Ops Talk Magazine Fall 2014

Covering all aspects of educational facilities and operations.

Ops Talk

PUBLICATIONS MAIL AGREEMENT #40934510

Fall 2014

21st century learning: ww a w.efmabc.c

Oak Bay School maintains a tradition of excellence and innovation

UP TO

$

45,000

R E B A T E Efficient commercial boilers 14-182.6_Murb_Boiler_Ad_7.5x9.5_BW-P1.indd 1

6/6/2014 10:59:57 AM

We do it by the book.

• 3 strategic locations in the Lower Mainland and Whistler • Over 80,000 sq. ft. of warehouse space

• Canstar staff monitored Call Centre • State-of-the-art technology • Experienced and compassionate staff

restoring your peace of mind

tf. 1.866.578.3138

www.canstarrestorations.com

COMMERCIAL CONDENSING BOILER SL 80-399 / SL 80-399 Ti 80,000 to 399,000 BTU/H

The

Superior

Commercial Solution

In today’s energy conscious world choosing the right heating system is crucial to maximizing a buildings energy savings and environmental impact. The cost effective solution to any application.

Whether the application is a retrofit or new construction combining the SL 80-399 boiler with the flexibility of the Multiplex Racking Systems and IBC’s new touchscreen controller the options available are endless.  New Touch Screen Boiler Controller

Express setup Remote monitoring & diagnostics Easy USB programmability True native BACnet Intuitive alert system Easy homeowner DHW temp adjust

 Multi boiler communication up to 9.5 million Btuh(24 boilers) without additional controls

is 80,000 Btu/h all the way up to 9.5 million Btu/h in 1000 Btu/h increments

 DDC Control 0-10 VDC or 4-20 mA without additional controls  95.7% Efficiency - CSA 4.9 - 2010  Optional 316 Ti titanium heat exchanger  Built-in 4-load priority management and switching  DHW opt out priority for multi boiler systems  Industry leading turndown ratio of 5:1  Built-in outdoor reset control of water temperature  Venting up to 480 feet  Various Multiplex Racking & rack only options available Multiplex Racking Specifically designed for the SL 80-399 Download the online Brochure

Better Boilers

www.ibcboiler.com

 With 24 boilers turndown ratio is 120:1 = min. firing rate range

Ops Talk Covering all aspects of educational facilities and operations.

In this issue

Published by: DEL Communications Inc. Suite 300, 6 Roslyn Road Winnipeg, Manitoba R3L 0G5 www.delcommunications.com

President’s message – Steve Smoroden................................................................8 EFMA past presidents.............................................................................................9

President David Langstaff

School Safety Association of B.C. introduces new name and online services......................................................... 10

Publisher Jason Stefanik

John Garossino: Still having fun after 24 years in operations........................... 12

Managing Editor Katrina Senyk katrina@delcommunications.com

The bucket list – School District No. 37 celebrates two big wins..................... 14 ew $15-million expansion/renovation re-invigorates N Okanagan Mission Secondary School................................................................ 16

Advertising Sales Manager Dayna Oulion

High-efficiency DHW in schools.......................................................................... 20

Advertising Sales Gary Barrington Donna Burner Jennifer Hebert

1st century learning: Oak Bay School maintains 2 a tradition of excellence and innovation............................................................ 22 Thoughts on: Relationships – Chuck Morris....................................................... 26

Production Services Provided by: S.G. Bennett Marketing Services www.sgbennett.com

Smart-building technology spending projected to triple by 2018................... 28

Art Director Kathy Cable

omprehensive service: Tremco Roofing and C Building Maintenance delivers on all counts..................................................... 30 Think change – Equipment selection makes all the difference........................ 32

Layout & Design Joel Gunter

rading Places: New $7.4-million North Kamloops Secondary Trades and T Technology Centre offers introduction to apprenticeship programs.............. 34

Advertising Art Sheri Kidd Dana Jensen

Mansonville Plastics (B.C.) Ltd. & Group of Companies – Korolite Engineered Panel Structures Ltd. services increasing demand for steel-insulated sandwich panels.................................. 36 Fort St. John schools receive $80,000 for new shop class equipment............. 38 Grundfos – Improving on what works................................................................. 40 Index to advertisers.............................................................................................. 42

©

Copyright 2014. EFMA B.C. All rights reserved.

The contents of this publication may not be reproduced by any means, in whole or in part, without the prior written consent of the publisher.

While every effort has been made to ensure the accuracy of the information contained herein and the reliability of the source, the publisher in no way guarantees nor warrants the information and is not responsible for errors, omissions or statements made by advertisers. Opinions and recommendations made by contributors or advertisers are not necessarily those of the publisher, its directors, officers or employees.

Publications mail agreement #40934510 Return undeliverable Canadian addresses to: DEL Communications Inc. Suite 300, 6 Roslyn Road Winnipeg, MB R3L 0G5 Email: david@delcommunications.com PRINTED IN CANADA 11/2014

6

DEL

Communications Inc.

Ops Talk • Fall 2014

Helping to teach an old fixture

a lesson in savings.

Save energy and operating costs by switching your existing T8 fluorescent lamps to Philips InstantFit LED T8 lamps. Within minutes you can enjoy up to 41% savings in energy while reducing your lighting operating costs and extending the life of your system. These energy-saving solutions fit into existing linear fluorescent fixtures and provide excellent light levels by utilizing an existing instant start fluorescent ballast. Available now at your local WESCO Distribution branch.

Visit www.wesco.ca for contact information.

Interested in trying out the InstantFit LED T8 for free?

Email therightmove@philips.com to request a free sample.*

* While quantities last.

EFMA PRESIDENT’S MESSAGE

Steve Smoroden Well, what a summer it was! With the major challenges experienced due to job-action delaying or putting on hold many major AFG work, some districts found they lost an entire summer of AFG work; others were delayed starting this work, which continued into the start of the school year – creating a challenging work environment in which to complete these tasks, now that students are back in class.

But these type of challenges are not new to us; as professionals, we have always been able to overcome any adversity thrown our way and complete the tasks at hand.

Our 50th annual conference was a great success, with many learning and networking opportunities, as well as a great trade show. Did you know Elvis was in the building?

The executive team is currently reviewing our association’s strategic plan to keep up-to-date and on course for our members – and of course, planning our 51st annual conference for June 2015, to which you are all invited too!

This year’s theme will be “The Beat Goes On” – this refers to the need for our professional association to maintain momentum, to not miss a beat, while we enter our 51st year as an association.

For the 2015 annual EFMA conference, building on the excellent legacy of our past members, we have built and maintained not only an incredible associa-

8

Ops Talk • Fall 2014

tion, but also a public school infrastructure – something of which we can all be proud.

We, as the current leaders in the public education sector, need to maintain our capital resources for future generations, as well as boldly look into the future with advanced building and maintenance technology; all while upholding to new more rigorous environmental standards in all that we do to both build new and maintain our existing buildings.

As we maintain and build new greener and cleaner buildings, we are making our schools safer for our students, teachers, and staff; as well, the environmental footprint we leave is smaller than ever before.

I would like to encourage all of you to pay it forward: share your knowledge and your expertise with all our members by participating in your zone meetings, sharing your successes with fellow members, submitting an article to Ops Talk magazine, and participating in the annual EFMA conference.

As Aristotle said: “The whole is greater than the sum of its parts.”

I believe this to be true of our association. You are all valuable members and I wish you the best in the school year ahead.

Cheers, Steve Smoroden

EFMA past presidents

Back row, left to right: John Garossino (2006/2007); Bruce Mclean (2010/2011); Ken Janzen (2011/2012); John Merriott (1994/1995); John Van Tol (2000/2001); and Steve Jackson (1996/1997 and 2009/2010). Front row, left to right: Peter Orjala (2013/2014); Glenn Miller (2003/2004); Tom Louie (2012/2013); Ron Mason (1981/1982); and Bob Hardy (1997/1998 and 1998/1999).

Missing from the group photo is Lisa Johnston (2005/2006) and Chuck Morris (2007/2008); see photos at far right.

Do you know what time it is?

Neither do we! We’re building like mad for people like you and don’t have time to watch the clock! Our Modular Classrooms are custom built and have many value-added features. Enhancing it’s performance, making teaching and learning a better experience for teachers and students alike. Try it, you may like us!

Our Company may be sixteen months old but all our staff have been building modular for a number of years. Our goal is to provide a building that performs well, has a number of value-added features and is competitively priced. From start to finish we work with you, our Client.

Your specifications are adhered to unless you approve change. Now that’s PERFORMANCE! Think AURORA CASCADE when thinking about a modular.

Plant location 6550 Unsworth Road, Chilliwack B.C. T: 604.316.1108 | E: info@auroracascade.com W: www.auroracascade.com

AURORA CASCADE The Smart Choice

Educational Facility Managers Association of B.C. | www.efmabc.com 9

School Safety Association of B.C.

introduces new name and online services

By Lisa Fattori

Formerly the B.C. School Safety Association, the re-branded School Safety Association of B.C. (SSABC) has been operating since 1999. The association works to develop and increase knowledge, skill and efficiency of its members in the fields of health and safety, and to promote cooperation between the SSABC and other groups in the education sector. With membership from occupational health and safety professionals from 29 school districts across the province, SSABC’s work in providing support, information and standards for best practices is instrumental in fostering a culture of workplace safety in B.C.’s schools.

10

Ops Talk • Fall 2014

“The SSABC is a collective of occupational health and safety professionals who work together and collaborate on many issues,” says Collette O’Reilly, the SSABC’s newly elected president.

“The SSABC is a collective of occupational health and safety professionals who work together and collaborate on many issues,” says Collette O’Reilly, the SSABC’s newly elected president. “The association has helped to raise the profile of health and safety in the K-12 sector and has made a fundamental cultural

difference in the health and safety of our schools.”

The SSABC was born out of an informal group of school district health and safety managers, who began meeting in 1990. The group met to share concerns and solve problems concerning school district compliance with Workers’ Com-

pensation Board regulations. Today, the association has representatives that sit on several advisory committees, including WorksafeBC and the Schools Protection Program (SPP), and has formed partnerships with other organizations, including EFMA B.C. One of the SSABC’s accomplishments was the development of the MSDSfetch system for Material Safety Data Sheets, which provides B.C. school districts with safety and emergency information on hazardous products. The online system offers convenience and more readily available information in complying with Workplace Hazardous Materials Information Systems (WHMIS) regulations, and is currently in transition and compliance with the Global Harmonized System (GHS). Owned and operated by the Vancouver School Board’s Health and Safety Department, MSDSfetch supports school districts, municipalities and other public organizations with their inventory, updating and retrieval needs.

