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	<title>Comments for CPE Blog</title>
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	<description>Experts Blog Site. Join the discussion!</description>
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		<title>Comment on Con Edison Steam for Cooling-Is it Still a Viable Alternative? by David F. Bomke, Executive Director, NYECC</title>
		<link>http://blog.cpexecutive.com/new-york-city/con-edison-steam-for-cooling-is-it-still-a-viable-alternative/comment-page-1/#comment-277</link>
		<dc:creator>David F. Bomke, Executive Director, NYECC</dc:creator>
		<pubDate>Wed, 01 Sep 2010 18:55:44 +0000</pubDate>
		<guid isPermaLink="false">http://blog.cpexecutive.com/2010/08/30/con-edison-steam-for-cooling-is-it-still-a-viable-alternative/#comment-277</guid>
		<description>Very thoughtful analysis of an issue that continues to generate a great deal of interest. 

Clearly one of the recurring challenges with using Con Edison Steam is its cost. The cost of steam is driven by many factors in addition to the cost of the natural gas and fuel oil used to generate the steam. Other costs include the cost of the steam system&#039;s massive infrastructure, the cost of utility taxes imposed through City property taxes and a broad range of state and federal taxes, and the labor necessary to convert fossil fuels into end-use steam. The steam system&#039;s load factor adds another dimension to cost, as most of the time the system is under utilized. The system must maintain adequate capacity to meet a peak demand that it may experience only once in a decade, and it must have adequate capacity to meet that load even if the largest steam source is unavailable at that time. As a result of this annual load shape, summer steam rates are already significantly less than winter steam rates

Rates must be designed to ensure equitable allocation of the costs of meeting peak demands as well as the costs of total fuel requirements. Higher demand rates shift emphasis toward recovery from infrastructure investment. Higher energy rates shift emphasis toward recovery from overall consumption. Cost allocation is further complicated by system elements, such as the relatively new plant on the East River near 14th Street, that produce both steam and electricity. Allocating costs from that plant to steam customers drives steam prices skyward. Allocating costs toward electric customers drives electric prices skyward. 

No one wants to bear responsibility for subsidizing another&#039;s energy consumption. There is naturally strong opposition to steam rates that would require electric customers who don&#039;t use steam to subsidize the cost of steam production.

