Natural Plants vs. Silk Botanicals by Silkflowers.com

BUILDINGS Sustainable Office Plants

AC vs. DC Power

Helping Facilities Professionals Make Smarter Decisions

JUNE 2012 $8 US www.buildings.com

Which Green Label Fits Your Facility? 10 tips from industry pros on certifying your building

LIVING BUILDING CHALLENGE

78 M

Pr o od ney uc -S ts av in pa g ge 4

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Don’t Put the Safety and Security of Your Business at Risk! Trust Your Emergency Cooling and Heating to Spot Coolers • All portable cooling companies aren’t alike... As a member of a Fortune 50 company Spot Coolers holds the highest standards for business ethics, safety and security. We comply with OSHA and all federal and state regulations to ensure customer, employee, and community well-being. • You can trust our reputation...it speaks for itself! When you partner with Spot Coolers you enjoy peace of mind knowing that all of our people are experienced, knowledgeable and carefully screened. Our reputation is built on the consistency of our performance. • Excellent equipment, excellent service... Whether you rent or buy, Spot Coolers offers units from 1-12 tons available whenever you need them. We can service your facilities from one of our 38 locations nationwide. Our commitment is absolute.

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CONTENTSJUNE

BUILDINGS [6] 12

FEATURES

36 10 Tips for Green

Certification

How to get your building a green bill of health.

42 78 Money-Saving

Products

Save money on energy, time, maintenance, and employee efficiency.

36 DEPARTMENTS 6 Editor’s Letter

When will LEDs become generic?

8 Newsworthy

Geoexchange applications. Green service provider certification. Data center energy trends. And more.

24 Energy & Power Management

Incorporate DC power to improve energy efficiency.

26 Sustainability

Consider the environmental impacts of natural plants vs. silk botanicals. Smarter Buildings®

27 Lighting

Prepare for this year’s lamp phase-outs.

28 M/E/P

Will the ADA update affect your washroom?

30 Insulation

Best practices for chilled water pipe insulation.

32 Security

Four benefits of digital mass notification.

34 Interiors

Sidestep flooring failures with four strategies.

76 FM Cost Trends

Cost comparison between building reuse projects. GET MORE ONLINE Connect with us at Buildings.com for exclusive online content.

About the Cover: 10 Tips for Green Certification. Page 36. Cover Design by Elisa Geneser, Art Director.

Volume 106 Number 6 BUILDINGS (ISSN 0007-3725) is published monthly by Stamats Buildings Media Inc., 615 5th St. SE, PO Box 1888, Cedar Rapids, IA, 52406-1888; (319) 364-6167. Periodicals Postage Paid at Cedar Rapids, IA, and at additional mailing office. POSTMASTER: Send address changes to: Buildings, PO Box 1888, Cedar Rapids, IA, 52406-1888. Publications mail agreement No. 41666041. Return undeliverable Canadian addresses to: PO Box 875, STN A, Windsor, ON, N9A 6P2.

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5A BUILDINGS

Onlinejune

[6] 12

UNLOCK THE VAULT of Valuable Information For more information on these subjects (and more) – visit buildings.com

BUILDINGS ONLINE NETWORK

BUILDINGS ON-DEMAND

Get connected – follow BUILDINGS on Facebook and Twitter for lightning fast updates and join industry professional discussion with BUILDINGS on LinkedIn. We can be found at:

Buildings (www.facebook.com/buildingsmedia)

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Buildings (http://www.linkedin.com/groups/BUILDINGS-VIP-3946412)

Google+ (https://plus.google.com/117695388792426737718/posts)

Go mobile – Scan our QR code with your smartphone.

Capitalize on Roof Maintenance Looking to develop an appropriate roofing maintenance plan? • Recognize how to evaluate, select and work with a roofing consultant. • Understand how to develop an appropriate roofing maintenance plan. • Recognize methods of upgrading an existing roof’s performance. Want to learn more? Check it out free, right now! http://www.buildings.com/EventDetails/tabid/3329/ItemID/290/ Default.aspx

How Green Can Green Be? And How Do You Know? Building owners and facilities professionals want to use sustainability criteria when evaluating equipment, materials, and supplies, but how can they evaluate the green features of such a wide range of products? Interested? Watch the feature length webinar – http://www.buildings.com/EventDetails/tabid/3329/ItemID/226/ Default.aspx

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www.buildings.com

ENERGY SPOTLIGHT

BUILDINGS [6] 12

BUILDINGS NEWSLETTERS AND More... Explore the full selection of BUILDINGS webinars – They’re always on-demand and always free. http://www.buildings.com/BUILDINGSVIPtradeampWebinars/ tabid/3069/Default.aspx Want to keep current on tips, trends, and products from the roof to the floor and any part in between? Each free newsletter offered by BUILDINGS provides tips, trends, products and practices you can use as resources to make smarter decisions in the day-to-day operations of your commercial facilities. Receive any or all of: n

BUILDINGS @ the Moment Security News n Roofing News n Energy News n Greener Facilities n

Electric Vehicles: Payback and Potential If we consider that electrically powered vehicles will reduce operating costs, perhaps we should be “OK” spending more for them upfront. http://www.buildings.com/ArticleDetails/tabid/3334/ ArticleID/14052/Default.aspx

EXPLORE THE PRODUCT DATABASE IN THE NEWS Three Steps to Improve Indoor Air Quality

Looking for information about vendors or products? Use these pages to quickly find and request free information on the products and services found in the pages of BUILDINGS. From windows and skylights to office furniture and bathroom fixtures, it’s all available at: http://www.buildings.com/BuildingProducts/tabid/3694/Default.aspx

Maintaining good indoor air quality (IAQ) is one of the most important aspects of facility maintenance because it directly affects the health, productivity and comfort of building occupants. http://www.buildings.com/ News/IndustryNews/tabid/3290/ ArticleID/14047/Default.aspx

Green Jobs Show Promise Skilled workers have left the industry as a result of the economic downturn, an aging workforce and an insufficient pipeline of younger workers. http://www.buildings.com/ News/IndustryNews/tabid/3290/ ArticleID/14057/Default.aspx

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BUILDINGS [6] 12

EDITOR’SLETTER

When Will LEDs Become Generic?

www.buildings.com

Chief Content Director

Chris Olson

ASSociate Editor Janelle

Penny

Associate Editor Jennie

Morton

Assistant Editor

Chris Curtland

e-content Editor Daniel Art Director

GRAPHIC Designer Evan

he marketing energy behind LEDs grows ever stronger. At

Tack

Elisa Geneser

Web producer

Brownfield

Phil Maitland

last month’s Lightfair show in Las Vegas, the number of LED displays on the floor seemed to outshine that of all other

lighting types. But there is a disconnect with the number of actual installations in buildings. According to a DOE report released in January of this year (but titled 2010 U.S. Lighting Market Characterization), LEDs account for less than 1% of general illumination in the building sector. While solid-state technology and special LED applications are astounding, LEDs for general illumination have attracted very few facility man-

agers looking for more efficient lighting. One reason is the high initial cost; another is the total lack of standardization, which contributes to that initial cost. These two hurdles are

A Publication of Stamats Business Media VP, Group Publisher Tony

Dellamaria

A staff masthead is listed on page 50.