The SSABC also played a role in supporting guidelines for Youth Safe Outdoors (YSO), which has become the provincial standard for public school outdoor activities and field trips. Funded by a grant from the Workers’ Compensation Board of British Columbia, expert panel projects had participation by the SSABC in establishing strategies and standards appropriate to B.C.’s public school districts. The SSABC also helped to create A Clean Sweep, a flip-out booklet that serves as a guide to safer custodial work to reduce the risks of sprain, strain and injuries.

“Custodians have one of the highest injury rates in the school environment,” O’Reilly says. “The flip-book covers everything from ergonomics to how to avoid slips and falls. It’s been used in

B.C. schools since 2007, and will be converted to an online resource this year.”

The SSABC’s executive meets several times a year, holds an AGM and participates in several safety-related conferences. Zone meetings for school districts in various regions throughout the province provide the opportunity for members to address current issues and to formulate performance-based solutions that best suit a particular organization.

Health and safety topics, including working alone or in isolation, violence in the workplace, chemical safety, emergency preparedness, autohoist inspections, electrical safety, and lock-out protocols for machinery are a sampling of issues under discussion. From noise and voice dysfunction in schools to the provision of Automated External Defibrillators (AED), the SSABC keeps abreast of the latest topics, technologies, and health and safety risks to make informed recommendations.

“For example, we recently discussed again and reviewed violence in the workplace risk assessments – considering frequency and severity of injury – and then discussed controls for hazards common to most districts,” O’Reilly says.

In addition to re-branding its name, the SSABC will launch a website in the near future (www.schoolsafetybc.ca) and is excited to be able to offer members convenient online services.

“We plan to teleconference more and more with our members and, with our new website, there is an even greater opportunity for collaboration,” O’Reilly says. “The website will have sharable resources on health and safety, as well as a forum where members can ask questions from one another and gain valuable experience and expertise from others.”

Interested in information about the SSABC? Please contact the association directly at society@telus.net. b

Commercial Industrial Healthcare Education Government Residential

Vancouver 604-526-3154 Prince George 250-564-6178 www.TheFilterShop.com

®

Manufacturing & Distribution of HVAC Filtration Products Across Western Canada Educational Facility Managers Association of B.C. | www.efmabc.com 11

John Garossino: Still having fun after 24 years in operations

By Gloria Taylor

After 24 years in operations at British Columbia schools, John Garossino has learned a lot about taking care of the physical needs of the schools under his jurisdiction. But looking back on a satisfying career, he’s also developed a keen appreciation for how valuable it is for individuals to find the career path that is right for them. And that includes enjoying your work.

“You’ve got to enjoy your work. If you don’t have fun doing what you do then you shouldn’t be doing it,” emphasizes John.* John’s career in public education started as a custodial shift supervisor in 1990 in Delta, B.C., with School District No. 37.

He attributes his success in advancing to the assistant manager’s position in that district, and his ability to advance to the position in Kamloops, later in his career, to the mentorship that he received from his manager, John Vantol. Both are members of the Educational Facility Managers Association of British Columbia (EFMA B.C.), formerly the School Plant Officials Association of British Columbia (SPOA B.C.).

12

Ops Talk • Fall 2014

John moved in March of 1999 to School District No. 73, as manager of custodial services/occupational health and safety in Kamloops. In 2004, he moved into the operations manager’s position in the same district, where he was mentored under the leadership of another SPOA/ EFMA member, Art McDonald.

In September of 2007, John became director of facility services with the Coast Mountains Board of Education in Terrace, B.C. After a rich and full career, where he obtained the kind of experience that makes him an asset in any operations position, John considered retirement last year – but not for long. When a job opportunity became available last December, he applied, and happily accepted, a position as manager of maintenance services for School District No. 22 in Vernon, where he started a new career this past March.

John and his wife Lisa had plans to retire in their home in the Kamloops area.

Since Lisa had an opportunity to transfer from her work in September, she moved to Kamloops, where John was going to

join her upon retirement.

He says he is very fortunate that Lisa has a great sense of humour and adventure. “After 32 years, we both can still go with the flow and find the positive things in any situation,” he smiles.

Today, he puts his wide experience to work running the trades crews, from carpenters and groundskeepers to electricians and plumbers, among many other duties.

Once again, he says he was prepared to make a five-year commitment to his new job – “as long as they’ll have me and as long as I’m having fun” – despite having to delay his ambition to someday teach scuba-diving, a sport he and his wife both love.

He chuckles at the thought, but there is another reason; a personal reason, he confides, that his current job is just perfect at this time.

“I work with a great maintenance team here, with lots of support from the district; but the real benefit is Lisa and I are close to our children and grandchildren. It really is a blessing being able to visit the grandkids and be a part of their lives!”

“The most fulfilling thing in my professional life has been being able to make a difference in people’s lives and giving them those opportunities to succeed.”

“The reason I got involved with [EFMA B.C.], and continue to be involved, is that it is a network of knowledge that has enabled me to learn and make long-lasting friendships. In the association, we work diligently in welcoming new members, promoting networking, building lasting friendships and sharing information throughout the province.”

John enjoys overseeing the technical work of staff – he admits to having an eye for detail, balance and a job well-done – and is proud of the strong departments he has built in previous positions; but he also enjoys mentoring employees so that they can advance in their own careers.

“I find it extremely satisfying, seeing processes improve and employees being empowered. The other thing I find really fulfilling, particularly in my last position, was being able to mentor a younger staff group: teaching my staff how to strategically think in regards to the district, how to get the most out of the building systems, and building good relationships and good teams.

“I also found it fulfilling being able to work with my district on succession planning and assisting one of my managers to gain the experience necessary to step

into the director’s role within that organization. The most fulfilling thing in my professional life has been able to make a difference in people’s lives and giving them those opportunities to succeed.”

John is going through yet another learning process – that of getting to know a new district, new facilities, new staff and a lot of different processes.

A great asset has been the learning opportunities and support available through EFMA B.C. He has spent seven years in various executive positions, including being president in 2006 (SPOA B.C.), director for four years, as well as being vice-president and past president, doing everything from representing the association to running the bursary program.

“The reason I got involved with the association, and continue to be involved,

is that it is a network of knowledge that has enabled me to learn and make longlasting friendships. In the association, we work diligently in welcoming new members, promoting networking, building lasting friendships and sharing information throughout the province.”

While retirement is not top-of-mind at present, John is prepared for the time when he and his wife can spend more time travelling, enjoying their family, following the sun and scuba-diving.

For now, the manager of maintenance services for School District No. 22 is content to continue to learn all he can in his current job and enjoy each day. b *Editor’s note: The publisher respected interview subject’s preference to use his first name throughout the article, instead of his last.

Educational Facility Managers Association of B.C. | www.efmabc.com 13

The bucket list School District No. 37 celebrates two big wins

By Jillian Mitchell

South Delta Secondary School superlab.

For a school district director of facilities, nothing is more satisfying than scratching an item off the to-do list. This year, Frank Geyer of Delta School District No. 37 was able to cross off two – the South Delta Secondary School and the Delta Community College projects.

South Delta Secondary School To the tune of $10.2 million, the South Delta Secondary School project is the district’s largest current project. The two-storey facility, which boasts 1,350 students between grades 8 and 12, received a seismic retrofit beginning early July 2013, with a target completion of late October 2014.

For Geyer, this project is one near and dear to his heart. “When I came to the district in 2002, I did a tour of all the buildings. I looked at the science wing of this building, which was arguably the most dated, neglected group of classrooms I’d ever seen in my career,” says the director of facilities and planning of the 40-year-old facility. “It was on my career bucket list to do something about it.”

14

Ops Talk • Fall 2014

Geyer and his team were finally able to put forth the South Delta Secondary seismic upgrade project application, which included a major renovation to the science wing, in November 2012. By June 2013, funding had been secured through a number of sources – the Ministry of Education Capital Plan, the sale of Tsawwassen School Reserve, the Delta School District’s Annual Facility Grant and local capital accounts, FortisBC, and the Tsawwassen Rotary Club – and temporary portables were subsequently moved on-site to assist with the project’s seven phases of construction.

A project highlight for Geyer was the $1-million total renovation of the science wing carried out as part of Phase 1, involving a basic reconfiguration of eight combination classroom/lab rooms into a brand-new “superlab” with eight smaller, multi-use classrooms. The new lab features new walls, doors, flooring, and cabinetry; higher ceilings; energyefficient lighting and controls; new heating and distribution systems; and new furniture and A/V equipment.

Additionally, the superlab boasts a “cool new look,” as facilitated through

the feature wall (in the school’s signature yellow) at the entry way and the vinyl accent flooring, and custom woodwork that includes repurposed butcher-block countertops from the original 1973 lab/ classroom tables.

In addition, Phase 1 included the complete structural upgrade of the classrooms directly beneath the second-floor science wing, major re-roofing to 40 per cent of the school, and the replacement of 50 gas-fired rooftop heating units with 300 per cent efficient air-source heat pumps. Phase 2, which was completed in December 2013, saw the completion of the reroofing and the start of another seismic upgrade involving the six southernmost classrooms. Phase 3 focused on similar upgrades to the computer, art and graphics classrooms, along with the repainting of the main floor corridor and advance work in the shops block, all of which were completed over Christmas break.

Wrapping up the project’s classroom block work, Phase 4 involved the temporary relocation of administration and library services into the upgraded classrooms, which enabled asbestos abate-

Delta Community College.

ment to proceed in Phase 6 areas over spring break. Phase 5 completed the seismic upgrade of the shop blocks in April 2014, while Phase 6 encompassed upgrades of the library and administration blocks in time for the 2014 school year’s commencement. Non-structural seismic work and asbestos abatement at the south end’s gymnasium, cafeteria and theatre, as well as the construction of a landscaped outdoor amphitheatre (dubbed the “Heart of Tsawwassen”) mark the seventh and final phase of the project.

Geyer shares that summer 2013 was very productive – at one point, four crews were running, two on double shift.

