Ops Talk Magazine Fall 2015

Covering all aspects of educational facilities and operations.

Ops Talk

PUBLICATIONS MAIL AGREEMENT #40934510

Fall 2015

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Ops Talk Covering all aspects of educational facilities and operations.

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

In this issue Message from the EFMA B.C. president, Doug Gorcak......................................8

President David Langstaff

Find community in the association: EFMA B.C. member profile on Bruce MacLean of School District #8............. 10

Publisher Jason Stefanik

Welcome to the EFMA......................................................................................... 12

Managing Editor Shayna Wiwierski shayna@delcommunications.com

The beat goes on: A recap of the EFMA B.C. 2015 conference and trade show........................... 16 Facilities management: Keeping skilled staff..................................................... 20

Contributing writers: Melanie Franner | Lucas Griffin James Klassen | Chuck Morris Tammy Schuster

School facilities staff account for more than 33 per cent of public school worker injuries...................................................... 22 Designed for young thinkers: The construction of Mar Jok Elementary School............................................... 24

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New Resource Education Centre set to open: Complements existing DEC................................................................................ 26

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Strengthening foundations: Seismic upgrading at Delta Secondary School.................................................. 28 The BCICA QAC: A quality assurance program for mechanical insulation applications............................................................... 30

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

Roof maintenance basics: It begins with inspections........................................ 32 Automatic External Defibrillator (AED) in the school setting........................... 34

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Thoughts on: Challenges and the unknown...................................................... 36

Layout & Design Joel Gunter

The cost of compliance........................................................................................ 37 The importance of synthetic turf maintenance.................................................. 38 Major healthcare and education institutions choose high-grade door hardware..................................................................... 40 Take full control of your pumps with the Grundfos GO Remote...................... 42 Aim for the stars: Alarm company provides down-to-earth service................. 44 High-performance floors and walls for the long term: Erv Parent Co. Ltd...... 45 Ventrac: Your one tractor solution....................................................................... 46 On-site storage is simple, secure, and smart..................................................... 48 Index to advertisers.............................................................................................. 50

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Copyright 2015. 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 11/15

6

Ops Talk • Fall 2015

EFMA B.C. PRESIDENT’S MESSAGE

Doug Gorcak This year we will also continue on with our leadership series hosted by Bob Johnston. Last year we had 29 different members attend the leadership series and we will be offering it again to support our professional growth plans. The executive will also be meeting with the zone chairs this year to see what other educational opportunities we can offer to the membership through the zone meetings. In addition, we will also be reaching out to the zone chairs to give them a glimpse of the inner workings of the executive and build a cohesive team.

I would also like to take this opportunity to encourage everyone to take an active role in our zone meetings and annual conference, with so many new members it is extremely important that we share our years of experience with these newer ones. One of the hallmarks of this organization is our willingness to help those around us; through mentorship or a general sharing of knowledge, we can all build capacity for a sustainable future.

As a final note, I would like to thank the executive for their support this year. I look forward to my year as president and hope I can live up to the legacy of those before me.

A new school year is upon us and for the first time in what seems like an eternity, we have no job action to contend with.

We only have normal start-up issues; completing construction projects, cleaning schools, setting up classrooms, and grooming our grounds. As professionals, over the last few years we have been forced to adapt to the ever-changing labour relation challenges that the system has thrown at us, but now we have an opportunity to focus on our own personal and professional growth.

This year’s conference theme will be “Building Capacity for a Sustainable Future”. Our conference will focus not only on the sustainability of the buildings that we work in/on, but also on building our personal capacity to help us deal with our ever-changing environment in which we work. We will continue to provide timely professional development courses at the conference to help our professional growth. We have an agreement in place with the B.C. Public School Employers Association (BCPSEA) to offer several manager-focused courses, starting with “Navigating your way to constructive labour relations” as one of our pre-conference Pro-D activities. Look for more information as get closer to our 52nd annual conference, held May 30 to June 3, 2016.

Cheers!

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Finding community in the association

EFMA B.C. member profile on Bruce MacLean of School District #8 (Kootenay Lake)

By Tammy Schuster

The next time you help a friend, it could turn into a 30-year career. It’s possible.

That’s what happened when Bruce Ma-

cLean answered a call from a friend who was temporarily short-staffed.

In 1984, a manager at (then) School

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Ops Talk • Fall 2015

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District #7 was dealing with a number of school closures and needed an extra person. He turned to his friend MacLean for help. MacLean took time away from his small business to take on the afternoon shift position as a relief custodian, which started his career.

Today, 31 years later, MacLean is now the manager of operations at School District #8 (Kootenay Lake).

About two years later, that afternoon shift turned into a full-time position in maintenance and operations, where he worked in various positions throughout the district.

“It worked really well, because I had young children, I still had time to run my business, and the benefit package and pension was appealing,” says MacLean.

In the late ‘90s, MacLean became the general operations foreman for School District #7, when his friend and manager – an active member of the B.C. EFMA (then known as SPOA) – encouraged him to start going to zone meetings.

Twice a year, zone meetings bring together managers and directors from different districts to discuss similarities, challenges and issues they each face in their line of work. Guest speakers are invited to present on specific topics related to facilities management, such as WCB regulations, roofing, flooring, and energy management.

“There is a wealth of knowledge throughout the province among people who work in facilities,” he says. “It’s rare to come across a problem or situa-

tion that someone else hasn’t run into.”

MacLean eventually became a zone representative in 2005, reporting to the provincial executive committee on activities within his zone. He later accepted a position as a director on the executive committee, becoming the EFMA president in 2010. It was during this time that the committee undertook the task of rebranding the association known as SPOA to EFMA. “We felt it was important to recognize the work and maintain the history of our predecessors,” says MacLean.

“But we wanted to come up with a name that better reflected the roles of today’s facilities managers.”

MacLean says having the expertise of the association members so easily accessible is a vital resource.

“You can garner and glean information and support from others, and if you do run across something that is an anomaly, then you’re going to be able to provide support to someone else,”

he says. “My activities within the association were very rewarding and interesting.

I’m glad I did it.”

Even after he was no longer active on the executive committee, MacLean continued to support the education and bursary committees.

He also likes to take advantage of his summer home on Kootenay Lake, spending time outdoors with his wife, Janice, their two sons and their spouses, and two grandchildren. When his family was young, he coached hockey, baseball, and soccer, and now enjoys watching his grandchildren in their activities.

Although a retirement date is not set, he plans to volunteer and perhaps build a retirement home to share with his wife.

“Whether or not that comes to fruition I don’t know. That would be a goal for retirement.”

So far in his career, MacLean recalls six major renovations and rebuilds of various schools, but points to his five years serving on the EFMA executive commit-

tee and two years as a zone rep as his most enjoyable learning experience.

“You are involved in all aspects of the association – sourcing and promoting opportunities for membership, continued education, conference duties, contact with the ministry, involvement with provincial committees,” he says. “You work through and change your portfolio each year and get a broad aspect of the organization.”

MacLean recommends that anyone interested in coming into the industry to certainly try to attend the annual conference, participate in your zone, and meet others within your area. He also says that the association is a great place to network and connect with others in the industry.

“If you choose to, and if you have the time to, get involved with the executive committee. By all means, it’s a whole new level and a great experience – it’s a community.” b

Educational Facility Managers Association of B.C. | www.efmabc.com 11

Welcome t ot he

EFMA

By Tammy Schuster

We’ve all heard somewhere or another that membership has its privileges. The benefits of becoming a member of the EFMA actually come from other members. The EFMA welcomes all the new members to the association, and would like to introduce you to a few.

Gordana Vuckovic, supervisor facilities services, School District #35, Langley.

Gordana Vuckovic joined the Langley school district in February after moving from Victoria, B.C. Prior to leaving Vancouver Island, she worked in facilities

for the provincial government, as well as in the private sector, including colleges, private schools, the healthcare industry, and at a museum.

At SD #35, Vuckovic oversees the custodial department and enjoys working with the district team.

“Our primary goal is to make our schools clean and safe,” she says.

“Sometimes it’s a bit of the challenge with all the little hands and little feet that bring the germs into the building.“ As a supervisor, Vuckovic says celebrating the small successes are just as important as celebrating the large ones, and she especially enjoys seeing the appreciation given to the custodial staff. “It’s a big thank you to me and to our crew when they are recognized for their hard work.”

Another element that is important to her is the environmental commitment the district has made in pioneering recycling and energy consumption savings programs. “I’m excited that all of our facility staff, teaching staff, as well as students are involved in promoting green initiatives. From kindergarten and up.”

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Ops Talk • Fall 2015

As a new EFMA member, Vuckovic says the vast networking abilities and sharing of ideas is what prompted her to become a member. “Each district and school has it’s own challenges, so the ability to be a part of a group where you can share your concerns, your successes, and your failures – if there are any – is great,” she says.

Vuckovic is expecting to attend the next EMFA conference that takes place in Penticton each June. “I’m definitely looking forward to learning new and innovate ways to improve upon our productivity, as well as health and safety, and to meet suppliers with whom we work.”

