row needs some check marks…
Building Engineer and Property Manager
Commented [FT4]: Should we include these two positions in the matrix above?
It is the responsibility of Portfolio Managers, Property Managers, Leasing Managers., Tenant Services Coordinators,Commented [DS5R4]: We don't call them this - I think
Engineering Teams, and Sustainability Team to be aware of best practices and guidelines in this plan and implement where
theyre still property managers and leasing agents either way.
possible for all assets under Empire State Realty Trusts' control. The Portfolio Manager will request updated Demand
Response Plans from managers quarterly and will post same to Demand Management System (DMS).
Asset-Level Requirements
Part I: Baseline
To implement the Energy and Greenhouse Gas Management Policy, it is necessary to first understand what current factors impact energy consumption and GHG emissions. ESRT utilizes the EPA's ENERGY STAR Portfolio Manager tool across all assets to track and report energy consumption and corresponding greenhouse gas emissions.
The following best practices will help to assess current conditions and identify opportunities for improvements:
Energy
• Tracking: Ensure that the asset has an ENERGY STAR Portfolio Manager profile set up, including:
o Current usage, occupancy, floor area and schedule data
o Complete and up-to-date whole-building energy and water values for all active meters
• Building Energy Audit: Conduct an energy audit that meets both the requirements of the ASHRAE preliminary energywater, etc) use analysis and an ASHRAE Level 2 energy survey and analysis identified in the ASHRAE Procedures for Commercial Building Energy Audits or equivalent. ASHRAE Level 2 Audits evaluate building energy consumption by end use and identify areas with the greatest opportunities for improved efficiency. ESRT meets or exceeds the prescriptive definitions and processes set forth for an ASHRAE Level 2 Audit. ESRT meets and exceeds the requirements of NYC's LL87, which requires an energy audit and retro-commissioning every ten years, based on the block and lot number of the property. Properties who have completed a Level 2 audit can also conduct an ASHRAE Level 3 audit, which builds on the findings and recommendations of a Level 2 audit by offering more in-depth engineering analysis of potential changes. ESRT's 2.0/LL97 analysis process exceeds the prescribed scope of an ASHRAE Level 3 audit. Before pursuing an ASHRAE Level 2 or Level 3 audit, confer with your portfolio manager and the SVP and Director of Energy and Sustainability to determine the appropriate approach to pursuing an energy audit.
• CFR & OMP. Prepare and maintain current facilities requirements (CFR) and operations and maintenance plan (OMP) that contains the information necessary to operate the building efficiently. The plan must include the following:
o a systems narrative describing the mechanical and electrical systems and equipment in the building;
o a current sequence of operations for all equipment described in the systems narrative;
o the building occupancy schedule;
o equipment run-time schedules;
o setpoints for all HVAC equipment;
o setpoints for lighting levels throughout the building;
o minimum outside air requirements;
o any changes in schedules or setpoints for different seasons, days of the week, or times of day; and
o a preventive maintenance plan for all building equipment described in the systems narrative.
• Refrigerant Management. Document complete schedule of existing mechanical cooling and refrigeration equipment, including equipment type, refrigerant used, installation date and manufacturer.
o Identify if any refrigerants with high Global Warming Potential (greater than 2,500 GWP) and Ozone Depletion Potential are in use. (i.e. any CFC-based refrigerants, which are currently banned by the Montreal Protocol, such as R-22, R-11).
• All CFC-based refrigerants were phased out of manufacturing by 2005
• HCFC-based refrigerants will be phased out of manufacturing in the coming years. However, existing supplies may still be available after the phase-out date. See below for phase-out dates for commonly used HCFC-based refrigerants.
Phase Out Date
Refrigerants
January 1, 2020
R-22, 401A, 402A, 408A, 409A, 414B, 502A, 508A
January 1, 2030
R-123, 134A, 236FA, 402B, 404A, 407A
407C, 407D, 410A, 507/507A, 508B
Green House Gas Emissions
• Standardize GHG tracking: Standardize tracking in accordance with the Greenhouse Gas Protocol Corporate Standard to track Scope 1 (Direct Emissions), Scope 2 (Indirect Emissions) and Scope 3 (Tenant Emissions)
o Utilize theCorporate Accounting and Reporting Standard for a step-by-step guide to quantifying portfolio wide GHG emissions
• Identify GHG risks: Identify risks associated with potential carbon performance legislation (i.e. local law compliance)
• Identifying cost effective reduction opportunities: Review GHG emissions per asset and identify any top and low performers to conduct a more in-depth analysis to prioritize and identify cost effective reduction opportunities.
• Set GHG reduction targets: Begin setting GHG targets, measuring and reporting progress. Consider aligning targets with local carbon reduction goals, including NYC target of 80% reduction by 2050.
• Participate in NYC Carbon Challenge: At the asset level, ESRT participates in the NYC Carbon Challenge. This program is a voluntary leadership initiative where organizations and buildings commit to reduce greenhouse gas emissions 30% or more over 10 years. Participation in the NYC demonstrates an organization and building's commitment to supporting NYC's energy and greenhouse gas reduction goals. More information on the program can be found in the Resources section.
Part II: Performance
The steps below outline the strategies for the Property Managers, Engineers, and on-site building staff to improve asset energy and emissions performance.
• Set and Track towards Performance Goals: Utilize ENERGY STAR Portfolio Manager (ESPM) to benchmark and track whole-building energy and GHG emission data on a quarterly basis. It is important for Property Managers andCommented [SB10]: Include information for property Portfolio Managers to support and execute this data collection process to avoid data gaps. If a building has a score ≥ 75 it is eligible for an ENERGY STAR label designation and, shall be pursued each year.
• Identify the largest source of GHG emissions from each asset and focus on energy savings measures related to reducing the usage from this energy source.
• Ensure Energy Conservation Best Practices are in place. See Strategies and Guidance section below for more information.
• Refrigerant Phase-Out Plan: Develop and implement a plan to phase-out, within ten years, any assets with refrigerants with high Global Warming Potential (greater than 2,500 GWP) and Ozone Depletion Potential (i.e. replace any CFC-based refrigerants with legal and nonhazardous alternatives, such as R-410A).
• Perform HVAC system maintenance at regular intervals as recommended by the equipment manufacturers. Develop a building-specific comprehensive system maintenance manual and schedule-based checklist for engineering and maintenance staff. Track to ensure all maintenance tasks have been completed and follow-up to remediate anomalies discovered during routine maintenance.
managers and portfolio managers about executing a data collection process to avoid data gaps.
Commented [FT11R10]: Dana, what does this look like?
Commented [JW12R10]: Complete
Commented [SB13]: Include eligibility requirements for ENERGY STAR rating
11
Disclaimer
Empire State Realty Trust Inc. published this content on March 25, 2025, and is solely responsible for the information contained therein. Distributed by Public, unedited and unaltered, on March 25, 2025 at 19:33:08.345.