According to the director of facilities, the project’s team, which included prime consultant Ausenco Engineering Canada Inc., construction manager Unitech Construction Management Ltd., and sub-consultants Craven Huston Powers Architects and Rocky Point Engineering Ltd., is right on track for the mid-fall completion.

“This is a dream team for me, as project manager. Everybody gets along. Everybody’s got their eyes on the prize,” Geyer says. “As a result, we’ve been able to take something from various resources and stretch it into something pretty magical. We’re very happy.”

Delta Community College The municipality of Delta will be welcoming its first post-secondary institution in fall 2014, Delta Community College. The new college is situated on the former site of North Delta Secondary

School Alternate Education portables at the intersection of 83rd Avenue and 116th Street in North Delta.

Construction of the $2.6-million facility commenced September 2013 and wrapped as scheduled in late August 2014, just in time for the fall term, thanks to the project’s team, which included prime consultant Graham Hoffart Mathiasen Architects, construction manager Unitech Construction Management Ltd., and sub-consultants John A. Wallace Engineering Ltd. (structural), Rocky Point Engineering Ltd. (mechanical), Jarvis Engineering Consultants Ltd. (electrical) and H.Y. Engineering Ltd. (civil). Landscaping, move-in and minor tweaks, however, will continue on site over the following few months.

The new 1,409-square-metre facility features eight full-size classrooms, a computer lab, staff and student lounges, an advising room, child care facility, and an atrium computer area with modern amenities. Also on site is a 60-vehicle parking lot and fenced playground.

The new college replaces the aging portable classrooms encompassing Delview Adult Learning Centre, which was demolished in August 2014.

“To say [the portables] were not in good shape would be an understatement,” says Geyer of the over-40-yearold “temporary” building. “They were in very poor condition and for years we’ve been trying to find a way to replace that facility. It was going to be as state-of-theart as we could afford.”

Funding for the project, which was on Geyer’s hit list for over 11 years, was a

challenge, as the building was not eligible for inclusion in the Ministry of Education’s Five-Year Capital. Between the net proceeds from the sales of surplus district properties (including the old adult learning centre site) and funding out of the district’s local capital and operating reserves, Geyer was able to amass the financing necessary to see the facilities branch’s vision become a reality.

Geyer shares that the original plans for the project consisted of a repurposing of the existing surplus portables dispersed throughout the district. During the design phase, however, it was determined that refurbishing the existing portables would meet neither the project’s targeted move-in date nor indoor insulation requirements. As such, the solution was to construct an all-new wood frame on concrete slab facility with high-efficiency air-source heat pumps, windows and lighting, as well as low maintenance prefinished metal cladding, carpet tile flooring, security window shutters and an automatic fire suppression system.

The college is the first all-new facility in the Delta School District since 2000 (Neilson Grove Elementary in Ladner).

Accordingly, the new college will house all adult education programs in North Delta with plans to expand through distance education and online learning opportunities.

“Many people rely on our continuing education program within the Delta School District,” says Geyer, who is pleased with the final product. “We’re establishing a college in Delta where none has gone before.” b

Educational Facility Managers Association of B.C. | www.efmabc.com 15

New $15-million expansion/renovation re-invigorates Okanagan Mission Secondary School

By Melanie Franner

Sixteen new teaching spaces, a new state-of-the-art drama theatre and a new full-sized gymnasium are just some of the changes that were apparent at the Okanagan Mission Secondary School when it re-opened this past September.

The additional 300 students who are able to attend the school, thanks to this $15-million expansion and renovation project, will see first-hand the effects not only on the school – but also on the community itself.

Making a Good Thing Better “The expansion project to the Okanagan Mission Secondary School (OMSS) has been in the works for about three years now,” explains Larry Paul, secretary-treasurer, Central Okanagan School District. “We’ve seen significant growth in the area over the last several years.

A lot of available land opened up after the Okanagan Mountain Provincial Park Fire, and I think it allowed developers to move in faster than they would have under normal circumstances. As a result, 16

Ops Talk • Fall 2014

we’ve seen a big increase in Mission’s population and in the number of school children in the area.”

Up until now, the Okanagan Mission Secondary School (OMSS) has had to accommodate the extra student population through a nine-portable, interconnected classroom system. This portable system will remain in use at the school until an additional middle school is built in the vicinity, which Paul hopes will be in 2015.

“This area is part of the bedroom community of Kelowna,” he adds.

“We’ve undergone a lot of growth over the recent years, [and] we are still trying to accommodate all the students in the area.”

According to Paul, the OMSS was originally built in the 1970s. Its current student capacity is 850. The additional classrooms will allow for 300 more students, bringing the total student capacity up to 1,150.

“We’ve maintained this facility very

well over the years,” states Paul, who adds that because of this, along with the new additions, the school’s lifespan will be extended by at least another 15 years.

A is for Apple At the core of the OMSS expansion project is the addition of 14 new classrooms, each of which will measure around 77 square metres.

“We played with the classroom design by opening up the hallways to allow the students to get to common areas, where they can work together on projects without disrupting the other students,” explains Paul. “Large windows in the classroom allow the teachers to keep an eye on these ‘21st Century Learning Spaces’, so that the students are still supervised.”

Another core component of the expansion project is the conversion of one-half of the existing gymnasium into a drama space with a small 150-seat theatre.

“We decided to incorporate a metal-

RCABC_OT_4.625x7_TransFats_PRINT.pdf

1

2014-10-01

10:12 PM

clad suspended cabling system that acts like a raised platform floor over the stage, so that the students can walk on it to adjust the lights or the sound system without the typical hazards associated with using a traditional cat-walk system,” states Paul, who adds that the school has a strong performing arts program that includes music, dance and theatre.

And the third component of the OMSS expansion project is the building of a new full-sized gymnasium that will be shared with the community.

“We’re partnering with the City of Kelowna to build the Neighborhood Learning Gym,” notes Paul. “The city will run programs in the facility on weekends and evenings and we will have use of the building during the school days.”

According to Ken Kovacs, project manager, School District No. 23, the OMSS expansion project is a significant one.

“This is a major capital project for us,” he explains, adding that projects like this one that incorporate changes to an existing facility can prove challenging.

“When you take an existing facility that, in this case, was built in the 1970s and had already undergone a couple of additions, and then add two significantly sized additions, it makes it much more complex.”

Kovacs adds that the new classroom, gymnasium and drama spaces adds approximately 3,000 square metres of new space, while interior school renovations involved about another 1,000 square metres.

Educational Facility Managers Association of B.C. | www.efmabc.com 17

The feasibility study for the expansion project was done in July 2012 and in June 2013, the tendering process began.

The construction schedule ran from July 2013 to September 2014, which was manageable,” notes Kovacs. “The fact that we had to work while the school was occupied and functioning added some interesting challenges, but we all knew what we were getting into beforehand; and if we didn’t, then the learning curve was pretty quick.”

All in a Day’s Work Delnor Construction was the general contractor that won the bid for the OMSS expansion and renovation project.

“The tight deadline in delivering a project of this size, combined with the renovation aspect, made it an interesting one,” explains Rick Murray, manager of Construction Operations, Delnor Construction. “Our people had to do about 90 per cent of the work during active, school hours. Together with the school district people and the school staff, we were able to come up with a plan that allowed the students to be safe, while still allowing us to be productive.”

Fortunately, a lot of the interior school work took place in the “service areas” as opposed to the actual classroom areas, thus mitigating potential risks.

According to Murray, the electrical and mechanical work required on the project was significant – and fortunately, was able to be completed during a break in school.

“The mechanical upgrade was the biggest component,” he explains. “We had to change some of the spaces in the existing building into mechanical rooms in order to accommodate all the changes that needed to be done.”

Kelowna-based Kal-West Mechanical Systems was in charge of this aspect of the operation.

“The work was extensive in that we have replaced the heating/cooling system with a geothermal system,” explains John Davina, owner. “In addition to working in an occupied school, we had to take out an existing boiler room, add heat pumps and then run new piping through the existing classroom ceilings.

We also had to take some space in existing storage rooms to fit in the heating equipment. It turned out to be quite the mechanical renovation project, a real engineering marvel that challenged us and kept us thinking on our feet. It was a good project and a very interesting one for us.”

The electrical work required in the project proved to be another interesting aspect.

Ph: 204.757.4534 Fx: 204.757.4618 GYMNASIUM EQUIPMENT INDOOR & OUTDOOR SPECTATOR SEATING SCOREBOARDS

FOR OVER

50 YEARS We have been Canada’s oldest and most trusted sports contractor, when your equipment is built

by Royal Stewart Ltd., it is built to last!

CONSULTANTS SUPPLIERS INSTALLERS MANUFACTURERS 240 IXL Crescent (St. Clements Industrial Park) Lockport, Manitoba Mailing Address: Box 2, Grp. 329 RR#3 Selkirk, MB R1A 2A8

www.royalstewart.com

18 Ops Talk •1Fall 679420_RoyalStewart.indd

2014

“We had to put in a new electrical service system in the existing building to accommodate and feed the services in the new additions,” explains Scott Wilson, branch manager, Houle Electric.

“That meant shutting down the existing system, tearing it out – with minimal disruption to the school – and then putting in the new system and tying them together. We were lucky in that we were able to go in and complete the work during spring break.”

Wilson estimates that 10 to 15 per cent of his company’s work involved renovations in existing school areas, with the remainder being attributed to the two new additions.

“The majority of the work was in the academic wing,” he adds.

Focus on Learning The newly revamped OMSS offers a host of new features designed to better engage and better educate the students.

A spectacular drama facility – complete with hardwood floors, high ceilings and a state-of-the-art lighting and sound cabling support system – stands as one of the highlights. Spacious classrooms featuring common work areas for the students and white boards for the teachers will be another dramatic element. And the full-sized gymnasium that will act as a shared resource throughout the community will be yet another.

“This project represents a significant financial injection for the community,” concludes Paul. “With so many local suppliers working on the project, we will have a significant impact on the local economy.”

And with so many people – students and residents alike – to be affected by the exciting changes created at OMSS, the impact will stretch far beyond just the economy, to encompass the entire Mission community. b Previously published in the 2015 SICA Construction Review as published by DEL Communications. Reprinted with permission.

3/14/14 10:32 AM

www.mcgregor-hardware.com

* Locksmith Supplies * Access Control * High Security Locks * Quality Metal Washroom Partitions * School Lockers and Accessories

McGregor Hardware Distribution inventories the best brands.