PO Box 1888 Cedar Rapids, IA 52406-1888 (319) 364-6167 Fax: (319) 364-4278 For subscriptions, visit: www.buildings.com/subscription Find us on the World Wide Web at: www.buildings.com Buildings is a registered trademark owned by Stamats Buildings Media Inc.

inevitable with many emerging technologies. In the case of LEDs, there are efforts underway to help the technology reach the next level of evolution. An example is the Zhaga Consortium (www.zhagastandard.org), which is promoting interchangeable solutions for LEDs in general illumination. Zhaga’s members, which include

Editorial Advisory Board

suppliers of LED engines and fixtures, are focusing on such matters as the fit and size of

Christopher K. Ahoy

heat sinks, the size and height of light-emitting surfaces, driver design, mechanical fit, and

MANAGEMENT CONSULTING

general photometric properties. Another example is the TEMPO 21 certification introduced by chip supplier Cree. The program certifies LED luminaires for such factors as lumen output, efficacy, durability, and color quality. Standardized reports provide testing results and performance data, thus offering prospective buyers a baseline. A common LED caveat for buyers has been to seek out “reputable” manufacturers and suppliers, but there are no easy ways to rate reputation. Given the lack of standardization and the extraordinary performance claims for LEDs – particularly in terms of lifetime service

President/CEO, PERFORMANCE

Steven R. Colvin Senior Vice President of Property Management, Boston Properties LP

Michael Delev General Property Manager, Hines

Steve Fugarazzo Manager, Facilities Engineering, Raytheon

Rod Stevens Architect/Facility Information Manager, Pioneer Hi-Bred

Stephanie J. Warren Senior Director of Facilities Management, Kindred Healthcare

hours – that shortcoming undercuts buyer confidence. In the meantime, facility managers wanting to compare LED products can refer to IES test standards, including LM-79 (electrical and photometric measurements of complete LED luminaires), LM-80 (lumen maintenance of LED modules only), and the recent TM-21 (extrapolation of lumen maintenance beyond LM-80’s actual test periods).

Chris Olson Chief Content Director

2006 Jesse H. Neal Award Winner 2009 Jesse H. Neal Award Finalist 2010 Jesse H. Neal Award Finalist 2011 Jesse H. Neal Award Finalist

2006, 2007, & 2009 Maggie Award Winner for “best publication”

Buildings is a proud member of:

BUILDINGS SUBSCRIPTION INFORMATION RATES: United States and its possessions: $70 for 1 year; Canada, $85 (U.S. funds) for 1 year; all other foreign countries, $125 surface mail for 1 year; $150 air mail for one year. Extra and back copies (when available): $8.00 each, shipping and handling included. Tear sheets: $1.75 each. All orders must be PREPAID to: BUILDINGS magazine, 615 Fifth St. SE, PO Box 1888, Cedar Rapids, IA, 52406-1888. ATTN: Barb Schrafel, 800/553-8878, ext. 5017. Copyright 2010, Stamats Buildings Media Inc. Reprint by written permission only. For reprint information, contact: Claudia Stachowiak (claudias@fosterprinting.com) Phone: 219-878-6021 or 866-879-9144 x121.

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Wausau Paper controlled dispensing systems are available in a variety of colors with custom imprinting of your organization’s logo. Combined with our Green Seal™-certified Dubl-Nature® or EcoSoft™ Green Seal™ towel and tissue products, these dispensers provide an efficient and reliable solution for environmentally preferable washrooms. With colors and imprinting to match your style, Wausau Paper products help your facility stay green, no matter what color dispenser you choose. 800.723.0001 • wausaupaper.com

Colorful. Always green. FREE INFO: Circle 105 on Reader Service card or Buildings.com/freeinfo

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NEWSWORTHY

www.buildings.com

Compiled by Janelle Penny, Jennie Morton, and Christopher Curtland

NSF Certifies Green Service Providers

ustainability-minded service providers may become easier to find thanks to NSF International’s new standard, NSF P391: General Sustainability Assessment Criteria for Services and Service Providers. Maintenance personnel, consultants, installation professionals, and other providers who pursue certification under the consensus-based standard will be better equipped to differentiate their offerings from those of non-green organizations, making it simpler for companies to find green operating solutions. NSF P391 evaluates each service provider on three key facets of sustainability: environmental impact (energy use and greenhouse gas emissions), labor impact (health and safety issues and employment prac-

NSF International’s new certification will set apart consultants, installers, and others offering green services.

tices), and social responsibility (community assessment). Certification is then awarded at the Conformant, Silver, Gold, or Platinum level, and the certified provider is able to use the NSF Sustainability Certified mark in advertising and marketing. The logo serves as a convenient way to initially identify service providers’ commitment to sustainability before further vetting them. “The NSF P391 protocol is the first in the industry to help define what constitutes more sustainable services,” says Tom Bruursema, general manager of NSF’s sustainability division. “The criteria in this protocol help service organizations assess their internal practices, drive efficiencies, and attain preferred status in their markets.”

How the Geothermal Spectrum Works tap only the upper portion of the Earth’s surface to use the near-constant temperatures underground, which can range from 40 to 70 degrees F. Other technologies tap underground hot water and steam to directly provide energy or generate electricity.

Geothermal Heat Pumps Temperature: 40-70 F.

Geothermal Direct Use Temperature: 90-200 F.

Geothermal Power Temperature: 200-700 F.

Source: Water is pumped through a closed loop of plastic pipe that’s buried a few feet below the surface, where temperatures are relatively constant.

Source: Geothermal springs and aquifers naturally yield warm water. It’s then pumped directly from the well to its end purpose.

Source: Volcanic and other geologic forces that create deep, hot fluid systems. Steam and high-pressure superheated water are both useful.

Use: The naturally warmed water benefits a wide variety of industries, including fish farming, greenhouses, spas, hot spring resorts, and municipal district heating.

Use: Electricity generation in complex geothermal power plants. Residual steam is condensed in the cooling towers and returned (with other fluid) to the geothermal reservoir to maintain pressure and prolong its life.

Use: Reliable heating and cooling. The pumps can deliver three to four times more energy to the building than the geothermal system consumes from the power grid. Sometimes used to heat water for domestic use.

BLD_2012_Newsworthy_06.indd 8

courtesy of GEOTHERMAL EXCHANGE ORGANIZATION

n response to consumer confusion about geoexchange energy, the Geothermal Exchange Organization (GEO) seeks to draw distinctions between ground-source heat pumps and other geothermal resources, such as hot springs and steam used to generate power. Heat pumps, which are used to heat and cool buildings,

5/16/12 1:48 PM

Honest to Goodness

EVOLVE / EMERGE, PARADIGM SHIFT COLLECTION

If you’re seeking a partner with a winning combination of design and sustainability, specify J+J/Invision’s modular and broadloom commercial carpet goods. We’re thinking differently with innovative and resourceful products such as the Paradigm Shift collection. Evolve and Emerge utilize excess yarn from our system to create vivid color combinations with needlework inspired textures. jj-invision.com 800 241 4586 See us at NeoCon 10th Floor Space 118

A J&J Industries Brand

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BUILDINGS [6] 12

NEWSWORTHY

www.buildings.com

Virtualization and Consolidation Dominate Data Center Energy Solutions

FICIENT

ore than 40% of data center consolidation, virtualization, and cloud computing initiatives are driven by the need to cut power consumption and cost, according to this year’s Energy Efficient IT Report by CDW Government, an IT services company. Virtualization, in which software on a physical server is used to simulate separate virtual servers, is especially popular with respondents – about 65% say they use this cost-cutting process. The study shows considerable rewards for proactive decisions on energy efficiency. Roughly 54% of respondents either have or are developing defined and enforced strategies to manage power demand and energy consumption in the data center. Of those who have already implemented such a program, 75% are noticing lower IT energy costs. Respondents credit virtualized servers and storage with cutting energy consumption by an average of 28%, followed by new cooling approaches at 22%.