John Hayer, manager of custodial services & community rentals, School District #42, Maple Ridge-Pitt Meadows.

Working at the Maple Ridge-Pitt Meadows school district for just over a year, John Hayer came from the healthcare industry where he held positions at Langley Memorial Hospital, Surrey Memorial Hospital and the now closed Riverview Hospital. At SD #42, he over-

sees over 80 custodians, and looks after community rentals.

“Coming from healthcare to the school district was different, but adding community rentals to the job is a whole different dynamic,” he says.

Interacting with film scouts and community groups in an effort to rent out school facilities and buildings, Hayer looks for ways to create revenue opportunities for the school district. “With all the space we have here, we should be able to utilize it and offset some of our operating costs.”

Hayer says he heard about his current position with the school district from a former boss, and says the draw was immediate. “I had a good vibe at the interview and started telling them my life story,” he says laughing. “I love working with the entire team, and the atmosphere here allows you to be yourself and to grow in your position.”

Hayer says he joined the EFMA at his boss’ recommendation and says the support he has received is like noth-

ing he has ever experienced. “Managers help each other to be successful.

It’s good for those coming into the school district because you can learn from people with more experience. The tools are there to be successful.”

Cintha Winters, assistant manager, service operations, School District #36, Surrey.

Cintha Winters first started with the Surrey school district in 2012 as a care-

taker before taking an acting position as an assistant manager in service operations. “It was a great opportunity to peek behind the scenes and see what goes on organization-wise.”

After a number of retirements in the district, her time as an acting assistant manager allowed her to accept the position as an assistant manager, which she began in January of 2015.

Winters works the evening shift, overseeing 70 caretakers and approximately 30 buildings. “It’s a fast-paced job and every night is different,” she says.

“There are a lot of phone calls, a lot of last-minute issues, and a lot of prioritizing.”

She says she receives a lot of support from her team within the district and at the EFMA. “We discuss problems that come up within all five zones and discuss better ways to do things.” She says management has an open-door policy, which adds to the positive working environment.

Winters had the opportunity to at-

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tend the EFMA conference this year and says it is a great networking opportunity, and a great way see how other districts operate. She says the conference provides a lot of information and feedback, and it’s nice to meet the vendors, and see new products on the market.

On a typical day, Winters starts with some administrative office work and then performs site visits to address any issues and see that caretakers are following safe work procedures. “Each day involves ensuring the caretakers are fine and that schools are clean,” she says. “It’s a problem-solving type of job, so if you like that you will love the work.”

“It’s actually very interesting and a big eye-opener to see how energy is consumed,” he says.

Not all districts have an energy management team. The Langley school district is one of the bigger districts with 45 schools, and Lam says working in schools is an interesting way to learn about energy management.

His team is currently working on an eight-school pilot project to educate and change energy consumption behaviour. Depending on the success and findings of the pilot project, Lam hopes to expand it to more schools throughout SD #35.

Lam says he attended the EFMA conference as a co-op student and looks forward to being a part of the association. He says he joined the EFMA to meet people from other districts, and learn about what projects they are working on. He also is more than happy to take advantage of the weather and lakes of Penticton while he’s there.

Ronald Lam, energy specialist, School District #35, Langley.

Ronald Lam transitioned into his position with the Langley school district from a co-op student in June 2015 after receiving his Masters of Engineering from UBC. In his position, he observes the electrical consumption and natural gas consumption in an effort to reduce energy consumption.

“My energy manager and I walk through schools to observe behaviours to see how we can reduce our electrical consumption.”

Behaviours such as leaving the lights on in an empty classroom, or a lone person eating lunch in a lab with all the lights on are deemed unnecessary.

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Ops Talk • Fall 2015

Matt Garbelya, assistant maintenance manager, School District #23, Central Okanagan.

Matt Garbelya began his new position as assistant maintenance manager in June 2015 after approximately 13 years as a mechanical coordinator with the Central Okanagan school district.

“I was coordinating for many years,

“I’m excited that all of our facility staff, teaching staff, as well as students are involved in promoting green initiatives. From kindergarten and up.” ~ Gordana Vuckovic supervisor facilities services, School District #35, Langley

I wanted a change with some different responsibilities.”

He says with this position he is still in the business of coordinating, but now he works with a much larger group of people. “Before I dealt with 12 guys, now I have somewhere around 50 people reporting to me.” He says this means the phone is always ringing and the emails are constant.

A typical day for Garbelya includes responding to calls from principals, reviewing invoices, and checking up on the crews, and he says he enjoys solving issues. “You have to act fairly quickly, but we have budget protocols so you just can’t turn around and say yes to things. You have to consider your limitations.”

He joined the EFMA after a recommendation from a co-worker, but Garbelya has not yet had the opportunity to attend the EFMA conference or utilize the resources of the association, but is looking forward to next year. “I started on June 1st, so the summer was a bit of a whirlwind, but things are starting to calm down.”

With bigger responsibilities, a bigger team, and more issues to fix, Garbelya says it’s the attitudes of his colleagues that help make the fast-paced environment enjoyable.

“We have a good manager, a good energy manager, and everyone works together very well here.” b

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Recap of the EFMA B.C. 2015 conference and trade show

By Shayna Wiwierski

The EFMA executive. Left to right; Steve Smoroden, Doug Gorcak, Harold Schock, Heather Simm, Russ Sales, Craig Nichols, Rick Delorme and Steve Woods.

Things got colourful and tropical at the Penticton Trade and Convention Centre from June 1-5, 2015 as the Educational Facility Managers Association (EFMA) of British Columbia held its annual conference and trade show. The event, titled “The Beat Goes On – Reassigning Stress”, featured professional development sessions, zone meetings, the EFMA AGM, a trade show, and more. The keynote speaker was Drum Café,

16

Ops Talk • Fall 2015

which provided interactive drumming and team-building activities to attendees.

Drumming wasn’t the only interactive opportunity for those who attended the conference. The trade show, which was held on June 3 and 4, was a great opportunity for members and delegates to visit vendors, many of which supply their products to B.C. schools.

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

Randy Unrau, vice-president of Sybertech Waste Reduction in White Rock, B.C., has been going to the show since 1998.

Since B.C. is such a large province, bringing together people in one space is beneficial for Unrau to market his product.

“B.C. is a rural province, so travelling all over isn’t possible.

This show makes us meet clients in one shot. We have the

Of course, the show wasn’t just about the vendors. Andrew

ability to talk to customers at one time, plus they are great

Green, director of client services for School Protection Pro-

people,” Unrau says.

gram, was a first-time speaker at the conference. His session,

Len Morris, general manager of Hovik Industries Ltd., thinks the event is the perfect opportunity to directly connect with the individuals who are the decision-makers in the schools.

titled “Can You Afford Not To?”, was held on Wednesday, June 3 and was about risk control.

“I think it’s very well-organized. It’s an excellent opportunity

“There’s good-quality traffic here. The school officials are

for people to meet and exchange information; there’s lots of

engaged and want to know about good-quality products.

networking. We’d like to come here regularly; our main con-

We’ll be back next year,” he says, adding that there is a huge

tacts are here, so we get to meet our clients in one place,”

benefit coming to the conference, aside from just meeting

he says, adding that the feedback he received from his pre-

the individuals. “We are a B.C. company, but only 10 per cent

sentation was positive. “It was well-attended. People asked

know about us, and we want 90 per cent to know about us.”

questions and I got to meet up with people in the evening

Although there were many vendors who have been to the show before, Peter Hodgson holds the record for attending the most shows.

and answer questions.”

Craig Nichols is the conference director of EFMA B.C. He is also the manager of business support services for School

“[I’ve been coming] 41 years with a number of companies;

District No. 36 in Surrey, B.C. He said that the conference was

32 with my own,” says the owner of Orion Security Systems

very efficient for attendees, and that they saw lots of participa-

Ltd., based in Burnaby, B.C. “Our business is done on the

tion from not only members, but also from the government.

phone, so I don’t see my customers unless I come here. I

“There was great participation by vendors and the minis-

don’t come here to sell, but there’s new things I come here to

ters. We’ve spent a lot of time getting quality speakers relat-

explain. Things keep progressing, you need to find a way to

ing to current needs. There’s been lots of changes, and it’s

explain that to people.”

good people are having lots of questions.” b

18

Ops Talk • Fall 2015

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Facilities management Keeping skilled staff

By Chuck Morris

Our jobs have been around for much longer than the date in the above advertisement.

Thankfully the salary for our positions has increased dramatically as well!

With so many facility management people retiring these days, and a number of former facility managers being asked to come back, I just had to cover this topic once again. I am aware of a num-

20

Ops Talk • Fall 2015

Â

ber of openings coming up and there is a fear that there are not enough people trained and with good credentials to fill these spots. Is that really the case?

As a group, we have been discussing

how we are going to fill vacancies for many years. A lot of our tradespeople left the educational facility environment to ply their skills in the north with oil and gas because the almighty dollar became the draw. The differences between what we can/could pay these tradespeople and what the oil and gas industry offered cannot be matched.