Our service and reliability is legendary and has made MHD one of the best hardware wholesalers in Canada.

Your Locker and Washroom Compartment Specialist.

Since 1966, Hovik has been providing BC schools with the highest standard of quality, value and reliability. Hovik metal locker and washroom components provide long term trouble free performance and minimal maintenance. Hovik products are proudly manufactured and designed in BC. Proprietary side code & side bar provides you with your own unique system code.

Hovik 604-858-2760 Toll Free: 1-888-684-6845 45225 Keith Wilson Road, Chilliwack, B.C. www.hovikindustries.com

604-253-7785 Toll Free: 1-800-663-5625 1137 Keefer St. Vancouver, B.C. www.mcgregor-hardware.com

High-efficiency DHW in schools

By Brad Poulsen

Boiler network with domestic opt-out piping.

When schools upgrade their heating

of redundancy. If it is acceptable to the

systems, an update of the domestic

engineer that the space-heating redun-

hot-water (DHW) supply deserves to be

dancy be shared with the water-heating

considered as well, even when the larger

redundancy, then the DHW load can

load is where the big savings are.

usually be “inserted” into the off-time

There are two major strategies for

of one or more of the networked boilers,

improving DHW efficiency. One is to

without the system having to be signifi-

have the DHW served by the same high-

cantly upsized.

efficiency heat source that provides the

It is interesting to compare this scenar-

space heating; while the other option is

io with a residential application, where

to install a stand-alone high-efficiency

typically a single boiler is handling both

appliance. Further alternatives are avail-

space-heating and DHW. The residential

able using heat pump and solar thermal

control strategy of priority switching puts

systems; we’ll be using boilers as the ba-

the space-heating on pause for the dura-

sis of the following discussion.

tion of the DHW call, allowing the boiler

Adding a DHW load to a network of

to dedicate its full energy to the quick-

boilers – that is otherwise dedicated to

est possible restoration of the tank tem-

space heating – uses existing equipment

perature. The more mass there is in the

effectively. The space-heating boiler net-

space-heating emitters, the less likely it

work is typically sized for the coldest day

would be that anyone would even notice

of the year and often for a certain degree

this pause. Under priority control, the

20

Ops Talk • Fall 2014

boiler is properly sized not by combining the space-heating the DHW loads, but rather simply by the larger of the two. As houses tend to get smaller and building insulation methods improve, it has become more and more common that it is the DHW load which ultimately decides the boiler size.

Of course, in a typical school, the space-heating loads dwarf the DHW consumption, but the main difference between the two setups is that a larger scale means longer recoveries, so in schools it is less acceptable to rely on priority switching. Fortunately with a multiple-boiler system, a select boiler or boilers can be piped to “opt out” of the space-heating network to satisfy the DHW without interrupting the spaceheating at all. (See figure: Boiler network with domestic opt-out piping.) This can be easily achieved when the boiler software has the ability to turn off the pump contributing to the common heating load, and turn on a pump for the heat exchanger that serves a DHW storage tank.

The second major strategy for highefficiency DHW supply in schools is to use appliances dedicated to the purpose. On-demand water heaters achieve high efficiencies through their wide temperature rises. Whereas a boiler supplying 165°F to an indirect tank in order to achieve 140°F domestic water is not the best way to achieve condensing operation, on-demand water heaters have entering water temperatures at (for instance) 45°F, and this does bring us reliably into fully condensing territory.

On-demand water heaters have the primary advantages of high efficiencies,

An efficient, modern combination boiler.

modest installation costs, and smaller boiler-room footprints than storage tanks. Their disadvantages are primarily

that their output is limited to a particular flow rate: sizing the water heaters to matching peak demand might result in units that are needed only infrequently, as well as create a more a costly installation.

One solution to meeting peak demands with on-demand water heaters is to employ a storage tank or tanks.

While this does require a larger boiler room footprint, it dramatically extends the working range of DHW consumption without oversizing.

Whether using a boiler or an on-demand water heater, recirculation lines will be installed where the wait time for hot-water delivery must be kept at a minimum. It is critical that the associated recirculation pumps not be oversized.

Oversized pumps are not only wasteful, but also risk premature wear on pipes from excessive water velocity; often, all that is necessary for effective recirculation of hot water to the furthest fixture is a well-insulated ¾-inch line with very

DGMAd_D.G. MacLachlan Ltd_ad.qxd 12-03-30 9:44 AM Page 1

low gpm. Timers on these pumps are essential for those majority of schools without DHW use during long stretches of the day. A written record of the desired schedule is a good detail to have posted near the pump, and maintenance includes confirming that the current time setting remains correct.

In weighing the advantages of a boiler network versus an on-demand water heater, one of the most significant considerations is meeting the stricter safety standards of the school setting. In the case of DHW, protection against the possibility of backflow of the heating fluid into potable drinking water must be reduced to an impossibility. To this end, double-walled heat-exchangers with leak detection will be required with the DHW storage tanks. The safety insurance of double-wall heat-exchangers carries a price not only literally, but also in efficiency. These have to be weighed against the advantages of employing a single heat source for both loads. b

D.G. MACLACHLAN LIMITED WHOLESALE LOCKSMITH SUPPLIES & HARDWARE KEY BLANKS • KEY CABINETS • PADLOCKS KEY MACHINES • HIGH SECURITY LOCKS

The

Superior

Commercial Solution

4050 Grant Street Burnaby, B.C. Canada V5C 3N5 TEL: 604-294-6000

1-800-665-0535 FAX: 604-294-3333

sales@dgmac.com

EVERYTHING FOR THE LOCKSMITH

SL 80-399

80,000 to 399,000 BTU/HR

Condensing Boiler

Better Boilers Educational Facility Managers Association of B.C. | www.efmabc.com 21

21st century learning: Oak Bay School maintains a tradition of excellence and innovation

By Jillian Mitchell

As Dave Thomson watches the large

project since its inception. "It's happen-

crane outside his office window, he

ing right in front of me, and I can see stu-

smiles an ear-to-ear grin.

dents checking it out. The construction

"I've got every principal's biggest

team has been great."

‘sandbox’. All kinds of exciting things

Talk of the $52-million, 180,000-square-

are happening," says the Oak Bay High

foot Oak Bay High School Replacement

School principal who has been involved

Project at the corner of Cadboro Bay and

in all facets of the school’s replacement

Cranmore roads began in 1993 as a po-

ERV PARENT

Floor Covering for Schools and Sports Tarkett iQ Vinyl Flooring Tarkett xf2 Linoleum Mondo Rubber Flooring Altro Safety Flooring & Wallcovering 791 Caldew Street, Delta, BC, V3M 5S3 Tel: 604-525-4142 Fax: 604-525-3777 www.ervparent.com

22

Ops Talk • Fall 2014

tential seismic upgrade for the school.

It was subsequently decided to replace the two existing buildings with a new 1,300-student capacity school, as well as a neighbourhood learning centre, a new theatre, and new sportsfields and parking areas.

Local teams Farmer Construction Ltd. and Hughes Condon Marler Architects (HCMA), who teamed up previously for Victoria's Dockside Green, were selected as the successful proponents and contracted by the Board of Education No. 61 (Greater Victoria) for the designbuild school project. Construction began July 2013 and was completed in August 2014; though students didn’t occupy the new gym until September 2014.

Demolition of the two existing schools and construction of the new playfields will be completed by August 2016.

Main entry interior perspective.

"While a local company was selected to build and construct the project, there were also two companies outside of Victoria who were proponents," says John Scheeren of Farmer Group of Companies, project manager and site superintendent. "I think that the city is wellserved by a local company building the school and using local trades – and every bit of product going into the building has been bought through local firms."

The Crossing interior perspective.

The existing Oak Bay High School at 2151 Cranmore is an amalgamation of the original Oak Bay Secondary School (1929) and the Oak Bay Junior High (1953). In order to meet the project’s desired Leadership in Energy and Environmental Design (LEED) Gold certification, however, a new facility is being constructed.

Of course, no project is without its challenges. "The challenge is working

on a very tight site adjacent to two active schools, so the site has to be wellcontrolled," Sheeren says. "Add to that, the soil conditions of the overall site were not conducive to a heavy building, thus additional underground work was required.

"Another challenge, a portion of the new school is being occupied by the existing gym of the high school. One of the new gymnasiums had to be completed

There for your building maintenance needs We understand education and have been assisting in the design, construction and maintenance of schools for decades. We proudly manufacture many of our products in Western Canada and our experts are ready to help you deal with your simplest or most complex challenge.

If you are: 

Renovating



Repairing



Expanding

Upgrading



We Design, Supply and Install…   

Lockers & Benches Washroom Partitions Washroom Accessories

  

Doors & Frames Door Hardware Visual Boards

  

Sliding Grilles Boot Racks And much more...

Contact us today for best products at competitive pricing!

sales@shanahans.com | www.shanahans.com Surrey ▪ Victoria ▪ Kelowna ▪ Edmonton ▪ Lethbridge ▪ Red Deer ▪ Calgary ▪ Regina ▪ Saskatoon ▪ Winnipeg

Educational Facility Managers Association of B.C. | www.efmabc.com 23

Oak Bay High School basement mechanical room foundation.

by September of this year so that we could demolish the existing gym and build the last wing of the school."

But as Scheeren confirms, the project moved at great speed, with foundation work well over a month ahead of schedule. "It's great to have that sort of productivity, and we were very fortunate, having such great weather."

For HCMA, it was important to maintain many original elements from the heritage site. A prime example: the school's aging sequoia tree, which will proudly mark the front entrance of the new school. Wood from the existing school site was salvaged and utilized in the build to assist in meeting the requirements of the province’s Wood First Act.

Large gymnasium structural-steel frame facing north.

24

Ops Talk • Fall 2014

In addition, the culture of the existing "crossing" (the connecting outdoor pathway between the two existing buildings, whereby students travel to classes) continues with the large windowed central atrium and collaborative staircase complete with platform gathering spaces, and extends outside to the green spaces whereby benches encourage community interaction. As architect Adam Fawkes explains, these pockets of community are integral concepts of the design.

"One advantage is that we have people in our office who have a deep understanding of the culture of the school and the neighbourhood," says Fawkes. "It's not just a building for students. It's a lot

about the community aspect, creating public access to bring everyone together a bit more."