Additional savings are likely when these ideas are used together as a multi-layered solution, the authors note. Like many departments, IT professionals unfortunately face an uphill battle when requesting capital funding for efficiency investments. Asked to name significant barriers to using energy more efficiently in IT operations, 56% claim there was not enough money left in the budget for new systems and 50% say senior management prioritizes investments in other areas over IT. Beyond the obstacle of small budgets, the respondents agree that cloud computing could become a valuable tool in the future. About 62% agree that utilizing the cloud is an energyefficient approach to consolidation – up from 47% in 2010. Cloud building blocks, such as server virtualization, will prepare organizations for the next level of efficiency, the study authors noted. The analysis was based on a survey of 760 IT professionals from both the private and public sector.

FICIENT

Top 8 Demand Reduction Strategies 1) Virtualize servers/storage (65%) 2) Consolidate servers (60%) 3) Implement hardware that employs new low-power and/or low-wattage processors (46%) 4) Install ENERGY STAR devices (44%) 5) Deploy more power-efficient networking equipment (31%) 6) Employ energy-efficient/ load-shedding uninterruptible power supplies (UPS) (28%) 7) Use new cooling approaches, such as in-aisle cooling, hot/ cold aisle containment, and water cooling (23%) 8) Increase use of hosted services (17%) Respondents were asked to select all actions their organizations are taking to reduce data center power demand/ energy consumption.

EXPAND YOUR INSPIRATION Inspiration comes in many forms. Expanding inspiration? That’s where we come in. Eco-ficient™ insulated metal panels provide beauty, integration and efficiency. Not only do these panels come in a variety of profiles, colors and textures, but they also integrate well with other exterior finish systems and offer sustainability attributes significant for improving a building’s energy efficiency. Look to Eco-ficient™ insulated panels from MBCI for your inspiration. Visit us at www.mbci.com/expandbdg to learn more.

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Good news. We found the perfect match for our stainless, touchless towel dispenser. Our new enMotion® brushed-stainless, touchless soap and sanitizer dispenser is the perfect complement to our touchless towel dispenser. Together, they add a seamless, upscale look to any washroom. All while improving hygiene. It’s almost like they were made for each other. Come to think of it, they were.

Visit BOMA booth #1402 for a free brushed-stainless soap and sanitizer dispenser trial kit and a chance to win a Kindle Fire.

©2012 Georgia-Pacific Consumer Products LP. All rights reserved. The Georgia-Pacific logo and enMotion are trademarks owned by or licensed to Georgia-Pacific Consumer Products LP. Amazon, Kindle, Kindle Fire, the Amazon Kindle logo and the Kindle Fire logo are trademarks of Amazon.com, Inc. or its affiliates. The enMotion® dispenser is only available for lease through an authorized GP distributor.

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NEWSWORTHY

How Cool Roofs Stack Up

low-cost white roof covering produced an average rooftop temperature drop of 43 degrees F. over black roofs in New York City last summer, according to research by the city and Columbia University scientists. The three-year field study compared the performance and durability of typical black roofs to three dominant white membrane options for flat roofs in the U.S. – EPDM rubber, TPO, and an asphaltic multi-ply built-up roof coated with white elastomeric acrylic paint. The subsequent findings revealed that all maintained effective temperature control and met the ENERGY STAR Cool Roof performance standards, which require a three-year aged albedo above 0.50. This indicates that widespread use of the three studied materials could reduce a city’s vulnerability to the urban heat island effect, which is caused by the higher solar energy absorption of common urban landscape materials like asphalt, metal,

The NYC CoolRoofs study compared white and black roof membranes.

and dark-colored buildings. However, considerable performance differences among the cool roofs raise other questions. Findings on the white membranes’ aging process included: The EPDM membrane offered low thermal emissivity and thus avoided any winter heat penalty, meaning that it maintained slightly warmer temperatures during winter than the black membrane did. Researchers hypothesized that this was due to an even lower field emissivity on the white membrane that the manufacturer did

not recognize. The painted asphaltic surface showed high thermal emissivity and lost about half of its initial albedo (solar reflectance) within two years. However, the building’s location next to a busy urban thoroughfare, its susceptibility to rainwater ponding, and wear and tear to the granulated asphalt surface may have contributed to darkening, which would reduce the paint’s albedo. This study marked the first time the city used the paint as part of a major urban albedo enhancement program. The white TPO maintained relatively stable temperature performance and albedo over the threeyear study, though the temperature gap between the two narrowed as weather faded the black surface used as a control on the same project. The white roof surfaces were installed as part of NYC CoolRoofs, an aspect of of Mayor Michael Bloomberg’s drive to lower the Big Apple’s greenhouse gas emissions 30% by 2030.

B BUILT UILT TOUGH TOUGH FOR L IF FE ON ON FOR LIFE THE S T R E E T S. THE STREETS.

While the LSV 800 is street legal on most public roads with speed limits of 35 mph or less, this isn’t just a joy ride. A 48-volt zero-emissions electric drivetrain, advanced hydraulic disc braking system and 5.9-cubic-foot cargo bed means this new crew member can hold its own on the job. Visit Cushman.com/streetlegal to watch the LSV 800 in action and find an authorized Cushman® low speed vehicle dealer.

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BUILDINGS [6] 12

Address Floor Care During Summer

roper floor maintenance goes far beyond keeping surfaces safe and clean and includes methods to extend floor life and prevent liability. Staples Advantage offers five tips to help get the most out of school initiatives, though they can be applied to most facilities. 1) Use products that are appropriate for the floor material they are cleaning and read the manufacturer instructions to ensure the solution is applied properly. 2) Look for sustainable cleaning solutions that are not only healthier for occupants and maintenance staff, but also fit into tight budgets. 3) One of the best methods for protecting floor surfaces is to use floor mats at each entrance that are specially designed to capture tracked-in moisture and debris. 4) Be mindful of safety – slips and falls can cause serious injury. There are several precautions you can take to reduce liability. Educate school administrators, faculty, and main-

Whether floors require new sealants, deep cleaning, or mopping, the summer is a good time for these projects since traffic in the facilities could be minimal.

tenance staff about potential hazards and ask them to report spills, damage, and other safety concerns immediately. Check all floor surfaces for potential dangers on a daily basis. Proper lighting is also key to illuminating pathways. 5) Flooring can even have a negative impact on computers and other devices. Electrostatic discharges (ESD) – the “shock” you sometimes feel – can easily be transferred to

electronics. Damages can be prevented by using conductive flooring material or applying several coats of an ESD-preventing finish solution to the floor. Another option is the use of special mats, floor paint, or tiles that help prevent electrical shocks. With summer coming up, now is the time to implement these practices. Empty facilities will ensure minimal disruption and ample time for VOCs to air out.

W H E N YO U R H I G H - R I S E B U I L D I N G’S WAT E R S YS T E M C A L L S F O R LOW E R CO S T S ,

ZURN LISTENS.

RETROFIT AND REPLACEMENT SOLUTIONS Lead-free backflow preventers and water pressure regulators that fit all current footprints and offer the lowest life-cycle cost. Ultra low consumption urinals and sensor operated faucets and flush valves that conserve water and money. When you need to rethink your building’s water system from the ground floor up, there’s only one name to consider. Zurn. For your next retrofit and replacement project, give us a call. We’ll listen.