In an effort to keep as many of these certified people as possible, we attempted to place our efforts in different areas, trying to make our environment better. How did we do that and how do we continue to do so? The jobs our skilled trades have are for the most part very good jobs. There should not be a lot of stress involved in their daily work life. Once in a while, pressure may be evident to complete something ASAP, but those days are few and far between. What else could be done?

We looked at training as an example; when a tradesperson is hired to work in a school district facilities environment, they come (usually) with minimal experience, except in their respective trade. We end up providing training on quite a regular basis to allow the incumbent to learn how to deal with security systems, or install phone systems, P/A systems, maintain wet and dry fire sprinkler systems, deal with cross-connection health issues, and more. This comes all at a cost to the district, but allows the individual to expand their knowledge and put the newfound skills into practice, for you.

We cannot stop there, because as many of us have seen, once trained and skillful with all the newfound training and certification, they become very marketable. That is the down-side;

how to keep the highly skilled person on staff. This becomes a public sector versus private sector challenge and we seldom win. What else can we do?

Your abilities as the manager and director need to be on high alert. Seriously, you do not want to lose staff after spending time and dollars upgrading them to better serve your district. You want to keep them and keep them happy. Two reasons come to mind with that train of thought. First off, a content employee is typically a productive employee. You get things done. You witness a good relationship between that person and your clients (teachers/administration/public). Second, and as important, is your succession planning. Who will replace you when you want to retire or move on? Though someone from the ‘inside’ might not fit the bill when being compared to outside applicants, there is always the possibility they might work well. Many districts have hired from within and have found that was a good choice.

So training is part of the equation.

Not just for your skilled workforce either. There is a myriad of problems that all of us will face from time to time. If one of your employees is successful and is promoted into a managers’ position, the learning curve begins again.

We have all been there. In fact, training and learning your role and new skills happens nearly every day. It is what enhances your career and makes your everyday work life that much better. I do not see the workload lightening in the near future, but with the new skills, your method of doing things may allow some tasks to be taken care of in an easier fashion and perhaps a little quicker.

It is a challenge to explore how to keep people and how to provide adequate training so they can better serve the employer. It is also a challenge to understand your role in all of this. Think outside the box if you become stymied. Encourage staff, speak to them, and find out about their favourite pas-

time. Show you care. Create beneficial dialogue with each of them. Sometimes that dialogue will sound different amongst many of them, but have the same end result.

Our jobs will not get easier. You may make inroads that allow you to do certain things at a more comfortable level. Share your knowledge. There is no sense in keeping it a secret. Sharing with staff shows you care, shows you are not concerned about someone knowing more than you do. In fact, they probably do know more than you do!

That is why they are there in the first place. Mentor to find out if some may just be a good fit down the road for your chair. Let’s help keep a ready supply of skilled people who are promotion material and ready to take on new challenges. It is comforting to know that for the past number of years educational institutions have developed courses to better equip many individuals for the time when they apply for a facility manager/directors’ vacancy. b

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

School facilities staff account for more than 33 per cent of public school worker injuries As a new school year begins, WorkSafeBC is reminding school facilities staff, their supervisors, and employers to the risks of musculoskeletal injuries (MSI’s), slips trips and falls, and changes to the Workplace Hazardous Materials Information System (WHMIS).

“Of the approximately 1,600 claims made by public school employees to WorkSafeBC annually, more than onethird of these claims are from facilities staff,” says Stephen Symon, manager, WorkSafeBC Industry & Labour Services.

More than 60 per cent of MSI’s are injuries caused by lifting or moving heavier objects, such as containers and boxes. Two of the biggest obstacles to preventing MSI’s are failing to recognize where these potential hazards exist, or failure to develop policies and provide equipment to minimize the risk.

WorkSafeBC has resources available

on preventing MSI’s, such as: Info flip “A Clean Sweep: Safe Work Practices for Custodians”. Go to http://www2. worksafebc.com/Topics/Ergonomics/ resources-other.asp?reportID=35849 There is also a five-part video series called Workplace Safety for Custodians.

Video topics covered include high dusting, wet mopping tools and techniques, garbage and bucket handling tips.

Slips, trips and falls are the second most common cause of injury to school facilities staff. With over 35 per cent of maintenance workers in schools now over 55 years of age, these incidents are leading to more serious injuries that result in greater time off work.

“Falls can happen almost anywhere; inside or outside schools, on stairways, ladders, wet floors, or pavement slippery from bad weather,” says Symon.

“This is why keeping schools free of

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clutter and controlling water accumulation benefits staff and students.”

Although just one per cent of all accepted claims by WorkSafeBC involve the use of chemicals and cleaning substances, these hazards are constantly present in the workplace.

On August 4, 2015, the longstanding requirements for the Workplace Hazardous Materials Information System (WHMIS) were updated. The original WHMIS is now referred to as WHMIS 1988, while the updated version is called WHMIS 2015.

New to WHMIS 2015: • Hazard classification criteria have changed.

• New classes such as “Aspiration Hazard” have been created.

• Pictograms and labels.

• Safety data sheets (SDS’s) – these will now use a 16-section format.

All employers are required to provide proper training and supervision for their workers. If you work in a supervisory role and have never received training, you should talk to your employer. Additionally, WorkSafeBC has an online certificate course for supervisors or those who want to be supervisors.

For further information and occupational safety resources, go to: Occupational Health and Safety resources for the education sector, www.worksafebc.com/education.

Stay in the loop on regulatory changes, upcoming events, or new resources at http://www2.worksafebc. com/Portals/EducationSector/ EducationSectorNews. asp?reportID=37070. b

3/14/14 10:32 AM

Designed for young thinkers The construction of Mar Jok Elementary School

By Tammy Schuster

Dusty chalkboards, small metal desks, and cold drafty classrooms. The learning environment of the past is, well, a thing of the past.

Mar Jok Elementary School in the city of West Kelowna is an example of the collaborative learning environments of the future. During the design and construction of the one-year-old school, it was also an example of a collaborative working environment.

Opened last fall, the K-6 school was designed to incorporate 21st century learning principles – a more tailored style of teaching promoting digital literacy, critical thinking, and problem solving.

Classrooms were built with moveable partitions and sliding doors to accommodate different methods of teaching.

24

Ops Talk • Fall 2015

Whether it’s a one-on-one lesson, a small group session, or several classrooms combined together.

“This school was designed with flexibility and adaptably in mind,” says Todd Dust, architect from Thinkspace and lead architect on this project.

“Rather than the stand-and-deliver model where people would stand in front of a class and lecture, it’s more flexible giving kids the ability to learn in the way they are most comfortable.“ Dust says this method of teaching had to be reflected in the design of the school. Schools are typically designed with double-loaded corridors, meaning there are classrooms on either side of each corridor. Corridors were not used in the design of Mar Jok. Instead, pods were created.

The two-storey school has pods on both levels that house four to five classrooms. Those pods open up onto the learning commons allowing for further flexibility. All the classrooms can open up and expand into that space.

“There is no hiding in hallways,” says Alida Privett, principal of Mar Jok Elementary School. “There are no hallways.” She says students are less distracted because they have become used to working with constant movement and activity in the common spaces and classrooms.

The open design and natural light makes for a more comfortable learning space for students and teachers, and makes the building more energy efficient.

“Mar Jok Elementary is designed

for movement, collaboration, visibility and open learning,” says Privett. “Each learning community consists of four or five classes of students in a similar age range, and teachers work as teaching and learning partners.”

Because the school was designed to target LEED Gold certification, the architects utilized a geo-thermal heat source – pulling warmth from the ground beneath the structure in order to regulate the temperature for the building, which is where the majority of energy savings come from.

LEED (Leadership in Energy and Environmental Design) is an internationally recognized rating system used to rank high-performance green buildings.

Adhering to the LEED standard of environmental design meant using resources from within a 500-mile radius.

Dust said some wood products were manufactured two blocks away, while others came in from Bellingham, Washington. Because of its energy-efficient design, the school won a Green Award in the Commercial Building Awards 2015 from the Southern Interior Construction Association in October of this year.

One of the bigger challenges Dust and his team faced with the school design was the expansive envelope surface. Because the school has a twostorey component, a one-storey component, plus a double-height component, the large-surface area created a potential for heat loss. But Dust says they mitigated that with a more energyefficient mechanical system.

This led to another challenge; the mechanical system had to be very specific because a school doesn’t want to have to go within to work on it. Dust says they utilized a crawl space to accommodate all of the mechanical system and were able to feed it through to the upper floors.

The construction site chosen for the school was a gravel pit next to a spillway used for the controlled let down of the Rose Valley Dam. Being within a flood plain covenant, the team had to build 1.5 metres above the high-water level.

“That was one of the biggest challenges from a bureaucracy standpoint,” says Dust. We didn’t actually have approval to build on site until the day before the contractor showed up.”

But the biggest challenge for all parties was the strict time constraint. “The school had to be open for September 2014, and we didn’t receive permits from the municipality until July 2013,” says John-Erik Grain, project manager for School District #23 at the time of construction. “That meant we had to construct a LEED Gold equivalent school in 13 months.”