Another notable design element, the flexible spaces are grouped into classrooms of three, each equipped with moveable walls and overhead glass doors that open to the atrium for additional breakout space.

The exterior of the three-storey building features a white cement panel and accent green metal cladding with a solid brick base and cedar soffit focused primarily at the entrance. As Fawkes explains, elements of the exterior façade parallel the flexible nature of the school.

"There are quite vibrant patterns in the metal cladding on the south elevation,

Oak Bay High School replacement project. Foundation and grade slab, structural-steel frame.

Oak Bay High School basement mechanical room foundation.

varying depths and varying angles," says Fawkes. "As the sunlight and clouds pass over, we're working with the sheen of metal, slightly different colours and textures, so the building will change as the day changes."

Funding for the new building includes a $1-million contribution from the District of Oak Bay, which will go towards the new theatre, and an additional $1.1

million from the school district to create capacity for an additional 100 spaces for international students. In total, the new school will accommodate 1,300 grades 9 to 12 students.

Expectations are high for the modern, integrated 21st-century learning environment, touted as the largest construction project in Oak Bay for quite some time, confirms principal Thomson. "This

project benefits both the Oak Bay community and the students of the school district," he says. "We know that this is a place that's going to serve an entire community." b Previously published in the 2014 VICA Magazine, as produced

by DEL Communications Inc. Reprinted with permission.

Call Tricia Thomas - (604) 562-6650 Toll-Free: 866-962-6650 • www.schoolhouseproducts.com

products inc.

WE HAVE IT ALL!!!

Schoolhouse Products Inc. distributes high-quality products right across Canada from the world’s best manufacturers.

• • • •

Audio-Visual Furniture Classroom Furniture Computer Furniture Cafeteria Furniture

• • • •

Early Childhood Furniture Folding Tables and Chairs Library Furniture Lounge Seating

• • • •

Music Room Furniture Office Furniture Office Seating Staging and Choral Risers

• Storage and File Cabinets • Teacher’s Desks

Educational Facility Managers Association of B.C. | www.efmabc.com 25

THOUGHTS ON:

Relationships

By Chuck Morris

“I speak to everyone the same way, whether he is the garbage man or the President of the University.” ~Albert Einstein

stances that challenge you. Join Rotary or Kinsmen or the Lions Club as this will enable you to witness relationships on an entirely different level. Don’t be afraid to speak about topics that are of interest to you and maybe to your audience.

Good relationships cause us to be suc-

the equipment included. A couple of our

cessful in our everyday life and certainly

buildings were delayed somewhat, but

in our business life. The better the rela-

everything did get shipped.

tionship, the better the results you may

So how do you get there? Listen.

achieve at whatever it is you are trying to

Watch. Ask. Learn. Practice. If you can

accomplish.

follow those simple rules, it will come to

After years of building relationships

you. It takes patience and it takes years

with others, those with whom I have

to develop properly. You will see some

worked or done business, I have seen

change after a short period of time but

the benefits. Whether it is a more har-

the biggest benefit to you will appear

monious personal life or during business

down the road. The easiest way to do it

transactions, people tend to listen and

is to make it part of your everyday life.

work with you to help you accomplish

Simple, right? Not for some. For those of

your goals.

you well on the way and seeing tangible

Case in point: recently we had a couple of projects that were nearing

results, there is something you can do to help others.

completion and we still had not received

It is beneficial to take people under

products from our vendors after waiting

your wings and coach/mentor them on

many, many weeks. The summer produc-

how to build relationships. Many really

tion for those companies always ramp up

do not know how to deal with certain sit-

as many organizations (school districts in

uations and oftentimes, find themselves

this case) order materials that must be in

in a bit of a pit, struggling to climb back

place for school opening come Septem-

out. Periodically they may be too ag-

ber. We were ready to ship, and still no

gressive in their approach or unsure how

product.

to respond when they are faced with a

Take the challenge! Even introverts can improve.

“In many ways, effective communication begins with mutual respect, communication that inspires, and encourages others to do their best.” ~ Zig Ziglar Part of relationship-building is the fact you need to first understand yourself and know your shortcomings; then attempt to address them in an open and honest fashion – to yourself. Once you figure out how to do that, you are on your way. Nurture what you are building.

Don’t let a bad day interfere with your progress. Remember, if you come across as angry or with an uncaring demeanour, all your work will suffer. It’s sort of like credibility, where it takes years to build

I sent out a request to some of my

perceived affront from the person they

and in a fit of foolishness, 10 seconds to

former colleagues, asking if they might

are dealing with. Coaching and mentor-

destroy it!

have what we were waiting for and if so,

ing takes time but it works and it allows

Words are some of the most powerful

could I acquire them. We will replace the

you to learn too, as the person you are

tools you have. Use them wisely and with

inventory once our pieces arrived. I was

helping learns from you. You will see

thought. Think back on that sage advice

humbled by the response. I had numer-

things in a different light and perhaps

you received years ago and pull on some

ous people respond, willing to help. I

that will allow a better understanding of

of your past experiences to develop the

was able to utilize that help and the end

certain aspects of what is going on.

best approach while continuing to build

result was that we were able to ship with 26

Ops Talk • Fall 2014

Expose yourself to different circum-

those relationships. b

Smart-building technology spending projected to triple by 2018 Smart-building technology provides facility operators and occupants with the ability to maintain comfort at a low cost by effectively using data collected from a wide variety of sources. A recent report released by IDC Energy Insights, Global Smart Buildings Forecast 2013–2018, projects spending in the global smartbuilding technology market to grow from $6.3 billion in 2013 to $21.9 billion in 2018, representing a 28.4 per cent compound annual growth rate.

Smart-building technology is closely linked to sustainability, for which there is increasingly broad market awareness, and is also linked to business values aimed to deploy energy and cost-saving solutions.

Over the next several years, adoption rates of smart-building technology are expected to vary by region, with the most aggressive adoption in North America, Western Europe, and in the Asia/Pacific region. Each region’s growth is spurred by different drivers, as North America primarily seeks to reduce and control energy costs, while much of Western Europe is driven by government-directed environmental and energy-efficiency objectives, and Japan is primarily concerned with meeting energy-supply challenges.

Prior to 2013, the global market grew slowly due to external factors such as less expensive electricity in several markets and a slow recovery from the 28

Ops Talk • Fall 2014

economic downturn leading to deferred capital investments. Adoption is expected to recover as the economy continues to improve and energy costs remain variable. Additional factors in the adoption of these technologies include changes in business processes required for deployment and utilization, technical evolutions related to data-driven, performance-tracking software, and an industry-wide move towards more open protocols aimed to extend the life of building-automation systems.

Building-automation systems are continuously evolving, as the industry embraces more integrated systems based on emerging technologies over proprietary products. The trend of moving forward towards more open systems is, in part, due to the BACnet® protocol.

using proprietary products, as it allows interoperability between different manufacturers’ products and promotes the protection of the investment in building controls. In the past, building owners were forced to replace entire systems when only a simple expansion was required, and were often unable to obtain competitive quotes for new projects because they were locked into a manufacturer’s proprietary system. BACnet® resolved these issues by defining a basic set of rules for how and what building controllers could communicate.

An open standard protocol (ASHRAE Standard 135), BACnet® was built with a guarantee against obsolescence, as it can easily be extended with new features to meet the rapidly changing demands of the building-automation industry, and it was designed to be extendable without altering existing capabilities.

As a result, BACnet® controllers made today are interoperable with the controllers and workstations of the future.

All controllers manufactured by Reliable Controls® use the BACnet® protocol as the primary method of communication, and are tested and listed by the BACnet Testing Laboratory (BTL).

BACnet® is here to stay: this year marks two significant anniversaries of BACnet® protocol; DIN EN ISO 16484-5

BACnet® provides the basis in which to grow the smart-building industry by

celebrates 10 years while ANSI ASHRAE 135 reaches an impressive 20-year milestone.

equipment

maintenance,

plumbing,

Another factor promoting the growth

While data-driven software has been

of the smart-building technology is the

in demand for several years now, we

and security, significantly expanding the

expanding volume of data required for

have yet to reach the tipping point, as

smart-building technology market.

more varied systems. In the past, build-

early adopters are largely impacted by

ing automation systems focused primar-

the vertical industry; buildings managed

ily on HVAC systems; however, the indus-

in the government or healthcare verticals

try is quickly expanding to include a va-

tend to be more mature in their appre-

riety of additional elements, all of which

ciation of the benefits of smart buildings

With a focus on operational efficiency,

work together to create the ultimate

and more advanced in their deployment.

energy-savings, and occupant experi-

smart-building-technology user experi-

We are likely to see a shift in the near

ence, Reliable Controls continues to de-

ence. It is evident that demand is quickly

future as smart-building technology

sign and develop new products that en-

growing on a global scale and broaden-

becomes more globally commonplace,

compass the elements needed to evolve

ing the requirement for the types of data

particularly in homes and private-sector

with the smart-building industry.

required.

workplaces.

About Reliable Controls

“As businesses recover following the

According to recent research by ON

Great Recession, building owners con-

World, wireless sensor network tech-

Since 1986, Reliable Controls has been

tinue to focus on managing their op-

nologies, a newer staple in smart-build-

designing and manufacturing building

erational energy costs and risks,” says

ing technologies, will enable 50 million

controls and specializes in Internet-

Jill Feblowitz, vice-president, IDC En-

smart homes and buildings worldwide

connected green-building solutions.

ergy Insights. “Often, gathering building

by 2018. Smart thermostats are one of

The company’s design philosophy de-

data is not the issue; rather, combining,

the fastest-growing smart energy mar-

livers building control that is simple,

interpreting, and prioritizing that data

kets, currently used by 15 per cent of

flexible, and competitively priced. All

is becoming the key challenge. Smart-

the broadband and smartphone/tablet

designs utilize the ASHRAE standard

building solutions are valuable technolo-

users surveyed by ON World, up from

BACnet® protocol and ship with a five-

gies for deploying energy-management

nine per cent in 2010. Annual shipments

year warranty.

strategies that generate operational effi-

of wireless sensor network devices are

ciencies, cost containment, and sustain-

expected to increase by more than 600

ability benefits that appeal to key stake-

per cent within the next five years, with

Would you like to know more?

holders across the chain of command in

the top three markets in energy manage-

To learn more about Reliable Controls

building management,” she states.

ment, smart lighting, and safety/security.

and the nationwide network of

This echoes the report from IDC Energy

Reliable Controls Authorized Dealers

Insights, which also forecasts an uptick

ready to serve you, please visit

in areas including lighting, plug load,

www.reliablecontrols.com. b

With a variety of building-automation systems in place around the world, there is a strong requirement for intelligent software to analyze the vast amounts of data being collected.