Thousands of workers depend on this building’s water every day. So when we updated our restrooms and water systems, we needed the most dependable product with the most value. That’s why we called Zurn.

ZF806 Linear Drainage System

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BUILDINGS [6] 12

NEWSWORTHY

www.buildings.com

Energy Star Names Top Cities

os Angeles, Washington D.C., Atlanta, Chicago, and San Francisco topped the EPA’s honor roll of the U.S. metropolitan areas with the most ENERGY STAR-certified buildings in 2011. The nearly 16,500 ENERGY STARcertified buildings across America have helped save close to $2.3 billion in annual utility bills and prevented greenhouse gas emissions equal to emissions from more than 1.5 million homes. “More and more organizations are discovering the value of ENERGY STAR as they work to cut costs and reduce their energy use,” says EPA Administrator Lisa P. Jackson. “This year marked the 20th anniversary of the ENERGY STAR program, and today ENERGY STAR-certified buildings are helping to strengthen local economies and protect the planet for decades to come.” Costing more than $100 billion per year, energy use in commercial buildings represents nearly 20% of U.S. greenhouse gas emissions. Com-

and are responsible for 35% less carbon dioxide emissions than typical buildings. Fifteen types of commercial buildings can earn the ENERGY STAR rating, including office buildings, K-12 schools, and retail stores.

New LEDs Ahead

R Cities across the U.S. were recently recognized by ENERGY STAR for their various sustainability initiatives. The list is an EPA honor roll.

mercial buildings that earn ENERGY STAR must perform in the top 25% of similar buildings nationwide and be independently verified by a licensed professional engineer or a registered architect. ENERGY STAR-certified buildings use an average of 35% less energy

esearchers from California and Japan have created a new design for green and blue LEDs that address efficiency droop, a dramatic drop in efficiency at high currents. Blue and green LEDs provide the essential hues that emit the same white light expected from household bulbs, but they are also among the hardest to engineer and suffer the most from droop. By changing the crystal structure orientation in semiconductor films, the team created LEDs with high efficiency and extremely low droop. They were also able to fabricate LED chips that are smaller than standard commercial LEDs, which could cut down on manufacturing costs.

Transform Your Facility Budget Into A Tenant Wellness Program Your budget can help you implement The Healthy Workplace Project*, an innovative program designed to help reduce the spread of cold and ﬂu germs throughout your tenant’s workplace.

The new MOD* Dispensing System supports this program, with its touchless operation and high capacity 1,150 ft. towel rolls for fewer change outs and more satisﬁed users.

www.healthyworkplaceproject.com ®/* Trademarks of Kimberly-Clark Worldwide, Inc. or its affiliates. Marques déposées de Kimberly-Clark Worldwide, Inc. ou de ses filiales. © 2012 KCWW. K02618 K8652-12-01 05/11

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NEWSWORTHY

www.buildings.com

NASA Green Building Earns LEED Platinum

ASA’s Sustainability Base recently earned LEED Platinum certification, representing the government’s latest push to green its building inventory. In light of the space program’s recent restructuring, the Sustainability Base is a site where NASA technologies can be repurposed for application on earth. 1

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uses and adapt to weather, season, and occupancy changes. The Sustainability Base is designed to be “native to place,” which means it incorporates surrounding elements into its design. It has outdoor workspaces, views of nature, daylighting, natural shading, fresh air ventilation, and non-toxic interior materials. It also uses 90%

10:08 AM IMAGE COURTESY OF WILLIAM MCDONOUGH + PARTNERS

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Located in Moffett Field, CA, the facility’s design includes repurposed NASA aerospace technologies. This building optimizes its performance automatically, in real time, and in response to internal and external changes. The 50,000-square-foot, lunarshaped building can calculate precisely how much energy each occupant

This LEED Platinum building for NASA shoots for the moon with renewable energy, generous daylighting, and personal dashboards.

sloan performance also comes in

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less potable water than a traditional building of comparable size. Each individual has an energy dashboard that shows personal energy usage at any given moment. The tool also suggests energy conservation recommendations, such as lowering blinds or opening windows. Due to the building’s orientation and site, natural daylight can likely be used for all but 40 days out of the year. The building also generates virtually all of its own power with a combination of PV panels, a small wind turbine, and fuel cells. The Sustainability Base received more than 80 out of 100 points across five LEED credit categories: sustainable sites, water efficiency, energy and atmosphere, materials and resources, and indoor environmental quality. It also earned additional points for innovation in design and regional priority.

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M A R K E T

O P P O R T U NI T Y

SU M M ARY

SOY-BASED ADHESIVES Soy delivers lower costs, lower VOCs and higher profits to the wood products industry. THE PRODUCTS

STATE OF THE ART

Soy-protein-based wood adhesives have been used for centuries. Since World War II, they have been largely replaced by petroleumbased adhesives with superior performance and economics. Current research is focused on developing and commercializing two soy products. 1. A soy/phenol-resorcinol-formaldehyde (PRF) system for use in oriented strand board (OSB) and plywood. 2. A soy meal/flour formaldehyde-free adhesive to replace UF adhesives.

EMERGING MARKETS There appear to be emerging new markets for soy in heat-resistant adhesives, biobased composites and enzymatic processing for new soy hydrolyzates. Soy adhesives do perform very well in high-heat testing of structural engineered wood products like finger joints and I beams. These adhesives have been shown to have superior heat resistance, prolonging the structural integrity of the wood structure in a fire. Soy proteins are being developed as a binder to provide a renewable, plant-fibers-composite particleboard and medium density fiberboard. These composites could be a cost-competitive, formaldehyde-free solution to traditional wood composite particleboard and medium density fiberboard. Iowa State University has developed an enzymatic approach to making soy hydrolyzates that can be tailor-made to be used with phenol formaldehyde resins in OSB and softwood plywood. The new approach is more environmentally friendly and less expensive than the traditional use of caustic and high-temperature and high-pressure approaches. New applications have been found in the construction adhesives and sealants markets. Bondaflex has introduced products that were developed by replacing petrochemical polyols with soy-based alternatives in urethane adhesives. The soy component has been shown to offer improved adhesion on a wide variety of substrates.

For more information, visit: soynewuses.org

M A R K E T

Most USB-sponsored research has concentrated on either reducing formaldehyde emissions in UF-produced wood composites or reducing the costs of using phenol in structural wood composites such as OSB and softwood plywood.

RELATIVE ECONOMICS/SUPPLIES The major adhesive resins used for wood-composite panels contain phenol or urea, plus formaldehyde. Formaldehyde is made from methanol, which is made from natural gas. Phenol is derived from benzene and cumene, which are made from petroleum and propylene, which is made from natural gas in most of the world. Urea is a product of ammonia, which is primarily made from natural gas and carbon dioxide. Formaldehyde pricing is dependent on methanol, which has fluctuated greatly in the last few years based on shortages worldwide. Urea pricing rose due to increased costs of ammonia then dropped significantly during the economic situation early in 2009. The costs of phenol are attributed to the cost of the base stock petroleum, which has followed the same trends as urea. Soy meal/flour costs have remained flat for many years, but they recently increased due to increased demand for soy meal/flour. In spite of these recent price increases, soy meal/flour remains an inexpensive raw material for wood adhesives.

ADVANTAGES AND THE PATH FORWARD New soy adhesives promise both improved performance and economics to the wood products industry. They also have shown to be excellent alternatives to urea-based products for interior applications where legislation now restricts emissions of formaldehyde. USB supports research and testing to commercialize these products and ensure they meet industry standards. Working with industry partners, USB helps develop standard industry practices, an infrastructure to supply the products and acceptance of the resulting end products at all levels.