Grain says with construction projects of this nature this would be an unrealistic scenario unless everyone, including the contractor, consultant and owner – worked together.

Kevin Imthorn, vice-president of Sawchuk Developments Co. Ltd. and project manager overseeing the school construction agrees. “The school had

to be open, ready for students and staff

by August,” he says. “This included not only the two-storey school, complete with basement, but also the gymnasium, the geo-exchange field under the soccer field, the parking lot, the landscaping, and off-site improvements.”

He says this was no small feat considering most of the structural work had to be completed through the winter months.

“This project could not have been as successful without the team attitude of the architect and the owners’ project manager,” says Imthorn. “It was this extraordinary approach that ensured total project success.”

And, because the team collaborated under that severe timeline, Mar Jok Elementary School opened its large glass doors to approximately 450 students in the fall of 2014.

“It’s truly 21st century learning,” says Privett. “And it’s never quiet.” b

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

New Resource Education Centre set to open Complements existing DEC

By Melanie Franner

There’s a lot that can be said for consolidation. Just ask Surrey Schools. With 125 schools and approximately 300 administrative personnel, the school district is the fastest-growing in the province. It’s no wonder then that Surrey Schools has already established the District Education Centre (DEC), and is on its way to completing the Resource Education Centre (REC).

“The need for the REC is driven by a similar need that saw the DEC being constructed,” explains Doug Strachan, manager of communications services, Surrey Schools. “We had eight offices distributed throughout a large geographical area. Both the DEC and the REC are designed to bring together those offices to mitigate employee travel time and reduce significant leasing costs.”

Strachan advises that the REC – which offers 3,678 square metres of space – will incorporate a department and an educational program currently housed in leased facilities. It will also bring the consolidated offices and warehousing space closer to the main administration building, while offering plenty of room for classrooms and meeting spaces. And it will 26

Ops Talk • Fall 2015

fulfill the district’s need for a large conference area.

“The first step in building the REC was to build the DEC,” he continues. “That took several years. The need for the DEC was identified in the mid-‘90s and we got the go-ahead in 2009. After the DEC was established, our thoughts turned to the REC, which we pursued as soon as possible. Both projects were fully funded through district revenue, not education funding.”

All-in-one The REC will provide a combination of warehouse and meeting space, with the former representing approximately one-third of the total. The warehousing area will also allow for processing and assembly of products to be re-shipped to the various schools. The rest of the space will be comprised of classrooms and meeting spaces, along with a conference area capable of seating 250 delegates. A small fitness centre will also be part of the new facility.

“We were dealing with almost two different solitudes in-

side of one building,” explains Ryan Huston, partner, CHP Architects. “So we created an ‘interior street’ to the design, with one side of the building containing the meeting spaces, classrooms and conference area, and the other side of the building housing the warehousing facilities.”

The REC offers one level for the warehousing area and three storeys of space for classrooms, meeting and conference areas. Extensive use of exposed timber framing and gluelam columns in the meeting space on the top floor convey both warmth and beauty. A roof-top patio overlooks the Green Timber Urban Forest, the backdrop for the new REC. “Our design is sympathetic to the DEC, which sits on the same property and uses a combination of concrete, glass and wood,” explains Huston. “People are welcomed into the building via a three-storey atrium that is infused with natural light.”

Other sustainable features in the design include natural ventilation, energy-efficient heating, recycling stations, as well as the use of natural and local materials with recycled content. Additional site elements include reduction of stormwater runoff, the use of native and drought-resistant plant materials, and the use of landscaping to provide shade and reduce “heat-island effect”.

This ecological commitment is also apparent in the new parking lot. Some 206 trees were initially going to be removed from the site to provide for ample parking, but consultations with the City of Surrey, the Green Timbers Heritage Society and an independent arborist, soon reduced that number to 87.

“The REC is an open and inviting facility that incorporates the latest technologies and offers a state-of-the-art meeting facility on the third floor,” says Strachan. “The design provides maximum value for money and adequately reflects the

district’s needs. The spaces are designed to be flexible and to accommodate various programs from other leased spaces in Surrey, additional meeting spaces for break-out sessions and zone meetings, and expansion of office space as required.”

More bang for the buck Upon completion in December 2015, the REC will have centralized and brought together an assortment of services, programs and administrative staff from the district. It will also have proven to be more economically efficient in the long run.

“The compact plan of the REC will minimize capital cost and maintenance costs,” says Strachan.

Cost to build the REC is estimated to be $10 million. Money, it would seem, that is being well spent to create efficiencies for a school district that is continuing to grow.

“We’re certainly one of the fastest-growing districts in the province,” concludes Strachan. “And we’re one of only a few that has shown steady and consistent growth over the last 10 to 15 years.” b

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Educational Facility Managers Association of B.C. | www.efmabc.com 27

Strengthening foundations Seismic upgrading at Delta Secondary School

By Tammy Schuster

The school hallways have craters as deep as six feet dug into the floor, the shop class is boarded with plywood, and there is dust everywhere.

Frank Geyer, director of facilities and planning for School District No. 37 (Delta), is at the helm of a two-year major seismic upgrade underway at the Delta Secondary School in Ladner.

Closing off sections of the school, moving classes to different rooms and buildings, and drilling when classes are on break, make way for an intricate choreographed dance of trucks, power 28

Ops Talk • Fall 2015

tools, and men in vests.

Geyer says the upgrades are designed to ensure the school is capable of withstanding an earthquake. “The seismic upgrade just enhances the safety of the occupants, but people were worried. The building looks like a war zone,” he says. “We are the unofficial complaints department.”

The structural seismic upgrading at Delta Secondary School is part of a major capital project by the Ministry of Education under the School Seismic Mitigation Program.

The program recognized schools with at least one high-priority building that need upgrading. Three schools in Delta met the criteria; South Delta Secondary, which was completed this year; Delta Secondary, which began in the spring; and Gibson Elementary, which is proposed for 2016/2017.

The oldest block of Delta Secondary School was first constructed in the mid‘60s when the impact of a major seismic event was unknown, at least not in the way it is known today.

“The school is basically a multitude

of buildings dating back to 1965,” says Geyer. “There are 19 different components to the school – including additions, demolitions, and connections – which makes upgrading the school such a complicated project.”

Add to that, the school is sitting on land that is considered a high-liquefaction zone. The soil in the Ladner area is made of a sandy silt material that, when severely agitated by something like an earthquake, could liquefy and give out.

With every addition made to the school, a connection was also constructed connecting the past to the present. Because of this combination of technologies and construction, each building would respond differently in the event of liquefaction during an earthquake.

“It would be very safe to say that the majority of the $17.6 million budgeted for this project would go into the foundation structure to make sure that the entire school can still stand after a major event,” says Geyer.

The original plan was for a complete structural seismic resistance upgrade to four blocks of the school – woodwork/ automotive shops, theatre, a classroom block and an arts wing – plus foundation upgrades to the rest of the school.

But Geyer says once the team went through the proof-of-concept stage, they discovered that nearly every part of the school would require some level of improvement to the substructure.

“You could upgrade four pieces of the building, but if the other 15 pieces aren’t stable, that could damage the upgraded portions.”

Geyer says in this particular case, the

cost of rebuilding the school entirely would be significantly more than upgrading.

“Our cost to remediate the problems is $17.6 million, whereas the cost to replace the building is over $50 million,” he says. “A nice new building would be fabulous, but it’s just not financially or operationally practical.”

In terms of longevity, Geyer says he can’t imagine a need for further upgrades in his lifetime. “We have some of the strongest and most talented engineers in North America. I think the improvements made to the building will give the school at least another 40 to 50 years.”

The biggest challenge on any school renovation or upgrade is working in an operating school. So while engineers, architects, projects managers and construction crews are upgrading the building for safety, their first priority is keeping students and staff safe while doing so. “We work hand-in-hand with the school administration. It’s a very fluent collaborative process and it works because you are still able to do this work without spending more money or time,” says Geyer.

“We have to be plugged-in to the inner workings of a large secondary school. We have to be plugged-into the sensitivities of the staff, teachers, and students. We have to be very empathetic.”

The school drama program and community theatre group both use the Genesis Theatre, which is part of the Delta Secondary complex. That building will be out of commission for over a year because of the extensive work needed

to the foundation, flooring, walls, and roof.

“We have to work carefully with the school drama department to see how we can keep this program going without incurring an additional expense,” says Geyer. Community bookings have had to use other facilities during the upgrading.

“It’s all in the project phasing; it’s a matter of working around everything,” says Jeff Peters, project manager at Unitech Construction Management Ltd. “The auto shop can’t be closed at certain times, the cafeteria can’t be closed at certain times. If you take out a washroom, you have to make accommodations somewhere else.”

Peters, who has worked on several seismic upgrades with Geyer, says the biggest challenge was working while school was in session. “The school is occupied and functioning, and teachers are trying to teach kids and we have to respect that.”