Reliable Controls’ RCReporter® software allows users to easily access archived building data from RC-Archive to make informed operational decisions. This software solution from Reliable Controls allows users to analyze trend and runtime data from any BACnet®, Internet-connected building and to generate professional performance reports quickly and accurately.

South Burnaby (Head Office) 8028 North Fraser Way Burnaby, BC V5J 0E1

Phone: (604) 454-5075 Fax: (604) 454-5073 Email: sbursales@rsl.ca

North Burnaby 3958 Myrtle Street Burnaby, BC V5C 4G2

Phone: (604) 435-1313 Fax: (604) 435-7677 Email: bursales@rsl.ca

Vancouver

Langley

Phone: (604) 872-7521

Phone: (604) 539-2290

132 West 2nd Avenue Vancouver, BC V5Y 1C2 Fax: (604) 872-7460 Email: vansales@rsl.ca

#102 – 6375 202nd Street Langley, BC V2Y 1N1 Fax: (604) 539-2295 Email: lansales@rsl.ca

Coquitlam

Victoria

Phone: (604) 944-0441

Phone: (250) 475-6055

2394 Canoe Ave Coquitlam, BC V3K 6C2 Fax: (604) 944-0450 Email: coqsales@rsl.ca

Kelowna

1885 Baron Road Kelowna, BC V1X 6W2

Phone: (250) 763-3114 Fax: (250) 861-1546 Email: kelsales@rsl.ca

524E Culduthel Road Victoria, BC V8Z 1G1

Fax: (250) 475-1985 Email: vicsales@rsl.ca

Distributing Refrigeration, Air-Conditioning, and Heating Parts and Equipment to the HVAC and Refrigeration Trade.

Educational Facility Managers Association of B.C. | www.efmabc.com 29

Comprehensive service:

Tremco Roofing and Building Maintenance delivers on all counts

By Melanie Franner

What began in 1928 as a small roofing-

“Tremco’s Roofing and Building Main-

cals, while the latter is focused solely on

materials manufacturing plant in Cleve-

tenance division offers a breadth of roof-

providing specialized management pro-

land, Ohio, has grown into a diversified

ing and building envelope, general con-

grams for roofing assets, such as:

North American company with special-

tracting and service solutions designed

• Roof Condition Assessment Survey;

ized divisions to service all types of cus-

to meet the most critical facility man-

• Infrared Scanning – Thermocore;

tomers and their varied roofing needs.

agement and financial needs of owners,

• Preventive Maintenance and House-

Today, the company employs more than

managers and architects alike,” explains

460 people in Canada, with 150 of them

Mike Vercammen, western regional man-

being dedicated to the company’s roof-

ager. “From roofing system replacement

ing division alone.

to comprehensive facility-asset manage-

• Emergency Leak Response;

ment, Tremco is uniquely qualified with

• Web-Based Roof Management;

leading products and services to deliver

• Canam Building Envelope Services;

jm

B E A N & C O. lt d

YEARS

solutions across North America.”

keeping Program; • Leak

Investigation

and

Remedial

Maintenance;

and

Having maintained a strong presence

• SkyBEAM (this service, introduced

in Canada since 1929, Tremco is in the

in Canada just this year, is a ground-

enviable position of having established

breaking program that uses small, un-

one of the largest networks of highly

manned aerial vehicles equipped with

trained, company-employed field advi-

high-resolution thermographic and

sors. The company’s Roof and Building

video cameras to help customers lo-

Maintenance Division boats 42 expe-

cate areas of wet insulation in the roof

rienced field advisors and 31 technical

system and where their facilities may

representatives across the country. It

be leaking energy through gaps in the

also has divisional offices/manufacturing

roof, walls and windows).

facilities in Toronto and Montreal, with a

“As a conscientious building man-

field office in Waterloo.

ager, it is an economic imperative to secure maximum value for each and ev-

jm

B E A N & C O. lt d

Consulting Mechanical Engineers Vancouver, BC www.jmbean.com

30

Ops Talk • Fall 2014

Keep it in the Family

ery investment related to your building

The Tremco Roofing and Building

asset,” states Vercammen. “In roofing,

Maintenance Division draws on the

this can be a very confusing undertak-

strength of both its parent company,

ing, with countless system and consult-

RPM, Inc., and its service division, Weath-

ing alternatives. Your best option is not

erproofing Technologies Canada (WTC).

found in price, or in which manufactur-

The former is a multi-national holding

er possesses material with the lowest

company with subsidiaries that manu-

melt-point or membrane-recovery after

facture and market high-performance

elongation. In our competitive market-

coatings, sealants and specialty chemi-

place, there is often little to distinguish

between the well-designed and installed roof assembly. It is the service, support and knowledge of your roofing partner that is the true indicator of value.”

taken advantage of this process to conduct roofing projects while the facilities remain in session.

techniques. This reflective roof system, along with the green roof system, helped to obtain LEED points for the building’s eventual LEED Platinum certification.

Building to New Standards An Educational Experience As one of the leading innovators and providers of roofing systems, Tremco has found a way to circumvent the need for schools to complete their roofing projects during the short – and costly – summer months when classrooms are typically idle. The company’s cold-process options allow roofing to be applied in occupied buildings before and after summer recess by reducing the common disruptions of fumes, offensive odours and the risk of fire.

Unlike traditional roofing systems, which require torches and hot kettles during application, the cold-process roofing system is applied using a cold adhesive, which creates a durable, thoroughly watertight roof, able to withstand rigorous winters. Many schools have

Tremco’s Roofing and Building Maintenance Division is no stranger to innovation. The company was involved with the Dr. David Suzuki Public School, the first and only educational facility in Canada to be built to a LEED Platinum standard. The Windsor, Ontario, school incorporates many “green” features, among them a “green and white” roof.

The green roof consists of three defined areas: an accessible outdoor teaching area for interactive learning; an accessible vegetated roof area with a boardwalk and sitting area; and a nonaccessible area comprised of wild flowers, native grasses and bird houses to attract nesting song birds.

Tremco also installed a cold-applied, built-up “white roof” roofing system that eliminated the need for hot-application

Stronger Than its Core Tremco’s Roofing and Building Maintenance Division has proven itself to be a leading innovator of roofing systems and services within Canada in its own right. This strong competitive position is further strengthened by the association with its affiliated entities, which enables Tremco to draw upon an unparalleled array of expertise and experience.

The company may owe its roots to a small entity founded in 1928, but time and experience have shown that it has grown into much more than the sum of its parts. Tremco’s Roofing and Building Maintenance Division is one of the largest in Canada. And the educational sector represents a significant share of its total business – approximately 30 per cent – and growing. b

MODULAR CONSTRUCTION…

Faster. Better. Easier.

Get creative. Let Shelter help you design an Educational building that rivals site-built in comfort, quality and beauty.

Go ahead and enjoy the speed and flexibility of modular.

EXPLORE THE ADVANTAGES OF MODULAR

SCHOOLS

CALL: 800.561.3822 • 604.856.1311 EMAIL: sales@sheltermodular.com M O D U L A R

changing the way you think about modular

COLLEGES

FDK PROJECTS

WWW.SHELTERMODULAR.COM | SPECIALIZING IN SCHOOLS AND FULL DAY KINDERGARTEN PROJECTS

Educational Facility Managers Association of B.C. | www.efmabc.com 31

Think change

Equipment selection makes all the difference Finding equipment that can be used throughout the year in every season is always a challenge, but it’s a challenge for which Ventrac tractors have the solution.

With over 30 front-mounted commercial-grade attachments to choose from (that mount in about a minute or less without tools or heavy lifting), Ventrac is much more than just a mower or loader; it’s truly “Your One Tractor Solution”.

Ventrac mower decks utilize a rugged, all-steel frame design, which suspends the Ventrac’s progressive discharge deck. This design gives you a high-efficiency grass discharge for a better quality of cut by moving more grass efficiently through the deck tunnel. With the removal of two pins beneath the cross frame, the deck can be easily tilted to a near vertical position for maintenance and storage. Ventrac is the ultimate slope mower. With the ability to mow on hills of up to 30 degrees

MECHANICAL LTD. Specializing in commercial boiler retrofits and booster pump installations to obtain optimum energy efficiency and savings

(604) 434-4530

www.rammechanical.ca

Congratulations to the EFMA on their 50th anniversary.

Sammy Tong

Western Region Sales Manager Mississauga Office Tel: 866-805-7089 Sparks, NV Office Tel: 800-987-9042

32

Ops Talk • Fall 2014

Belimo Americas

219-6279 Eagles Drive Vancouver, BC V6T 2K7 Tel: 604-221-6105 Cell: 778-772-6273 sammy.tong@ca.belimo.com www.belimo.ca

with plenty of power and superb handling, Ventrac is relatively light and compact, allowing you to get around in tight areas while packing plenty of power. Combine this with four equalsized flotation tires, and you get minimal turf disruption, even in wet and muddy conditions.

When turf compaction caused by foot or vehicle traffic, sporting events or other stresses is a problem, periodic aeration is necessary to keep the turf healthy. The Aera-vator is designed to stir and loosen the soil beneath the sod without destroying the turf. It creates a core hole without bringing a core plug to the surface, leaving the turf ready for use immediately after treatment. Six holes are created each foot (66 holes per square metre) and hole size is regulated by drive speed – the slower the drive speed, the larger the hole.

The Ventrac Stump Grinder makes quick work of unwanted stumps and roots. Heavy-duty carbide cutters provide extended and effective performance in spite of dirt, stones, and debris in work area. The stump grinder, mounted on the 4000 Series tractor, creates an agile, powerful and “turf friendly” mobile unit for lawns, parks, and municipalities.

Ventrac has the right solutions for managing fall leaves on your property. From our industry-leading vacuum to our powerful leaf-blower options, you will enjoy maintaining your property with Ventrac’s fall leaf-management solutions.