ÂŠ2012 United Soybean Board

O P P O R T U NI T Y

SU M M A R Y

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NEWSWORTHY

BUILDINGS [6] 12

www.buildings.com

Military Base Targets Net Zero

ecause the Department of Defense (DoD) is the largest energy consumer in the U.S. government, the military is arming its bases to go green. The Marine Corps Air Station (MCAS) in Miramar, CA, has volunteered to become a net-zero energy installation. MCAS Miramar was selected by the DoD/DOE Net Zero Analysis Task Force as the initial prototype installation based on its strong history of energy advocacy and extensive track record of successful energy projects. The project defines net zero as “a military installation that produces as much energy on-site from renewable energy generation or through the onsite use of renewable fuels as it consumes in its buildings, facilities, and fleet vehicles,” with the exception of tactical aviation fuel. MCAS Miramar has already implemented a number of off-the-shelf technologies to reach this goal, including: n Purchase electricity from landfill gas generation n Install solar panels on building

A Marine installation in California is pursuing net-zero energy. Strategies include solar panels, water reclaimation, fuel cells, and landfill-generated electricity.

rooftops and carports Reclaim water for irrigation and plumbing n Replace a portion of landscaping with synthetic turf n Sign a PPA for the installment of combined heat and power (CHP) fuel cells n

These efforts have led the station to create its own micro-grid system to further reduce its reliance on energy. The installation will continue to target net zero as it balances the goal against the need for public facilities and infrastructure and mission-specific energy requirements.

GREEN RESTROOMS SAVE MONEY AND THE ENVIRONMENT

Next GeNeratioN GreeN restroom DesiGN The USGBC, SLOAN and Excel Dryer join forces to offer a new CEU Course, Next Generation Green Restroom Design (NGGRD). NGGRD shows architects and designers how to specify the most cost effective, hygienic and green restrooms with today’s newest technologies.

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BLD_2012_Newsworthy_06.indd 18

5/16/12 1:51 PM

Do you know where your energy dollars are being spent?

Uncover the hidden energy culprits within your building and start saving today! Powerlink™ Measurement and Verification Panelboards (MVP) by Schneider Electric™ allow you to more accurately and precisely monitor energy use.

The results? Improve your energy conservation efforts and save

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Integral branch circuit metering allows you to: Monitor by plug load, circuit, zone, space, or complete lighting system.

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How to save while you measure and to register for a chance to win an Apple® iPad® 2, please visit www.SEreply.com and enter key code n252v. ©2012 Schneider Electric. All Rights Reserved. Schneider Electric, Powerlink, and Make the most of your energy are trademarks owned by Schneider Electric Industries SAS or its affiliated companies. All other trademarks are property of their respective owners. 1415 S. Roselle Road, Palatine, IL 60067 • Tel: 847-397-2600 • Fax: 847-925-7500 • www.schneider-electric.com/us • 998-6616_US

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BUILDINGS [6] 12

NEWSWORTHY

www.buildings.com

Occupancy at Odds with Building Energy Use

nergy use does not always correspond to occupancy, according to MIT researchers. A recent study finds that while electricity use typically corresponds to occupancy in observed spaces, the building’s HVAC loads do not. This represents wasted energy consumption and an opportunity to create savings through controls and adjustments. The paper, “ENERNET: Studying the Dynamic Relationship between Building Occupancy and Energy Consumption,” examines two different types of MIT buildings. Building 37 houses a combination of offices, classrooms, and labs, whereas Building E52 has a sizable entrance atrium and a large number of offices. The researchers used the number of WiFi connections as a proxy for occupancy. When a building suddenly shifts occupancy, such as during lunch or at the end of the day, HVAC systems can continue to run at higher levels than necessary, wasting energy in empty

Your HVAC system could be heating or cooling empty areas. To address this energy waste, consider implementing dynamic controls or repurposing spaces.

spaces. More dynamic energy use can create huge savings with technologies like sensor-based thermostats that control temperatures. In addition to controls, existing spaces can also be repurposed. For example, a once rarely used common space at MIT now hosts a snack bar,

allowing its occupancy to more closely match the space’s energy use. The researchers suggest that space use within buildings can be planned to conserve energy, citing the example of high-occupancy offices positioned around a lecture hall to keep the hall warmer.

Don’t Feed the Birds! Go zero landfill today. A commitment to go zero landfill will allow your business to drastically reduce the environmental footprint of its operations. With direct access to North America’s largest network of Energy-from-Waste facilities, Covanta 4Recovery is uniquely positioned to empower businesses and institutions to meet their zero landfill goals by offering fully integrated collection, recycling and Energy-from-Waste disposal services. Begin your zero landfill commitment today by calling 1.800.950.8749.

covanta4recovery.com FREE INFO: Circle 119 on Reader Service card or Buildings.com/freeinfo

BLD_2012_Newsworthy_06.indd 20

5/16/12 1:52 PM

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BUILDINGS [6] 12

NEWSWORTHY

www.buildings.com

Retrofit HVAC Controllers Create Savings

ackaged air conditioners and heat pumps serve over 60% of the commercial building floor space in the U.S. and contribute to about 230 trillion BTUs of energy consumption annually. Even a small increase in unit operational efficiency can lead to significant reductions in energy use and carbon emissions for commercial buildings. Pacific Northwest National Laboratory (PNNL) has evaluated a number of control strategies that can be implemented and retrofitted into an existing unit to improve the operational efficiency of HVAC equipment. The results from the detailed simulation analysis show significant energy savings around 24-35%. Cost savings around 38% were documented from fan, cooling, and heating energy consumption when packaged units are retrofitted with advanced control packages. CLIENT: Oasis The study also identified several JOB NUMBER: 35760 ELEMENT: Half PAge including: Ad other findings, LIVE: 1) 6.25” x 4.125” differential enthalpy Integrated TRIM: 7” x 4.875” economizer, multi-speed supply fan, BLEED: 8.125” x 5.3125”

Want to cut your HVAC energy consumption by up to 35%? Modified control packages are an ideal retrofit option and will generate cost and energy savings.

have different degrees of impact on differential dry-bulb economizer, sinenergy and cost savings and vary gle- and two-stage capacity control, according to the square footage and demand-controlled ventilation allotted per controller and the clioffer the strongest opportunities for mate zone. savings. If only half of the packaged HVAC 2) Based on current utility rates, units in the U.S. are retrofitted with the maximum controller cost capable the modified control package option, of providing payback periods of no it could result in annual savings of more than three years for all U.S. approximately 55 trillion BTUs. locations are $2,103 per controller SCALE FILE BUILT TO: Scale - 100% The energy savings are equivalent for stand-alone retail, strip mall, and STUDIO: Matthew Anguiano to removing over 16 coal-powered supermarket214 buildings and $540TELEPHONE: - 520 - 9700 PROPERTY MOROCH ASSOCIATES, power plants generating 200 mega$1,350 forOF small office&buildings. 3625 N. HALL ST., SUITE 1200 DALLAS, TX 75219-5123 watts each. 3) Individual control strategies

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BLD_2012_Newsworthy_06.indd 22

5/16/12 1:52 PM

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BUILDINGS [6 1] 12

ENERGY&POWERMANAGEMENT ENERGY&POWERMANAGEMENT

For more on DC, read A New DC Power Standard at: www.buildings.com/ArticleDetails/tabid/3334/Default.aspx?ArticleID=8150

The Hybrid Use of AC and DC Incorporating DC power can improve your energy efficiency

DC Microgrid

DC Power

Aggregating DC at One Point Many devices – from computers to electronic lighting ballasts – are “DCnative” and require the incoming AC power supply to be converted to DC, and that takes a toll on efficiency, Patterson says. Companies like Armstrong World Industries and Nextek Power Systems have developed strategies to address this inefficiency. “Instead of converting at every device, you can aggregate the rectification of AC to DC with a small DC power system called a microgrid,” Patterson says, adding that this addresses energy waste and improves efficiency in single-digit percentages. However, the gain isn’t enough to initiate a retrofit, he says. “Be opportunistic. If you’re already going to refurbish ceilings and lighting, consider DC. Don’t just put the old stuff in again,” he advises. “The initial shift due to inefficiencies is the tip of the iceberg. We’re taking it to the next level.”