While the crew takes full advantage of spring, summer and holiday breaks, that still won’t give them enough time to complete the project. “It means some afternoons, some Saturdays, go crazy before 9:00 a.m. and after 3:00 p.m.” But Peters says working in and around class schedules and special functions will help them get the project completed safely.

“After a few months, we’re almost invisible,” he says. “We’re just running around with our vests and the kids don’t even notice us. They’re resilient.”

And by 2017, the seismic upgrades made to Delta Secondary School will make the structure just as resilient as the students it holds. b

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

The BCICA QAC

A quality assurance program for mechanical insulation applications The BC Insulation Contractors Association (BCICA) is pleased to announce the availability of a Quality Assurance Certificate (QAC) program for new and retrofit mechanical insulation projects throughout B.C. Under the QAC program, available only through BCICA members, the mechanical insulation contractor who is the successful bidder on a project registers the project with the BCICA, which then assigns an independent third-party certified insulation inspector (CII), to oversee the work.

In order to achieve CII recognition, individuals must complete a specialized mechanical insulation inspector-training program through the B.C. Institute of Technology (BCIT). Once the courses

course requires a hands-on practicum

tion process, CII’s must also attend a

have been completed successfully, CII’s

at BCIT. The courses were developed

one-day inspector-training course and

then apply to BCICA for consideration

by BCICA in conjunction with BCIT and

exam facilated by BCICA staff. The

as a “designated” inspector, able to

are designed to prepare competent in-

seminar focuses on the logistics and

inspect QAC work on behalf of the as-

dividuals to provide inspection services

the inner workings of the QAC pro-

sociation.

for mechanical insulation work per-

gram. After successful completion of

BCICA partnered with BCIT to de-

formed in the commercial, industrial,

the QAC proprietary training course,

velop the Mechanical Insulation (MI)

institutional, multi-residential, and ma-

an application for “designated” in-

inspection courses. All courses, except

rine industries.

spector is presented to the BCICA

one, are available online. The final

In order to complete the designa-

board of directors for approval. Once

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Ops Talk • Fall 2015

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approved, designated inspectors will

Some things are better kept hot.

be assigned QAC work and will be responsible for ensuring the QAC work

You can relax now. The BCICA Quality Assurance Certificate has you covered; the very best materials, Red Seal certified installations, purpose-trained independent inspectors.

Only a BCICA member can offer you this comfort.

For new construction or retrofits, ask for the QAC on all your mechanical insulation projects.

complies with the project specifications.

The QAC process means that the CII must perform a pre-construction meeting with the insulation contractor, a series of site inspections (the number of which is determined by the size of the project), and a final inspection and report. All reports are submitted to the BCICA office with copies distributed to all the stakeholders—insulation con-

Further support for quality assurance comes in the form of the Quality Standards for Mechanical Insulation Manual,

lation Contra Insu cto rs bia m

tion cia so As

gineering firm.

Briti sh Co lu

tractor, mechanical contractor, and en-

Find out more.

www.bcica.org 604.438.6616

PEACE OF MIND brought to you by the BC Insulation Contractors Association

brian.bcica@telus.net

published by the BCICA. The manual contains detailed information on MI in-

dards, ensures that the work is done to

be asked when considering a QAC for

stallation best practices, as well as a list

specification. It provides the mechani-

any project, what if the QAC has been

of ASTM and CAN/ ULC Standards ap-

cal engineer and the owner with the

specified and a dispute arises? BCICA

plicable to all MI materials accepted for

peace of mind that the work, as well as

has met that challenge head on by re-

use in the QAC program. The manual

the materials used in the application

quiring all its contractor members to be

is a resource freely available to specifi-

process, meet specification.

bonded. BCICA holds surety bonds on

cation writers that support mechanical

With the number of checks and bal-

all contractor members as a continu-

insulation contractors whose work is not

ances for quality assurance clearly de-

ing requirement of membership. This

compromised by the culture of value

fined by the QAC, it is understandable

will ensure that all parties will work dili-

engineering.

that one of the largest mechanical en-

gently to resolve any workmanship and/

The manual, as well as an indepen-

gineering firms in B.C., Integral Group,

or material deficiencies promptly. Only

dent, properly trained, independent

has endorsed the QAC program by in-

BCICA has this membership require-

third-party inspector, working to a de-

cluding it in its master specification.

ment and that is why only BCICA mem-

fined, reviewable standard of quality

And finally, and perhaps one of the

by which they can enforce quality stan-

most important questions that should

bers can provide a quality assurance certificate. b

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

Roof maintenance basics It begins with inspections

By James Klassen

A good roof is your first line of defence

against problems that result in cata-

every detail: roof drains, penetrations

against water intrusion. Let water in,

strophic roof failure, resulting in unan-

and other flashings, roof curbs, support

and it will turn a good day into a very

ticipated expenses that will shape the

cable and signpost anchors, skylights –

bad one. Water destroys materials,

financial future of your organization.

the list is limited only by design of your roof.

short-circuits electrical and information systems, induces rot, and turns a warm, comfortable environment into a cold,

Planning and routines

Follow that up with a schedule. Plan

If you have the time and the essen-

to inspect the roofs of your building at

tial skills to examine and understand

least twice each year – once in spring,

A roof is only as good as the mainte-

your building, begin with a roof plan.

and once again in fall. It’s also a good

nance that keeps it serviceable, though.

You need to know what your roof

idea to conduct inspections after each

Roofs age. They collect debris. And

looks like, so take time to diagram

significant weather event, or after

they can be damaged. Coupled with

it. Make the plan-view drawing (view

construction. Debris left on a roof can

an RCABC RoofStar Guarantee, routine

from above) reasonably representative

scour a granular surface or puncture

inspections are your first line of defense

of the real thing, and ensure you plot

the roof membrane if blown about by

repulsive place to live and work.

32

Ops Talk • Fall 2015

wind or stepped on by trades or others walking on the roof. If you find an issue during an inspection, clear away the debris or make quick repairs.

What to look for Begin each inspection by examining

and managers with the information they need to make informed recommendations and decisions. The roof of your building is the first line of defense against the elements. Don’t put the roof over your head and the integrity of your building at risk by ignoring it.

the underside of the roof and the exterior of perimeter walls. Also inspect ceilings and interior walls. Rust stains, watermarks, cracks, efflorescence or even spalled mortar may signify water

For more information about preventative roof maintenance, visit www.rcabc.org/technical/roofmaintenance-guide/.

RCABC_OT_4.625x7_TransFats_PRINT.pdf

James Klassen is a technologist with the Roofing Contractors Association of British Columbia. He is an experienced roofing estimator, Occupational Health and Safety professional, insurance claims adjuster, and facilities manager, supervising maintenance, grounds, custodial and transportation services, and managing capital projects for a large private school in British Fraser Valley. b 1Columbia’s 2014-10-01 10:12 PM

intrusion. Cracks in outside walls may indicate building settlement; consider the concurrent stresses on the roof deck and, as a consequence, on the roof membrane. Also look for daylight around all penetrations; if you can see outside light coming in around a flashing or roof drain, water can get in too. Mark and date these and other observations on a copy of your roof diagram.

Inspect the top surface of the roof.

Leaks rarely happen in the open areas. Focus your inspections around the details and edges, but check the field here and there to ensure laps are sound and well-sealed. As you find problems or identify concerns, mark them on your diagram.

Now formulate a plan. If you have roofing professionals on staff, work with them to assess the severity of identified problems. This is the time to begin cost assessments. If it’s in your budget and the capabilities of your staff, address the urgent issues with proven, system-compatible products.

Alternatively, hire a roofing consultant to do that evaluation for you and assist you with planning. Your consultant will help you sort out the important from the urgent, provide you with objective specifications to guide repairs or roof replacement projects, and attach budget pricing to each phase you decide to tackle.

Regular, scheduled roof inspections lay the foundation for sound financial planning, providing building owners Educational Facility Managers Association of B.C. | www.efmabc.com 33

Automatic External Defibrillator (AED) in the School Setting The benefits of Automated External Defibrillators (AED’s) are becoming regular headline news as lives are saved by a quick response at showcase sporting events like mass participation running events. The technology is rapidly becoming more accessible, and as a result, some school districts have been assessing the risks associated with purchasing/not purchasing AEDs or accepting/not accepting donated AEDs for use in their schools.

Certainly where large numbers of people congregate every day (offices, industrial facilities, malls, airports, arenas, casinos, etc.) public access to AEDs has proven to be helpful in emergency situations. Facilities where strenuous physical activity occurs may be more likely to experience a sudden cardiac event.

The B.C. Public Access to Defibrillation (PAD) Program Factsheet, available on the B.C. Ambulance website, defines a sudden cardiac arrest (SCA) as an event that occurs when the heart stops beating and the victim is no longer breathing. SCA can be caused by heart disease, drowning, electrocution, suffocation, motor vehicle accident, or other injury. According to this factsheet, for every one minute that passes without defibrillation, or returning the heart to a normal rhythm, the survival rate of a cardiac arrest victim decreases by as much as 10 per cent. In B.C., the current survival rate for an out-of-hospital sudden cardiac arrest is only about 12 per cent. When CPR and AEDs are used together in the first few minutes during a cardiac arrest, survival rates may increase up to 75 per cent.