Snow doesn’t stand a chance with Ventrac. Built for the demands of winter, Ventrac provides the best in snow-clearing equipment. Whether it’s a light dusting or handling a major event, Ventrac has what it takes to clear it away with speed and efficiency. Ventrac’s 52-inch two-stage snow blower is built for commercial snow-clearing operations of sidewalks, driveways, and other areas, with the ability to move 4,500 pounds of snow per minute at distances up to 40 feet. Their snow removal ShutterShade_Ad.qxd_ShutterShade_Ad.qxd 12-

equipment also includes a straight-blade, V-blade and broom.

Ventrac’s compact profile greatly reduces landscape damage caused by larger equipment.

Discover the centre-articulating and oscillating difference.

The Ventrac tractor-frame pivots and oscillates in the centre, giving it incredible flexibility, a gentle touch on turf, and an advantage on slopes and rough terrain by keeping all four tires in contact with the ground all of the time.

Ventrac tractors will work hard for you every season of the year. From spring, summer, fall, or winter, the variety of commercial-grade attachments will do the work of removing leaves, snow, preparing soil, maintaining lawns and addressing other turf needs. Don’t let your tractor sit a single season!

Ventrac is your one tractor solution for all your year-round needs. b

Watch Ventrac Slope Video

Your ONE Tractor Solution

Great on SLOPES & Much MORE Looking for a safer solution for operating on Slopes?

Navigate slopes up to 30° (58% grade) with Ventrac when properly equipped. Connect to over 30 commercial grade attachments and get the job done all year round.

30o

58% GRADE

ONE tractor... Over 30 Commercial Grade Attachments.

Contact your local Ventrac dealer today for a DEMO!

www.ventrac.com/slopes

Interior Turf Equipment • 1-800-944-9990 www.iteequipment.com

Educational Facility Managers Association of B.C. | www.efmabc.com 33

Trading places

New $7.4-million North Kamloops Secondary Trades and Technology Centre offers introduction to apprenticeship programs

By Melanie Franner

With the potential of many large-scale construction projects looming on the horizon, the government and educational system of British Columbia is stepping up to the plate to ensure that there will be workers aplenty if and when they’re needed.

The announcement of the new $7.4-million North Kamloops (NorKam) Secondary Trades and Technology Centre is but one example of this “Building B.C.” movement – but it is a significant one in that it will accelerate students’ transition to the workforce by exposing them to the trades before their highschool graduation.

“This is a major project for our school district and for students within our region who want to explore the trades as a career,” states Sheryl Lindquist, district principal, Secondary Transitions, School District No. 73. “This initiative has been 10 years in the making.”

Broad Appeal The new centre is being made possible through funding from the Ministry of Education, the Ministry of Jobs, Tourism and Skills Training and the KamloopsThompson Board of Education.

“The programs will be open to students in grades 10, 11 and 12 throughout the entire school district,” notes Lindquist, who adds that this is close to 4,000 students in total.

The 19,000-square-foot, one-storey centre will be a renovation/addition proj34

Ops Talk • Fall 2014

ect to the existing NorKam Secondary School. Once completed, the newly designed centre will offer four skilled training shops with specialized equipment and two lecture areas. It will increase NorKam’s previous trades training capacity by approximately 120 students, while significantly expanding the offerings.

“We’re noticing that a lot of students don’t even know what types of jobs are available in the trades,” states Lindquist.

“This will be a great opportunity for them to familiarize themselves before making a serious commitment. At the same time, it will still count as credits toward attaining their high school diplomas.”

The first two samplers available in February 2015 will be construction (which will cover carpentry, plumbing, electrical and industrial instrumentation mechanical) and mechanical (which will cover heavy-duty mechanical, auto-service technician, motorcycle and small motor and welding).

Other samplers to be made available at a later date include commercial driver training, engineering and mining technology.

“The student reaction to date has been overwhelming,” says Lindquist.

“We are over-subscribed in our first two samplers.”

Expanded Offering

New Training Facility in the Making

Although the NorKam Secondary School has been offering their students some skills training for the past few years through a partnership agreement with the Thompson Rivers University, this newly expanded centre will broaden the offering and will provide it right on-site.

As such, the new centre will offer skills training programs in mining exploration, development and production; entrylevel industrial skills; construction trades training; refrigeration and air conditioning; and civil engineering technology.

“Eventually, we will offer five ‘samplers’,” states Lindquist. “Each of the sampler programs will consist of a total of 480 hours and will represent 16 credits toward a student’s high school diploma.”

“We had to demolish the existing music room so we could build the addition,” states Erik Thistlethwaite, project superintendent, Delnor Construction Ltd., who adds that there was a lot of site preparation required on the project.

The addition itself consists of two classrooms, an entrance lobby, new music room (to replace the one that needed to be torn down) and the four trades shops (two of which are approximately 2,400 square feet, one of which is 3,000 square feet and the other, which is 2,100 square feet).

“This is our first construction project since 2001 so we’re very excited about it,” states Art McDonald, director of Facilities and Transportation, School Dis-

trict No. 73. “There has been a bit of difficulty in finding some of the services, like the piping, that have been buried for the last 50 years; but other than that, the project has gone very smoothly.”

MQN Architects in Vernon was the firm responsible for the design of the new centre.

“The idea was to have a modern look and to try to get the community involved,” explains Vicki Topping, partner, MQN Architects. “We wanted to make it an inviting and open space so we designed a beautiful, two-storey glass entrance to the building. We also used a lot of wood and heavy timber inside, with exposed cedar ceilings in the corridors.”

The shops themselves, adds Topping, needed to be flexible in design and utilitarian.

opportunity to “test the waters” of various trades before committing to them as a full-time career.

“This investment is about providing more opportunities for skilled trades and also about attracting students to the beautiful North Shore,” states Denise Harper, chair, Kamloops-Thompson Board of Education. “The board of education is pleased that the renovations to North Kamloops Secondary campus will allow the district to offer our students the chance to experience various careers in trades and technology. We hope that

through the opportunity to pursue an interest in the trades, our students will graduate with clear career goals.”

And for those students who opt to continue with their studies by pursuing a career in trades, there will be plenty of opportunities to await them as B.C.’s economy continues to grow at an impressive rate. b Previously published in the 2014 SICA Construction Review as produced by DEL Communications Inc. Reprinted with permission.

All in a Day’s Work The actual construction on the new centre required the skills of several experienced local companies. Sunco Drywall Ltd. was responsible for all of the steel stud, drywall, T-bar and insulation required for the job.

“We had between four to 10 crew onsite for close to four months,” explains Jamie Low, project manager. “We’ve done a lot of schools and hospitals over the years, so we were pretty familiar with this type of construction project.”

For Anvil Ironworks Ltd., the NorKam Secondary Trades and Technology Centre equated to about 120,000 pounds of structural steel.

Kelly Anderson, project manager, says that the size of the crew was, at times, upwards of six. “It’s always nice to get a job in Kamloops because we’re a Kamloopsbased company ourselves. This was a typical project for us in that we have a lot of experience with schools. We just finished one in the area prior to this job.”

A Familiar Face with New Features Our next-generation Vitocrossal 200, CM2 commercial boilers feature a new touch screen interface with integrated cascade control functionality.

The new Vitotronic 300, GW6B control, learn more at: viessmann.ca

Menu

Heating Circuit 1 2 3

14º

08.07.14 11:56 AM

20º

Boiler temperature

Gearing up for a New Start When the keys to the NorKam Secondary Trades and Technology Centre were transferred to School District No. 73 this fall, it marked a new phase in the history of the senior secondary school.

And it will mark a new beginning for the region’s students, who will all have the Educational Facility Managers Association of B.C. | www.efmabc.com 35 Vitocrossal CM2 Ad OPS Talk - 01 10-2014.indd 1

10/30/2014 9:58:33 AM

Mansonville Plastics (B.C.) Ltd. & Group of Companies Korolite Engineered Panel Structures Ltd. serves increasing demand for steel-insulated sandwich panels

Since its formation in 1959 as an expanded polystyrene (EPS) manufacturing company, Mansonville Plastics (B.C.) Ltd. & Group of Companies has always been committed to service and quality as its hallmarks. We have reaffirmed our commitment to service and quality in our everyday relations with our clients. Korolite Engineered Panel Structures Ltd. was added to the Mansonville Group of Companies in 2001, to service the increasing demand for steel-insulated sandwich panels for cold storage and other commercial and industrial buildings.

36

Ops Talk • Fall 2014

With a diversified and well-rounded portfolio of EPS products, our customers have a great number of choices to respond to the business needs of their clients. Over the past 50 years, our group of companies has grown. Today, our EPS manufacturing facility is one of the largest and most modern facilities in Western Canada, situated on 10 acres of land in Surrey, British Columbia. Our mission is to strive to provide expanded polystyrene solutions, and to fulfill our customer needs by offering quality products and services. We continue to seek new product innovation in order to meet new

market requirements and to continue to service customers with the technical support for their special needs.

Korolite Engineered Panel Structures Ltd. manufactures EPS-insulated steel and aluminum panels (K-Lock panels), also known as sandwich panels, and insulated doors. We are members of the Canada Green Building Council and our panels have been approved by the Canadian Food Inspection Agency (CFIA).

The company also produces fire-lock panels, made with mineral/rock wool, which act as a fire barrier and offer fire protection up to 120 minutes.

Our group of companies is pleased to be working with the Building Science Centre of Excellence at the British Columbia Institute of Technology (BCIT) for new and improved methods of energy conservation. We are also committed to support "green" building technology.

Expanded polystyrene (EPS) is a lightweight, resilient, closed-cell, foamed plastic ideally suited to all types of building projects where rigid insulation is needed. All of our products are made from or use EPS materials that do not contain CFC, HCFC, or HFC blowing agents, or any other materials that have harmful effects on the environment or human health. Also, for saving energy when using heat or air conditioning, EPS is the best, cost-efficient insulating

product now available in the market with stable, long-term R-value.

Being environmentally conscious, Mansonville Group also encourages EPS recycling, and prides itself on being the largest EPS recycler/processor in British Columbia that actively reuses recyclable EPS materials to produce new and innovative environmentally friendly finished products.

ABOUT K-LOCK PANELS K-Lock panels are insulated sandwich panels consisting of 26-gauge prepainted metal outer skin, bonded to an insulation board (referred to as the core). The bonding adhesive is specially manufactured for the panel application. K-Lock

panels are attractive, easy to install and highly versatile.