Generating DC On-Site The second driver of incorporated DC use involves renewable clean energy sources like solar, wind, and fuel cells, which are natively DC. The potential of a DC system is maximized when DC energy is produced at the facility. “If you want to power your building with renewable energy like photovoltaic (PV) cells, you can blend that in on the DC side of the system,” Patterson

BLD_2012_Energy_Power_Mgmt_06.indd 24

Graphic Courtesy OF Emerge Alliance

arying views exist on using DC (direct current) power vs. AC (alternating current) power, but the two aren’t necessarily in opposition. Depending on the applications, utilizing both AC and DC power supplies can improve efficiencies. “We ought to stop fighting,” says Brian Patterson, chairman of EMerge Alliance, an open industry association developing strategies to encourage DC power distribution. “The power community is well-prepared to service the entire industry with hybridized energy and, where it’s appropriate, use DC. Where it’s not, use AC.”

AC Power A DC power distribution system can aggregate the conversion of AC supply to DC use, eliminating required conversions at each device. It also directly connects a natively DC renewable source to its applications, improving overall efficiency.

says, stressing that current AC-only systems must convert a renewable DC energy source to AC for distribution, only to have it converted back to DC for certain devices and applications. “The microgrid takes 100% of the power generated from the renewable source and couples it directly into the application, so you maximize the investment,” he explains, adding that conversion to AC wastes about 7-10% of renewable energy production. Armstrong World Industries developed the DC FlexZone Grid to distribute power in the ceiling plane. The University of California, San Diego’s Sustainability Resource Center recently installed four rooftop PV panels, DCdriven lighting and controls, and the FlexZone. The solar power source is connected directly to the ceiling grid, eliminating multiple conversions required in a traditional AC system. The facility earned LEED Gold certification and a special credit for its high-efficiency DC microgrid. “We’re at the tipping point where buildings are bringing more DC to the building in renewables and so many devices are already DC,” says

Susan Rhoades, marketing manager at Armstrong. “It’s time to rethink energy infrastructure inside the building.”

Vision for the Future The hybrid use of a DC power system is new and relatively complicated, but it’s a resource that needs to be tapped, Patterson says. “People ask why DC hasn’t taken over yet. The answer is because it’s hard to make these kinds of transitions. It’s a bit of chicken before the egg – where do you start?” Patterson says. “The idea is to be progressively or modularly transformative.” When you’re retrofitting air handlers, consider a DC-input variable frequency drive. When you’re installing solid state lighting, consider how DC can maximize its potential, he recommends. “Take a hybrid approach next time you renovate,” Rhoades agrees. “It’s not any one thing. It’s about looking at managing the building as an asset in a different way.” B Chris Curtland (christopher.curtland@ buildings.com) is assistant editor of BUILDINGS.

5/16/12 1:47 PM

See What Steril-Aire UVC Can Do For You Energy savings IAQ control Maintenance savings Extended equipment life No harmful chemicals; no ozone

BEFORE

Before Steril-Aire UVC After Steril-Aire UVC

AFTER

HVAC coil Petri dish samples demonstrate high concentrations of microorganisms. After exposure to a UVC Emitter these microbes are eliminated.

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BUILDINGS [6] 12

SUSTAINABILITY

For more on sustainable botanicals, read O Christmas Tree, How Eco-Friendly Are You? at: www.buildings.com/Default.aspx?TabId=3334&ArticleID=4505

Sow the Seeds of Sustainability with Floral Arrangements Consider the environmental impacts of natural plants vs. silk botanicals

Certification for Plants Roughly 80% of roses in the U.S. come from South America. Growing flowers in naturally warm environments abroad produces less carbon emissions than growing them domestically in artificial heat. To further promote sustainability, Colombia set up Florverde certification for its floral industry in 1996. Drip irrigation and rain collection, hummus fertilization, and integrated pest control are among its standards. However, 20% of chemicals sprayed on Colombian flowers are illegal in the U.S., according to a 2007 study by the International Labor Rights Fund and the U.S. Labor Education in the Americas Project. The U.S. VeriFlora Certification Standard 3.0 was developed in 2007 to address similar issues that include resource conservation, energy efficiency, ecosystem protection, and integrated waste management. Although such standards encourage sustainable growing practices, much of the industry’s environmental damage results from transportation. Fresh-cut flowers require air freight, artificial light, and temperature control. A 2007 study by Cranfield University in England found that raising 12,000 Kenyan roses created 13,200 pounds of CO2, while the equivalent number of Dutch roses created 77,150 pounds.

Artificial Alternatives

Because silk botanicals have an indefinite shelf life, they are transported via sea and rail freight and present a viable alternative, says Tim Hennessy, managing director of OfficeScapesDirect, a designer of silk arrangements. “The carbon footprint from transportation of fresh-cut flowers has gone beyond any consideration of being green,” Hennessy says. “Going with silk drastically reduces those emissions, even by thousands of pounds if you consider full life expectancy.” Leasing live plants also entails service contracts that require weekly visits by vans or parcel trucks, he adds.

BLD_2012_Sustainability_06.indd 23

“Silk is virtually maintenance-free,” Hennessy notes. “It just takes occasional housekeeping with a feather duster.” Aesthetics aren’t compromised with silk, he says, adding that housekeepers have watered their arrangements by accident and a hummingbird has hovered at the window near one. “Silk stays beautiful for at least seven years,” Hennessy says. “Fresh-cuts are obviously perishable and need to be replaced every seven days.” When fresh flowers die, it’s a common misconception that because they are natural, they are also biodegradable, he says. Flowers can be comSilk arrangements are an environposted when allowed mentally friendly alternative to real to react with air, but plantings and may share the same because modern landfills psychological benefits in commercial and office settings. are so compacted, natural trash biodegrades anaerobically and produces methane, he adds. “Our arrangements can be donated to Goodwill, churches, or other charitable organizations, much like clothing or furnishings,” he advises. “Even if they do end up in landfills, silk is inert so it can’t break down or produce harmful side effects.” Another concern regarding fresh-cut plants is health-related side effects due to insects, allergens, pesticides, fertilizers, and mold and mildew from leaky pots. “We’re designed for the indoor environment. We’re not bringing the outside in and trying to force things to prosper and grow inside; that’s not meant to be,” Hennessy says. “Plants are great for you because of the psychological benefits. So are silk plants – but they don’t have the health concerns.” But when considering all the impacts of florals – on the environment, your health, or your pocketbook – silk deserves to be in the conversation, Hennessy says. “For the cost of 10 or 12 months of a service contract, you could do your whole place in silk,” he adds. “We’re all about environmental and financial stability.” B PHOTO COURTESY OF OFFICESCAPESDIRECT

oses are red – but are they green? Flowers and plants can be beneficial for building occupants, but it’s unclear how they impact the environment. Depending on where arrangements come from and whether they’re real or artificial, they could be doing more harm than good. When considering factors like lifecycle and carbon footprint, plantings may not appear as they seem. A frequently cited Washington State University study indicates that plants can reduce stress and improve concentration. Plants are “calming and restorative” to human wellbeing. But are they degenerative to the environment?