34

Ops Talk • Fall 2015

The number of heart-related incidents occurring in B.C. schools is very low. In the school setting, an AED is more likely to assist an employee or adult visitor than a child.

Currently in B.C., there is no legislation in place, making AEDs mandatory at a workplace or a public place, however the Heart and Stroke Foundation is advocating to change this: https://www. bcpadprogram.ca/admin/contentx/ dpNews/launch.cfm?itemid=7.

If an AED is installed for use in a workplace, it is deemed to be a piece of first aid equipment. Employers must meet specific legal requirements relating to pieces of first aid equipment, including AEDs, due to Occupational Health & Safety requirements.

It has been widely published that AED’s are safe to use; the devices give step-by-step instructions on what to do in an emergency situation and will only deliver a shock if the heart rhythm can be corrected by defibrillation.

Should a school district make a decision to purchase or accept a donation of an AED that will be used in the workplace, there should be a plan in place to manage the equipment. From a risk management perspective, there are a number of issues a school district safety committee will need to consider, including: • Training, certification and recertification; • Location and access to the AED; • Maintenance of the AED, software updates, test programs, battery charge, repair and replacement.

If an AED is installed in a school district facility, the Advanced Coronary

Treatment (ACT) Foundation (www. actfoundation.ca) is one resource available to school districts for defibrillator training, and ACT’s emphasis is on student education. They assist interested secondary schools throughout B.C. and across Canada to establish CPR and AED training programs, whereby teachers are trained to teach students CPR and how to use an AED. Training mannequins and AED training units are donated to schools. The school district will need to arrange training and refresher training as needed and ensure that there is trained staff on site. The use of the AED should be incorporated into the school’s emergency response plan (ERP).

The ACT and Heart and Stroke Foundations recommend that the AED and wall case be stored in a central location which is accessible to all while the building is open, (i.e. a well-travelled location that prevents or minimizes the potential for tampering, theft, and/ or misuse by unauthorized users). Appropriate signage should be posted throughout the school premises to assist staff and visitors in locating the AED as the optimal response time is three minutes or less.

There is a wealth of information on the B.C. Public Access to Defibrillation (PAD) Program website, and although their Community AED Toolkit references a particular AED model, this link provides some good general information on defibrillators: https://www.bcpadprogram.ca/public/ data/documents/BCPADToolkit_WebPDF_Aug30,2013.pdf.

Each defibrillator will come with a

manufacturer’s user guide, but there are some general maintenance requirements that will apply to most devices (i.e. verify that electrode pads and batteries are within their expiration date and verify that other related supplies are available for use, such as razors, masks, gloves, extra batteries, etc.).

There should be a designated and certified staff member to perform a visual inspection of the AED according to the manufacturer’s guidelines and this should be recorded and dated in a log book. The school district will need to be prepared to cover the maintenance costs, which have been estimated by the ACT Foundation at $300 to $400 every three to four years for battery replacements, electrode pads and service (per AED unit). The manufacturer’s user guide should include daily, monthly, and annual maintenance guidelines, which will need to be reviewed and incorporated into the school’s procedures.

School districts should carefully consider these issues when making deci-

sions regarding AEDs and should con-

Visit http://www2.worksafebc.com/

tact Worksafe B.C. or visit the Worksafe

PDFs/firstaid/Workplace_AEDs.pdf.

B.C. website for more detailed information on the requirements relating to first

Feel free to contact your risk

aid equipment, and more particularly

management consultant with

AEDs, in the workplace.

any questions. b

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Educational Facility Managers Association of B.C. | www.efmabc.com 35

Thoughts on:

Challenges and the unknown

By Chuck Morris

To become great at your job you need to challenge yourself on a regular basis.

If you don’t, you can become stuck in a quagmire and eventually will be doing things by routine and becoming stale at it. Never settle for stale, ever! Did I hear someone say that their work is challenging enough, so why reach into the dark looking for more?

I agree; the work at times can be very challenging. At times it is everything you can do to muster the fortitude to carry on with it to see it through to a successful conclusion. But that is life my friend!

An acquaintance many years ago muttered aloud while neck deep trying to solve a work-related problem, “Mother told me there would be days like this!

But she never told me there would be this many!” That sums it up quite nicely.

You have discovered that your challenges don’t just appear one day and then are gone for good. In fact, much like Murphy (as in Murphy’s Law), your challenges like you and they will appear many more times during your work life.

36

Ops Talk • Fall 2015

Why not adapt to them? Instead of waiting around for the next one to present itself, why not seek them out? Go where others fear to tread. Bring your mindset to a point whereby a challenge is one created by you and for you. Thinking of something to challenge you is not hard to do in your type of work. Start by picking a challenge that you believe may be an easy one to resolve.

As you move through your work life developing and responding to challenges, you will get better at it. In fact, you will grow to become intuitive in many cases and end up anticipating the challenge before it appears. This will therefore allow you to already have some method in mind on how to ‘challenge’ that challenge and turn it into another success. People will stare in awe at you as you learn to master the unknown. Don’t forget, a challenge that appears on your desktop has an unknown quality to it and with your method of beating that, the unknown is more of a grey area now.

When you finally sit down full of determination to beat this horrible thing, do not forget this; all of us, in every level of our work life have been through it. Do not be afraid to have a chat over coffee one day and broach the topic with a friend. That is what friends and your work peers are for, to help.

A challenge can be stressful and can create fear in you. Fear of failure? Fear of condemnation? Fear of being demeaned by others around you? Let me tell you, no one goes to work liking the fact they may fail at something. We have all been there.

But you know what, failure is part of life, so to respond to it properly use it as a teaching tool for yourself. Don’t cover it up, use it to advance. This in its own is a challenge for you. This will make you a bigger and better person and add to the awe others have when they see you in action! You are an awesome person. I know; I saw you in action! b

The cost of compliance

Driven by provincial legislation and monitored in accordance, workplace hygiene and safety compliance are inherent to new construction projects.

While the legislation still applies to work carried out in the context of facilities maintenance and repairs, compliance here is less likely to be subject to anything but random inspection and is largely self directed. In the push to “get things done”, it is sometimes possible that some elements of compliance may be overlooked, or even worse, ignored.

Then what is the cost of compliance, or non-compliance and what do facilities managers, maintenance managers, and other administrators do to ensure that

policy is followed, especially when an outside contractor is involved?

When related to plumbing repairs, the use of an open flame for the purposes of soldering, brazing or welding in a building fall under Part 12 Tools, Machinery and Equipment of the OHS guidelines. The guidelines reference the CSA Standard W117.2 Safety in Welding, Cutting and Allied Processes, which stipulates compliance requirements. Specific references address: • Ventilation in the local workspace • Marking hot work areas • Fire watch These and many other requirements can impact the facility owner/manager

and occupants. These may result in additional upfront costs, as well as backoffice (or soft costs) for the receipt and review of hot work permits, scheduling additional staff for fire watch, providing the facility with an interruption of service or occupancy disruption notice. Further, policy guidelines of the facility owner/manager may result in some repair processes being carried out only outside the hours of normal building occupancy/use. Thus the challenges and cost of compliance faced with repairs where the use of a torch, even for making a simple soldered connection (also known as a sweat fitting connection), in a plumbing or heating system are more than what is obvious at first glance.

Through careful consideration when specifying the products to be used in carrying out maintenance or making emergency repairs, it is possible for facilities managers, maintenance managers and other administrators to mitigate risk, reduce soft costs, and more importantly ensure compliance and the safety of workers during the course of the installation or repair.

There are now pipe connection systems available that allow for permanent repair of plumbing and heating systems and do not require the use of an open flame for welding, brazing, or even soldering. Press technology such as Viega ProPress® and Viega MegaPress® offer these benefits and more.

While the cost of compliance is not directly related to the value of the project and may be viewed as a onetime budget item associated with the cost of the project, the cost of noncompliance can be catastrophic and result in elevated premiums for the employer that carry forward and affect the entire organization. They say, “don’t sweat the small things”. Now we know why. b

Educational Facility Managers Association of B.C. | www.efmabc.com 37

The importance of synthetic turf maintenance

Synthetic turf sports fields have become a commonplace in most regions of Canada. The challenges in meeting the demand for sports field programming hours, combined with the stress put on natural grass fields caused by the long stretches of cold and wet weather in Canada, have continued to prompt communities to opt for synthetic turf as the most practical and economical solution to this problem.

However, synthetic turf does not last forever. All synthetic turf surfaces will eventually experience a decline in quality and performance as they wear.

The speed and severity with which this decline occurs, however, can be dramatically different depending on the 38

Ops Talk • Fall 2015

choices that are made in the planning, product selection and the maintenance program selection phase.