The steel-insulated panels are used for cold storage, commercial or residential applications, and range in size from 48-inches wide by two-inches thick (121.92 centimetres by 5.08 centimetres), in the lengths specified by our customers.

For further information, please contact: Mansonville Plastics (B.c.) Ltd. & Group Of Companies, 19402 – 56 Ave. Surrey, BC, Canada V3S 6K4.

Tel: 604 534-8626 | Fax: 604 534-1212 www.mansonvilleplastics.com b

KOROLITE ENGINEERED PANEL STRUCTURES LTD. LTD. KOROLITE ENGINEERED PANEL STRUCTURES

K-Lock K-LockPanels Panels

K-Lock panels are Attractive, Lightweight, Easy to Install, and Highly K-Lock panels are Attractive, Lightweight, Easyare to Install, and and HighVersatile.

These Environmentally Friendly panels recyclable will you Optimum Energy Savings. Friendly Our customizable panels are ly give Versatile.

These Environmentally panels are recyclable CFIA USDAEnergy requirements and arecustomizable ideal for use panin andapproved will give and you meet Optimum Savings.

Our commercial, industrial, and institutional cooler and els are CFIA approved and meet USDA requirements and are ideal freezer applications useasinincommercial, asfor well the food industrial, and institutional cooler and freezer applications as well as in the food storage, disstorage, display/ play/retail and processing industries. retail and processing industries.

Tel: 604-534-8626 Fax: 604-534-1212 www.mansonvilleplastics.com Educational Facility Managers Association of B.C. | www.efmabc.com 37

Fort St. John schools

receive $80,000 for new shop class equipment

British Columbia’s construction employers have provided $80,000 in grant funding to support skilled trades training in the Peace River North School District through the Project Shop Class initiative. The funds were presented November 4th, 2014, at the opening of the “Find Your Fit” sessions at the Regional LNG Energy Seminars in Fort St. John, and will go towards the purchase of much-needed equipment for their shop classes.

“These grants are made possible through the generous donations of industry employers and the Northern Development Initiative Trust. They are confirmation of our collective commitment to invest in the future of our youth,” remarked Rosalind

bring learning to LIFE

ARCHITECTURE & L ANDSCAPE ARCHITECTURE www.chparchitects.com 604-793-9445

38

Ops Talk • Fall 2014

Thorn, president of the B.C. Construction Association –North.

“This is the type of collaborative initiative we need in northern B.C. in order to open up access to new opportunities for our local students.”

Carson Newby of Shell Canada, a major contributor to the initiative, was on hand to speak to a crowd of individuals from local schools, local government, industry and businesses. “We are very pleased to be part of this worthy initiative. With the shortage of skilled workers that B.C. is facing, we must encourage our youth to consider a career in the trades, and having up-to-date equipment in shop classes results in a stronger introduction to the trades.”

As Peace River North MLA Pat Pimm stated, “Our government is working to equip people with the skills they need to participate in our growing economy, particularly our natural gas industry. As the Peace is the heartland of natural resource development in B.C., it’s critical that our students have access to skills training to meet the demands of industry. The purchase of necessary equipment will help students acquire those skills.”

Currently, just one in 85 new high school graduates in British Columbia enter the construction trades within one year of graduation. For B.C. to address predicted skilled trades shortages of at least 26,000 workers by 2023, that number must be closer to one in five.

“We have heard clearly from B.C. students, parents, teachers, and construction employers that something needs to be done to improve the training experience in high schools. This initiative aligns perfectly with the Foundation’s commitment to increasing awareness of the opportunities in our sector and helping to train the B.C. journeypersons’ needs for tomorrow.” ~Abigail Fulton, Executive Director, Construction Foundation of B.C.

Project Shop Class is an initiative of the Construction Foundation of B.C., which aims to encourage young British Columbians to develop practical skills and pursue careers in the skilled trades.

The Construction Foundation of B.C. is the charitable arm of the construction associations of British Columbia: the B.C. Construction Association (BCCA), BCCA – North, the Southern Interior Construction Association (SICA), the Vancouver Island Construction Association (VICA), and the Vancouver Regional Construction Association (VRCA). b For more information, please visit: www.projectshopclass.com Media contact: Abigail Fulton Email: abigailf@bccassn.com Tel: (250) 857 2881

COMBINE DD D PLUS

BENEFITS • Dimensional stability

&

FOR A SUSTA SUSTAINABLE ASSEMBLY 1

• Competitive price • Increase the system performance • Stabilize the R-value of the system • No support panel required • Increase the life of the system

2

SOPRAROCK DD PLUS Fire resistant and water-repellent mineral wool insulation board with a rigid upper surface impregnated w with a bitumen layer

1

2

SOPRA-ISO PLUS Polyisocyanurate insulation board laminated on both sides to heavy coated glass filament facer

listed by

(R19921)

Since 1908, SOPREMA has specialized in the manufacture anufacture of waterproofing products for the construction and civil engineering fields.

Educational Facility Managers Association of B.C. | www.efmabc.com 39

Grundfos

Improving on what works Do you drive the same way to work every day? Most likely you do. Things we repeat every day become easy and do not require any impossible effort. When designing plumbing and HVAC systems, we have the same tendency. But just because something works, doesn’t necessarily mean it couldn’t get better or smarter.

PURPOSE During the last few years, there have been more changes to plumbing, HVAC products and solutions than we have seen in decades. Products are not only controllable by means of electronics; the Internet also provides a new layer of possibilities. One example is pumps that now provide a variety of other features besides the original duty of circulating the flow in the systems they serve. In this article, we talk about a specific application – hot water recirculation (HWR) – and demonstrate how new technology can influence the way we do things.

40

Ops Talk • Fall 2014

HOT WATER RECIRCULATION

buildings. The energy consumption for

Hot water recirculation is a standard

HWR constitutes a large amount of the

application that is necessary in many

total consumption in buildings. The sys-

DEMAND

MORE

from your building

GRUNDFOS MAGNA3™ The Grundfos MAGNA3, along with our portfolio of other energy efficient products, combines unrivalled efficiency with intelligent features that make your building perform better for you. From fire protection to pressure boosting to heating and cooling, Grundfos is your exclusive pump partner to create high performance buildings, bringing you the best technology available on the market.

To learn more, visit: www.grundfos.ca

tem works by a pump circulating the hot water from the water tank and to the final consumer. This ensures that the water temperature stays at an acceptable level, even at times with little or no demand at point of use.

The challenge in these applications is to minimise the losses in the system. The “losses” consist of heat loss from pipes in typically unoccupied areas of the building and energy loss due to uncontrolled pumps. Energy loss when circulating the hot water typically varies between 30 to 75 per cent in high-rise domestic buildings and 50 to 90 per cent in commercial buildings and schools. There have been examples of the loss constituting from two to over 100 times the energy consumption used heating the water.

It is therefore obvious that the potential for energy savings in this system is enormous. The following examples show three different approaches to solving the hot water recirculation task. Examples two and three (on page 40) show how it is possible to utilise the built-in temperature sensor in the MAGNA3.

Temperature control to reduce losses Traditionally, HWR has been handled by a recirculation pump responsible for maintaining a constant duty point, or more economically, a variable circulating flow in combination with thermostatic valves to set a minimum return temperature.

With the MAGNA3 it is now also possible to do without these valves as the temperature control is performed by the MAGNA3 and its built-in temperature sensor. However, balancing valves are still needed unless decentralised MAGNA3 pumps are utilised.

Benefits of the MAGNA3 in HWR: • Reduced heat losses from pipes • Easy commissioning via Grundfos GO • Reduced initial cost (no termostatic valves) With the Grundfos Go app for both iPhone and Android, it is very easy to set up the temperature control on the MAGNA3, as seen from the screenshots

For more information,

at right.

visit http://ca.grundfos.com/. b

Index to Advertisers

42

Aurora Cascade Ent. Ltd.................................................. 9

Ram Mechanical Ltd....................................................... 32

B.g.e. Service & Supply Ltd.......................................... 11

Refrigerative Supply Ltd................................................ 29

Belimo Americas............................................................. 32

Reliable Controls Corporation.................................... IBC

Canstar Restorations........................................................ 3

Roofing Contractors Association of B.c....................... 17

Craven Huston Powers Architects................................. 38

Royal Stewart Ltd............................................................ 18

D.g. MacLachlan Limited.............................................. 21

Schoolhouse Products................................................... 25

Erv Parent........................................................................ 22

Shanahan’s...................................................................... 23

Esc Automation & Delta Controls........................... OBC

Shelter Modular.............................................................. 31

Fortis B.c........................................................................IFC

Shutters & Shades.......................................................... 33

Grundfos Canada...................................................... 41

Soprema Inc.................................................................... 39

Ibc Technologies....................................................... 4, 21

Spears Sales & Service Ltd............................................ 32

Interior Turf Equipment................................................. 33

Viessmann Manufacturing Company Inc...................... 35

J.m. Bean & Co Ltd........................................................ 30

Wesclean Equipment & Cleaning Supplies Ltd........... 23

Korolite Engineered Panel Structures Ltd. C/o Massonville Plastics Ltd. & Group Of Companies........ 37

WESCO Distribution/Philips Lighting............................. 7 Western Bus Parts & Services Ltd................................. 27

McGregor Hardware Distribution................................. 19

Winmar.............................................................................. 5

Ops Talk • Fall 2014

professional performance reports

Ch

artin Professio g nal lookin g ch

arts

Extract intelligence from your archived building data and make informed operational decisions with Reliable Controls Ž RC-Reporter Ž . This fully customizable, server-based application allows you to analyse the trend data from any BACnet Internet-connected building, and generate professional performance reports, quickly and accurately. . . . people and technology you can rely on. ™

www.reliablecontrols.com

Quality, built in.

You’re in safe hands With a solution from ESC Automation, you can be safe in the knowledge that your building automation system is being taken care of by experts. We deliver a comprehensive and meticulous service, from installation to maintenance, ensuring you get a solution that’s right for your building. A Delta Controls system through ESC or one of its Partners, means you can manage operating costs effectively by identifying inefficiencies and acting upon them (even remotely) to keep your buildings running smoothly and reduce your energy costs.

Visit our website for more information www.escautomation.com or call us now on (604) 574-7790