Chris Curtland (christopher.curtland@buildings.com) is assistant editor of BUILDINGS.

5/16/12 1:57 PM

SMARTERBUILDINGS

Lighting

BUILDINGS [6] 12

For more on lighting retrofits, read Prevent 17 Common Lighting Mistakes at: www.buildings.com/ArticleDetails/tabid/3334/Default.aspx?ArticleID=8341

Get Ahead of Lighting Phase-Outs Prepare for replacement before production stops on older lamps

anufacturing grinds to a halt this year for 100W incandescent bulbs and the most common type of T12 lamps, representing another step in federal efforts to gradually remove inefficient lighting technologies from the marketplace. Both technologies are still available, but as production slows to a halt, availability will drop quickly. To beat the shortage, look at your update options sooner rather than later.

Countdown to Relamping After the Energy Policy Act was updated in 2005, the DOE gradually began rolling out efficiency standards for general service fluorescent lighting, with production to cease on all lamps that can’t meet the requirements by July 14, 2012. The most commonly used T12 magnetic ballasts disappeared in July 2010 as the regulations were phased in. “The typical office building is full of T12s. They’re all over the country,” says Katrin M. Mehler, managing partner and president of LUXADD, an international lighting solution provider and developer. “They’re also used in two-lamp solutions in parking garages and warehouses, and they’re often found in hotels, government buildings, and schools.” Incandescent lighting is affected by the Energy Independence and Security Act of 2007 (also known as the Clean Energy Act), which mandates at least 27% greater efficiency of light bulbs by 2014. Compact fluorescents, LEDs, and some halogens meet this standard, but many traditional incandescents don’t, though some lighting manufacturers have introduced more efficient versions that meet the standard to satisfy consumer demand for incandescent lighting’s trademark warm-colored glow. The phase-out of traditional 100W incandescent bulbs began in January; 75W bulbs will follow in 2013, with 60W and 40W to go in 2014.

BLD_2012_SB_Lighting_06.indd 1

Linear fluorescents can be more difficult to retrofit than incandescent bulbs, but some retrofit kits will ease the transition from T12s to more efficient fluorescent lighting.

You may be able to find replacement tubes and bulbs in the short term after they’re no longer manufactured, but upgrading is inevitable. Fortunately, solutions are quickly surfacing.

Five Retrofit Tips It’s easy to retrofit screw-base incandescent lamps in most cases, Mehler says. Products made to replace Edison lamps are self-ballasted, so it’s only a matter of screwing in the new bulb. Linear fluorescent lighting, however, presents a bigger challenge. Try these tips from lighting experts to weigh your options. 1) See a sample first. “Don’t do anything until you see a mockup of the proposed solution,” says Gary Trott, vice president of marketing development for manufacturer Cree Lighting. “If you have a building with 200 lights, have the potential supplier install a conference room so you can see what it looks like. Seeing is believing.” 2) Look for labels. The ENERGY STAR logo will mark lamps that meet their efficiency standard. “If a screw-in lamp has an ENERGY STAR label on it, that’s a first cut,” Trott explains. “If it doesn’t have that label, I would not consider it.” Make sure it also has a UL listing, Mehler recommends.

3) Examine control options. Tie the new lighting to motion or occupancy sensors whenever possible, as well as products that dim lamps in response to natural light. “The most efficient lighting interacts with the environment,” advises Karl Williams, vice president of energy solutions for Rexel, a lighting distributor. 4) Evaluate retrofit kits. These products allow you to change a T12’s ballast and the holders that keep the lamp in place, enabling it to accommodate more efficient linear lighting. 5) Downsize lamp usage. Retrofit three-lamp T12 fixtures to accept two T8s, which will give you the same amount of light for 50% the power consumption or less, Williams says.

Split the Cost with Incentives Rebates and other incentives are still available in some places, but vary by area, amount, utility, and technology. For instance, California is moving away from rebates for CFL bulbs in favor of LEDs, says Trott. “There’s a lot of money available out there to help you pay for these upgrades, so reach out to your local utility,” Trott explains. “It’s a five-minute phone call that can pay for half of your lighting upgrade.” This will help you decide whether to take on a large-scale upgrade or install a few fixtures at a time to spread out the cost. It may even affect what technology you upgrade to, as different lighting systems may come with different offers. Also ask if the utility has partnered with a local retailer, Trott says – some areas still offer instant rebates. “Utilize every piece of financial assistance you can get your hands on,” Williams recommends. “If you’re going to retrofit T12s, do it now – the incentives are going away.” B Janelle Penny (janelle.penny@ buildings.com) is associate editor of BUILDINGS.

5/17/12 9:48 AM

BUILDINGS [6] 12

SMARTERBUILDINGS

M/E/P

For more on washroom design, read The ADA-Compliant Restroom at: www.buildings.com/ArticleDetails/tabid/3334/Default.aspx?ArticleID=9242

Will the ADA Update Affect You? Don’t neglect new accessibility standards during your washroom renovation

Understand the Changes As with the original 1991 ADA regulations, washrooms must provide enough space for wheelchairs to maneuver. Equipment like dispensers and receptacles must also be accessible by people with limited reach. However, the new update can be more forgiving to existing facilities. “The 2010 ADA Standards modified the original to accommodate more practical field conditions,” says Alan Gettelman, vice president of external affairs for Bobrick Washroom Equipment, which offers a design guide reflecting the new regulations at bobrick.com. “For example, previously the toilet had to be 18 inches from the side wall in a 60- by 59-inch wheelchair accessible toilet compartment. In the new code, it’s 16 to 18 inches.” Facilities serving children should take note of the update’s kid-friendly sizing. The original guidelines didn’t consider children’s physical dimensions, but the new version includes specifications for children’s toilets and guidelines for baby changing stations. To learn more about specific changes, see sidebar or visit ada.gov.

Protect Yourself from Future Complaints Even if your washroom is minimally

BLD_2012_SB_MEP_06.indd 1

compliant, that may not protect your building from complaints or litigation down the road. Exceeding the minimum now can shield you from additional modifications under a more stringent update in the future. Check these commonly overlooked areas to make sure you’re protected for the long term: 1) Routes and circulation paths: The path might look big enough, but don’t forget that it must be free of protruding objects like lavatories and hand dryers. “If there’s insufficient space allowed for the accessible route, there’s little that can be done to correct it, though relocation of fixtures or accessories might be possible,” note Tom Eberhardy, manufacturing engineer, and Dale W. Gallmann, manager, of fixture manufacturer Bradley Corp’s Corporate Codes and Standards Compliance division. 2) Changing trends: Manual wheelchairs have long been considered a template to judge accessibility, Gettelman says. However, motorized wheelchairs and scooters are gaining popularity, so it’s wise to make sure your washroom offers more space than currently required.