Synthetic turf manufacturers typically promote that a field will last and remain usable for eight to 10 years. Most manufacturers back this claim with some form of eight-year warranty offered as the industry standard. Despite these claims, the actual lifecycle of an artificial turf field typically varies far more than this with both the potential for significantly shorter and longer lifespans depending on the product selection and how well executed the maintenance program is.

For this reason it is critical during the planning phase of a new project to consider the complete picture. This

includes the hours of programming expected, the type of user groups and activities the field will be used for, and a realistic estimate of what is needed in regard to ensuring proper field maintenance is performed.

Far too often, the importance of field maintenance is overlooked or underestimated during the planning process.

This is a particularly dangerous trap for field owners because not only does the field safety, performance and lifespan decline faster, but insufficient maintenance may also void the warranty. This is why it is extremely important to fully consider all the factors related to field usage and maintenance when planning your project.

An ideal maintenance plan is dependent on several factors, including the hours of use a field experiences, the type of activities it is being used for, and the type of artificial turf system installed. There is a broad range of different synthetic turf systems available to choose from, each with different maintenance needs. The key is to ensure you develop with your supplier the ideal maintenance program for your specific needs.

For instance, synthetic turf systems that incorporate a shock pad require less maintenance. Utilizing a shock pad also will help your field respond better to the maintenance it does receive.

This means synthetic turf system with a 1.5-inch to 1.75-inch pile height and a shock pad will perform better and respond better to maintenance than a 2.5-inch pile height system with no shock pad (pile height refers to the length of the synthetic grass blades, which are filled with sand and rubber granules).

Another key consideration for improving the effectiveness of turf maintenance is that turf products with stronger, more robust synthetic turf fibres (the individual synthetic grass blades) tend to stand straighter for longer stretches of time and don’t need to be groomed as often to be kept in good condition. Weaker fibres are unable to be repositioned to the upright position as the field ages. This can dramatically limit impact both field safety and its longevity.

This is why it is important to review the maintenance needs of the different synthetic turf product options available in the planning phase of a project so you can ensure that you have a realistic expectation of both the lifespan of your field and your total costs for the project. Choosing a low-cost, inferior artificial turf system may actually cost more in the long run as your replacement timeframe will be significantly shorter and the maintenance needed to keep the field in usable condition can skyrocket as the field ages. b

Sport Facility Construction Specialsists Artificial Turf • Hardwood Gymnasium Flooring • Synthetic Sports Flooring • Athletic Tracks • Spectator Seating • Volleyball Equipment • Basketball Equipment Scoreboard, Video and Message Displays

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

Major healthcare and education institutions choose high-grade door hardware

Quality locks and door hardware at McGregor Hardware Distribution

From left to right: Graham, Scott, Greg, Dave, Trevor (general manager of MHD), Russ, Isaac, Dryden, Irvin and Sara.

What do award-winning public institutions like the University of British Columbia, B.C. Children’s Hospital and Vancouver School Board all have in common? Other than being great public service providers, they all use locks and hardware provided by McGregor Hardware Distribution (MHD).

These are by no means once-off buyers, but dedicated repeat MHD customers that rely on the company for reliable solutions to secure their buildings and other properties.

MHD is the go-to provider for commercial-grade locks, keys, door closers, exit devices, and other door hardware from the best commercial brands in the industry, Allegion’s Schlage, LCN and Von Duprin, Assa Abloy’s Sargent locks, closers and exit devices, and most recently, Stanley Best.

“Along with value, quality is central for us,” said Trevor Dion, MHD’s gener40

Ops Talk • Fall 2015

al manager. “It’s the main reason institutions like Fraser Health and the City of Richmond consistently choose us – they need reliable hardware to secure their properties.”

MHD has been providing just that since 1994, when it was set up as a subsidiary of McGregor & Thompson Hardware (est. 1963).

“There’s a lot of innovation growing in this industry, especially with electronic wireless locking systems,” said Dion.

“We make sure that we’re up to date on all of this, while carrying traditional manual locks as well. Our strongest point is long-term industry knowledge of hardware applications so that we can provide expertise and consultation on mechanical and electronic openings.”

Driving his point home is the fact that even the Royal Canadian Mounted Police (RCMP) acquires lock hardware from MHD.

Falcon Hanna Knob.

Falcon Quantum Lever.

Falcon Dana Lever.

Falcon Door Closer.

“When you have security in mind, you come to us,” said Dion. “We have a selection of over 40 brands providing us with about 7,000 distinct products: everything from deadbolts and keys to industrial door closers and keypad systems.”

MHD provides to sectors other than large institutions too – integrators, lumberyards, pre-hangers, and around 100 locksmith services located throughout Canada. Customers know that with MHD they have a reliable stock supply and varied choice; the most important factor is always quality.

“Whether you’re a locksmith or any other type of provider, you know that your end-users want quality,” said Dion.

“People rely on their door locks to secure their homes and workplaces. We provide the best brands for this purpose, with lots of choice and ample stock.”

MHD now provides hollow metal doors and frames. They also partner with Hovik Systems that produces lockers and washroom partitions. Give MHD a call and one of the end-user representatives will be happy to work with you for all your hollow metal needs. b

• • • • •

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

Take full control of your pumps with the Grundfos GO Remote

The Grundfos GO Remote gives you complete control over every aspect of pump performance, whether you are dealing with one or more pumps at a time. This mobile toolbox allows you to monitor all relevant pump data, group pumps for increased manageability, change settings, and much more from the palm of your hand. The userfriendly GO Remote interface gives you all the information and help you will ever need. GO Remote works with all Grundfos E-pumps and communicates 42

Ops Talk • Fall 2015

using both radio and infrared technology. It provides easy-to-follow tips and guidance, as well as live pump data feeds (duty point, power consumption, speed, temperature, etc.). Even the alarm log system has been designed to make error codes fully descriptive and intuitive.

With GO Remote, you will never be out of touch. You get around-the-clock help such as quick-links to all relevant documentation and full integration with our easy online sizing and replacement tools. Since your GO Remote app will be updated with new features and functions in the future, you will always be at the forefront of mobile pump technology. The built-in PDF generator stores your pump reports (documenting your pump configurations) and important notes safely in an easy-to-share format.

This saves you the trouble of dealing with pen, paper and printouts. In larger systems, you can install or reconfigure groups of pumps easily and quickly with the clone pump settings function.

GO Remote optimizes your ability to control and monitor pumps in a variety of applications, from water circulation to pressure boosting. Pair the new CMBE with GO Remote and get live updates as the pump automatically adjusts its speed to deliver constant water pressure and meet changes in demand.

In heating or circulation systems, monitor water temperature changes or sync the performance of multiple MAGNA3 pumps. Whatever your needs, Grundfos offers a wide range of E-pump solutions that when paired with the GO Remote, offers simple, comprehensive control.

Go Remote features & benefits: • Product dashboard – gives the user a quick overview of the connected product • Status data – monitor status data from the Grundfos product • Alarms and warnings – see detailed alarm information with timestamps • Configuration/commissioning • Create installation report in PDF format • Read/write profiles – copy configuration from one product to another • Supports 28 languages For more information on the Grundfos GO Remote, please visit www.grundfos.ca or contact us at canada@grundfos.com. b

Aim for the stars

Alarm company provides down-to-earth service

By Melanie Franner

Although Orion Security Systems Ltd. officially started in 1984, company founder Peter Hodgson had been in the security and alarm business many years prior. In fact, he pretty much followed his ancestral past.

“My father was in the business before me,” says Hodgson.

“That’s how I got into it.”

Hodgson became involved with the B.C. school districts in his days before Orion Security Systems. It was his unerring commitment to the job and his service to his clients that won them over when he ventured out on his own.

“We currently look after 10 school districts in British Columbia,” he explains. “When I eventually went out on my own and started Orion, many of my existing school clients followed me.

So, in a sense, I have been working with schools almost my entire life.”

Building a name Today, Orion Security Systems specializes in the design, installation and monitoring of security and fire systems to 10 B.C. school districts. The company also works with other schools on other projects, in addition to servicing the industrial, commercial and biomedical companies – to a smaller extent. The school districts represent the majority of the business.

“We also do some residential installation and service, but it’s mainly because we’ve come to know them through the school business,” says Hodgson. “We’re different from other companies in that we don’t advertise or market ourselves. It’s all word of mouth, and it’s with clients who understand what we do.”

44

Ops Talk • Fall 2015

And what Orion Security Systems does is offer unparalleled, top-notch service.

“We absolutely take the utmost care to look after the dayto-day needs of our clients and our clients’ systems,” explains Hodgson. “We’re looking over reports at 6:00 in the morning and on the phone with our clients at 6:30 reporting back. We’re constantly reviewing equipment activity and making sure that the proper maintenance procedures are being done. It’s a very customer-driven business where we have to get it right in order to best protect our clients.”

In addition to monitoring security and fire systems, Orion Security Systems also provides video surveillance and recording, multi-site access control over client networks and specialized de-multiplexing equipment for the integration of security technology with building HVAC and lighting systems.

The company has also invented some of its own proprietary products, such as the Cats Cradle Working Alone Support System, which is designed to assist the employer in checking on the wellbeing of employees who are working alone.