David F. Bomke
Executive Director
New York Energy Consumers Council, Inc. (NYECC)</description>
		<content:encoded><![CDATA[<p>Very thoughtful analysis of an issue that continues to generate a great deal of interest. </p>
<p>Clearly one of the recurring challenges with using Con Edison Steam is its cost. The cost of steam is driven by many factors in addition to the cost of the natural gas and fuel oil used to generate the steam. Other costs include the cost of the steam system&#8217;s massive infrastructure, the cost of utility taxes imposed through City property taxes and a broad range of state and federal taxes, and the labor necessary to convert fossil fuels into end-use steam. The steam system&#8217;s load factor adds another dimension to cost, as most of the time the system is under utilized. The system must maintain adequate capacity to meet a peak demand that it may experience only once in a decade, and it must have adequate capacity to meet that load even if the largest steam source is unavailable at that time. As a result of this annual load shape, summer steam rates are already significantly less than winter steam rates</p>
<p>Rates must be designed to ensure equitable allocation of the costs of meeting peak demands as well as the costs of total fuel requirements. Higher demand rates shift emphasis toward recovery from infrastructure investment. Higher energy rates shift emphasis toward recovery from overall consumption. Cost allocation is further complicated by system elements, such as the relatively new plant on the East River near 14th Street, that produce both steam and electricity. Allocating costs from that plant to steam customers drives steam prices skyward. Allocating costs toward electric customers drives electric prices skyward. </p>
<p>No one wants to bear responsibility for subsidizing another&#8217;s energy consumption. There is naturally strong opposition to steam rates that would require electric customers who don&#8217;t use steam to subsidize the cost of steam production.</p>
<p>David F. Bomke<br />
Executive Director<br />
New York Energy Consumers Council, Inc. (NYECC)</p>
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		<title>Comment on &#8220;CMBS Is Back!&#8221; by Jonathan Price</title>
		<link>http://blog.cpexecutive.com/uncategorized/cmbs-is-back/comment-page-1/#comment-231</link>
		<dc:creator>Jonathan Price</dc:creator>
		<pubDate>Wed, 28 Apr 2010 15:50:55 +0000</pubDate>
		<guid isPermaLink="false">http://blog.cpexecutive.com/?p=466#comment-231</guid>
		<description>There is nothing wrong with CMBS or with securitization as a concept. It is just that the instruments were abused. I am firmly of the view that securitization of cash flows will be an important financial tool for the future.</description>
		<content:encoded><![CDATA[<p>There is nothing wrong with CMBS or with securitization as a concept. It is just that the instruments were abused. I am firmly of the view that securitization of cash flows will be an important financial tool for the future.</p>
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		<title>Comment on Seattle Spring by Tweets that mention Seattle Spring « CPE Blog -- Topsy.com</title>
		<link>http://blog.cpexecutive.com/uncategorized/seattle-spring/comment-page-1/#comment-196</link>
		<dc:creator>Tweets that mention Seattle Spring « CPE Blog -- Topsy.com</dc:creator>
		<pubDate>Thu, 08 Apr 2010 04:15:11 +0000</pubDate>
		<guid isPermaLink="false">http://blog.cpexecutive.com/?p=451#comment-196</guid>
		<description>[...] This post was mentioned on Twitter by Karen Braitmayer, Dawn A. Clark. Dawn A. Clark said: seattle spring - amazon&#039;s new hq comes to our neighborhood http://blog.cpexecutive.com/2010/04/07/seattle-spring/ [...]</description>
		<content:encoded><![CDATA[<p>[...] This post was mentioned on Twitter by Karen Braitmayer, Dawn A. Clark. Dawn A. Clark said: seattle spring &#8211; amazon&#39;s new hq comes to our neighborhood <a href="http://blog.cpexecutive.com/2010/04/07/seattle-spring/" rel="nofollow">http://blog.cpexecutive.com/2010/04/07/seattle-spring/</a> [...]</p>
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		<title>Comment on Banks, CMBS and Life Companies – Different Regulators = Different Approaches When Addressing Work-outs by Don Dibble</title>
		<link>http://blog.cpexecutive.com/uncategorized/banks-cmbs-and-life-companies-%e2%80%93-different-regulators-different-approaches-when-addressing-work-outs/comment-page-1/#comment-187</link>
		<dc:creator>Don Dibble</dc:creator>
		<pubDate>Fri, 02 Apr 2010 17:36:52 +0000</pubDate>
		<guid isPermaLink="false">http://blog.cpexecutive.com/?p=390#comment-187</guid>
		<description>Excelent piece.  I frlt like you were talking about us.</description>
		<content:encoded><![CDATA[<p>Excelent piece.  I frlt like you were talking about us.</p>
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		<title>Comment on Jeff Dunne &#8211; Momentum for 2010 by Free Green tea</title>
		<link>http://blog.cpexecutive.com/new-york-city/jeff-dunne-momentum-for-2010/comment-page-1/#comment-186</link>
		<dc:creator>Free Green tea</dc:creator>
		<pubDate>Tue, 30 Mar 2010 12:29:34 +0000</pubDate>
		<guid isPermaLink="false">http://blog.cpexecutive.com/?p=353#comment-186</guid>
		<description>very well written blog i enjoy reading this site
</description>
		<content:encoded><![CDATA[<p>very well written blog i enjoy reading this site</p>
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		<title>Comment on Chicago: So How Will a Trillion Dollars Be Put to Good Use? by Stephen Frey - AIA, LEED AP</title>
		<link>http://blog.cpexecutive.com/economy/chicago-so-how-will-a-trillion-dollars-be-put-to-good-use/comment-page-1/#comment-32</link>
		<dc:creator>Stephen Frey - AIA, LEED AP</dc:creator>
		<pubDate>Thu, 30 Jul 2009 18:40:01 +0000</pubDate>
		<guid isPermaLink="false">http://blog.cpexecutive.com/?p=77#comment-32</guid>
		<description>Marc,  Thanks for the insights on the Green for Retail Programs.  Have they moved beyond Pilot status yet?  Also, is the portfolio program described in either LEED for Retail - NC or LEED for Retail - CI?  I&#039;m very interested in this idea on behalf of prospective retailers but can&#039;t seem to find details anywhere. Can you or someone else help me?  Please contact me if you can.
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		<content:encoded><![CDATA[<p>Marc,  Thanks for the insights on the Green for Retail Programs.  Have they moved beyond Pilot status yet?  Also, is the portfolio program described in either LEED for Retail &#8211; NC or LEED for Retail &#8211; CI?  I&#8217;m very interested in this idea on behalf of prospective retailers but can&#8217;t seem to find details anywhere. Can you or someone else help me?  Please contact me if you can.</p>
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