Face time Having being involved in the security industry since he was fresh out of school, Hodgson has attended his fair number of trade shows over the years. He has been attending the EFMA conference and trade show since 1973 – and has missed only one (1974!) in all that time.

“We don’t typically transact any business at the show,” he explains. “I don’t often see people. We’re just a voice over the phone. Clients may see one of my technicians at some point, but then again, they may not. The fact is that I get to see my clients once a year and that’s at the trade show. It’s an opportunity for me to sit down with them, have a conversation, thank them for their business and show them any new stuff that they need to know about. For me, the trade show isn’t about the number of business transactions completed. It’s about having a face-to-face conversation with my customers.”

And it’s this sentiment – about transcending the typical business transaction and establishing a rapport with the client – that has enabled Orion Security Systems to outshine and rise above the competition. And it’s this same attitude that will continue to shine and reap benefits for many years yet to come. b

High-performance floors and walls for the long term Erv Parent Co. Ltd. thinks long-term

Long-term thinking has been a core practice at Erv Parent Co. Ltd. for over 55 years. Founded in 1958 as a floorcovering installation company, Karl Brunner and Lars Rust took over the firm in the late 1960’s and changed operations to distribution, building relationships with world-leading manufacturers that continue to this day. With the addition of Otto Ratfelder as a partner in Winnipeg in the late 1970’s, Erv Parent expanded to cover all of Western Canada. Now the next generation of the Rust, Brunner and Ratfelder families are taking the company forward, keen to continue the tradition of service their customers expect.

Focused on providing quality flooring solutions to the education, healthcare, institutional and commercial markets, the Erv Parent team specializes in consulting with end-users, architects and designers, as well as the flooring trade to combine products. They take into account not just product quality, but also

installation details, maintenance systems and lifecycle planning to provide the best solution tailored to each facility and project.

Erv Parent works to establish longterm relationships with everyone they meet. They have many employees who have been with the company for over 25 years, which helps to give a stable and consistent face to their customers. The Erv Parent rep will be there to answer questions or provide answers and solutions as they arise.

They develop long-term relationships with their suppliers too – Erv Parent is proud to have represented Tarkett and Altro in Western Canada for over 40 years, Mondo Sport for over 30 years, and Adore LVT for 10 years. Constant training from our manufacturers ensures that we remain leaders in both product and industry knowledge. Erv Parent stocks material locally for fast, easy supply when material is required in a rush and has consistent availability from con-

stant shipments from its manufacturers.

Long-term relations with customers are vital to Erv Parent. The company’s flooring solutions combine the best in function, colour and design, environmental performance and safety, and the Erv Parent team is always available to assist clients in the selection process. They also know that a sale does not end with the supply of material, but continues afterwards in maintenance, updates and repairs that are inevitably required in an education facility.

Staying connected with industry groups is something else that Erv Parent has taken seriously over the years – a membership with EFMA since 1966 being an example of this.

Thinking long-term is also sustainable. Top-performing products with excellent maintenance characteristics require fewer chemicals, less water and power to keep looking their best. Products with longer lifecycles need replacement less-often, and can also provide a better return on investment too.

Many Erv Parent products are no-wax products, with only a scrub and dry-buff required.

As they look to the future, Erv Parent Co. will continue to find the best solutions and systems for their customers, and always with the long-term in mind. b

Educational Facility Managers Association of B.C. | www.efmabc.com 45

Ventrac

Your one tractor solution

Ballpark groomer and renovator.

Finding equipment that can be used throughout the year in every season is always a challenge, but it’s a challenge that Ventrac tractors has the solution to.

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”.

Grounds maintenance professionals know the value of reducing or eliminating hand work and they appreciate premium results. Ventrac’s Ballpark Groomer and Renovator is the solution for efficient ball field maintenance that also elevates the image and quality of the facility. While the Ballpark Groomer and Renovator are capable of properly taking care of all the infield needs, the advantages don’t stop there. Using the tractor’s versatility, grounds crews can 46

Ops Talk • Fall 2015

hook up to other attachments and accomplish all of the other mowing, soil preparation, and cleanup needs at the facility. Ventrac is simply the best, most economical solution to maintaining a beautiful and functional ballpark.

Discover Ventrac’s newest attachment, the Power Bucket, a must-have attachment for any Ventrac owner. The Power Bucket is ideal for transporting materials such as mulch, sand, gravel, snow, and soil, allowing you to say goodbye to your old wheelbarrow. It is also powerful enough to handle property needs for landscape renovation, digging, excavating, backfilling, and grading. The new grapple option transforms it into the ultimate tool, allowing you to securely transport debris, brush, branches, and logs with ease. Connecting and disconnecting to the tractor is easily accomplished in under a minute

without tools or heavy lifting using the Ventrac Mount System.

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 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 equal-sized flotation tires, and you get minimal turf disruption, even in wet and muddy con-

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

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.

Ventrac’s 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 the 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.

Snow doesn’t stand a chance with Ventrac. Built for the demands of winter, Ventrac provides the best in snowclearing 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 52inch 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 equipment also includes a straight blade, v-blade and broom. Ventrac’s compact profile greatly reduces landscape damage caused by larger equipment.

Ventrac tractors will work hard for you every season of the year. From spring,

summer, fall, or winter, the variety of

turf needs. Don’t let your tractor sit a

commercial-grade attachments will do

single season!

the work of removing leaves, snow, preparing soil, maintaining lawns and other

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

Power bucket.

Watch Ventrac Slope Video

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Educational Facility Managers Association of B.C. | www.efmabc.com 47

On-site storage is simple, secure, and smart

By Lucas Griffin, President, Secure-Rite Mobile Storage Inc.

In the busy and time-constrained world we live in today, many schools and businesses are under pressure in two key areas; space and budget! Secure-Rite Mobile Storage can provide a fast, easy solution to one without sacrificing the other.

48

Ops Talk • Fall 2015

Secure-Rite Mobile Storage provides a range of secure and weatherproof onsite storage units. Our new or used containers are available for purchase, lease or rental at competitive prices, and we can deliver anywhere‌ anytime. Your on-site storage can be placed beside a

school, outside the maintenance shop, on a sports field, or in a parking lot.

Our company supplies storage units in sizes ranging from six feet to 40 feet in length, ideal for storing equipment, tools, school supplies and playground gear. Some educational facilities also

use our containers for bike lockers, tire storage, and snow removal equipment.

Additional access points can be provided in the form of personnel doors, rollup doors, and wheelchair ramps.

Custom paint solutions that match your building colours are also available. We have even seen painting the outside of a container become a fun class project.

Secure-Rite containers can be modified to provide solutions for mobile workshops, site offices, or even classrooms. Our containerized classrooms offer modern finishing, ground-level entry and extreme durability. They are also very cost effective to purchase, set up, and relocate. The only limitation is your imagination, and there are even

examples of entire schools built from containers, such as the Waldorf School in Costa Mesa, California.

Secure-Rite has experience working with public and private schools across Western Canada, as well as major construction and project management organizations. We have also partnered with civic, event management companies, and non-profit organizations to provide storage solutions during festivals and sporting events. Our vast experience and expertise is available to help with any unique project or application.

Secure-Rite Mobile Storage supports all of our customers with first-rate delivery and service. Most of the time, your

“Our values focus on excellent customer service, and our goal is to provide you with an exceptional product at a competitive price.� storage container can be delivered within 48 hours without inconvenience and without delay. With our wide assortment of secure storage container products, you’ll get exactly the storage space you need for your school, jobsite, or business. b

Educational Facility Managers Association of B.C. | www.efmabc.com 49

Index to advertisers Acoustics West.........................................................30

J.m. Bean & Co. Ltd.................................................11

Adrew Sheret Limited................................................9

McGregor Hardware Distribution...........................41

BC Insulation Contractors Association..................31

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

Belimo Americas......................................................27

Roofing Contractors Association of B.c................33

B.G.E. Service & Supply Ltd....................................12

Royal Stewart Ltd.....................................................22

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

Schoolhouse Products Inc.........................................8

Centaur Products Inc...............................................39

Secure-Rite Mobile Storage....................................49

Craven Huston Powers Architects..........................30

Shanahan’s................................................................35

Erv Parent................................................................10

Shelter Modular........................................................13

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

Sound Solutions Inc.................................................21

Extron Electronics..................................................IFC

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

Fortis B.c...................................................................19

Time Access Systems Inc........................................35

Garaventa Lift B.c....................................................20

Viessmann Manufacturing Company Inc...............15

Grundfos Canada Inc.........................................43

Wesco Distribution/Philips Lighting......................5

Ibc Technologies.................................................4, 32

Western Bus Services...............................................23

Interior Turf Equipment...........................................47

Winmar........................................................................7

50

Ops Talk • Fall 2015

professional performance reports

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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 You can be safe in the knowledge that your building automation system is being taken care of by ESC Automation experts. We deliver a comprehensive and meticulous service, from installation to maintenance, ensuring you get a solution that’s right for your building.

Our systems help you 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