Also consider how restroom door trends have changed. Open entrances are gaining popularity, notably in airports, Gettelman says. These not only benefit people with mobility impairments, they also improve hygiene by presenting fewer surfaces to touch. 3) Reach ranges: Soap and towel dispensers mounted over lavatories can present a problem to those with limited reach. Consider a hand dryer to accommodate those who have difficulty pulling paper towels. Automatic flush valves and touchless faucets and dispensers cut down on waste in addition to eliminating the need to operate handles. Like handsfree entrances, patrons are likely to appreciate this hygienic approach, disabled or not. “The auto-on/auto-off function really helps control dispensing, which saves money and reduces waste,” Gettelman explains. “People also don’t like to go into public washrooms and touch surfaces other people have touched. Sustainability and hygiene benefit everyone.” B Janelle Penny (janelle.penny@ buildings.com) is associate editor of BUILDINGS.

ADA Update Highlights • At least 50% of single-user toilet rooms that are clustered at one location and serving the same users must be accessible. • Washing areas cannot overlap the clear floor space required for toilet compartments, though the floor space for each can overlap. • Lavatories can be recessed into an alcove to save wall space. • The rear grab bar can be reduced to 24 inches if the adjacent fixture is recessed. • The rear grab bar can be split or moved to the open non-wall side of the water closet to accommodate flush valves. • Horizontal grab bars require at least 12 inches above and 1.5 inches below. • Grab bars must be mounted 33-36 inches above the finished floor. • Flush controls must be located on the open non-wall side of the toilet compartment. • Baby changing stations inside toilet compartments are acceptable as long as enough clear floor space is provided for both.

SOURCES: BRADLEY CORP; ADA.GOV

f your construction or large renovation project kicked off on or after March 15, you’re required to comply with new requirements for accessible facilities. Along with ANSI/ICC A117.1, the Americans with Disabilities Act forms the basis for state accessibility codes. Given the recent updates to both, it’s worth comparing your washrooms against the requirements to make sure they comply. If not, include them in your renovation – the answer may be as simple as mounting a dispenser lower on the wall.

5/17/12 9:43 AM

The 3500 Series

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5/14/12 1:37 PM

BUILDINGS [6] 12

SMARTERBUILDINGS

Insulation

For more on this topic, read Wet Insulation: Problems and Solutions at: www.buildings.com/ArticleDetails/tabid/3334/Default.aspx?ArticleID=10940

Maintain Proper Insulation of Chilled Water Pipe Systems

s summer arrives and puts more stress on chilled water systems, proper insulation of these pipes will help you avoid massive failures. Unconditioned spaces in hot and humid climates are of particular concern, though these practices should be applied everywhere. “Problems with moisture condensation and mold on pipe insulation are not just relegated to hot and humid climates, but the problems are more frequent and disastrous there,” says Gordon H. Hart, a consulting engineer with ARTEK Engineering, an engineering and subcontracting company. “It can be just as humid in Iowa as it is in Florida.” In Miami, the cost of a chilled water system insulation job at an office building was $750,000, but Hart noted that the system failed before the facility was even occupied. Replacement cost around $25 million. Failures start with design and can be aggravated by poor installation and maintenance, Hart explains.

Design “I see poor selection of materials rather than poor-quality materials,” Hart says. “Designers fail to take into account that you’re going to get condensation on the surface at some point, so they need to specify materials that can get wet.” Unconditioned spaces like mechanical rooms and covered garages are particularly vulnerable to water vapor and condensation. Avoid all-surface jackets with an exposed paper surface in these applications because they can get wet and grow mold. “Once mold starts, it doesn’t go away. It attracts more moisture on its own, so a little bit of mold sponsors more mold. Bad quickly goes to worse,” Hart explains. “Waterresistant vapor retarders are essential. Some are plasticized.”

BLD_2012_SB_Insulation_06.indd 1

Design should also Effective Design include properly sealed joints. Where the jacket of the insulation overlaps, adhesive or tape is used as joints to prevent water vapor permeation. “Once water vapor gets inside the insulation, it condenses into water, and you have two problems," Hart says. "One is obvious: you have wet insulaSelecting the correct materials for the jacket and retarder tion to replace. The other ensures the pipe is protected. Proper installation and mainis that the pipe starts to tenance will prevent the design from being compromised. rust.” Both issues are expensive and disruptive. Another necessary design aspect Maintenance is the use of vapor dams where the “Accidents and damage do occur, end of the insulation is sealed to the but you want to repair it as quickly as pipe. They should be put in at fittings possible,” Hart warns. like elbows and T's, and every 20 feet Building maintenance staffs aren’t on straight sections. If the jacket is insulation specialists, Hart grants, punctured and water vapor can get but they should carry a roll of highinto that area, vapor dams section it performance insulation tape in case off so the problem can’t spread over the system is gouged. the whole job. “I see a lot of cases where the jacket is punctured in mechanical Installation rooms and it’s out of sight, out of “Once these things are specified mind. But it shouldn’t be out of sight properly, it’s incumbent on the installfor the maintenance staff,” he says. er to put them in correctly,” Hart For repairs in places where tape says. “Attention to detail is critical.” can’t be used, like odd-shaped barriers Hart recommends coating steel and fittings, Hart recommends having pipes with a corrosion-resistant paint, mastic on hand. but many decision makers don’t want Walk the job and know the job, he to spend the money. suggests. Also make sure the installer isn’t The moral of the story: it's cheaper attaching the vapor retarder with to do everything right the first time. staples. “The owner has to stay on top of “Staples mean holes, and when this, because nobody else will," Hart you have holes, you have water vapor advises. "He needs to take pride in that will get in through them,” Hart his system and recognize that if it explains. gets compromised, it can lead to a Photograph the joints and vapor huge disaster.” B dams to verify that they’re done because they can’t be seen once Chris Curtland (christopher. covered. All contractors should be curtland@buildings.com) is on the same page with the building assistant editor of BUILDINGS. owner so everyone is accountable.

GRAPHIC COURTESY OF ARTEK ENGINEERING

Faulty design, installation, or maintenance can cause disaster

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BUILDINGS [6] 12

SMARTERBUILDINGS

Safety&Security

For more on mass notification, read Choosing and Using Mass Notification Technology at www.buildings.com/ArticleDetails/tabid/3334/Default.aspx?ArticleID=10542#top

Four Benefits of Digital Mass Notification Communicate with difficult-to-reach and on-the-go occupants

ext messages, computer popups, smartphone applications, digital signage, website banners, and Twitter updates – are these tools part of your mass notification system? There are times when a PA system alone can’t reach all of your occupants. Regardless of your organization’s mission or size, redundant communication paths are one of your great allies in a crisis. Augment your existing mass notification procedures with digital communication to ensure occupants have multiple opportunities to receive emergency messages.

Digital mass notification solutions can be as simple as updating signage, sending a text message, or creating an announcement banner on a website.

Extend Your Reach “As the number of communication channels increase, it’s becoming more complex to reach people,” says John Von Thaden, vice president and general manager of Federal Signal, a manufacturer of mass notification solutions. Using digital messages offers several key benefits: 1) “Digital communication allows you to share messages with people who are outside of the local environment, whether it’s those who are traveling, en route to your location, or off-site,” Von Thaden observes. For example, you may need to warn remote workers to avoid your property until a situation resolves. 2) If you limit messages to only one sensory option, you could be missing those with hearing or visual limitations. Try a text message, update to digital signage, or use a computer program that can read pop-ups to make sure everyone can hear and see emergency communication. 3) Flexible messaging solutions can restrict communication to one portion of your property without raising alarm bells for everyone. “There may be a situation like a burst pipe or exposed wiring that doesn’t present

BLD_2012_SB_Security_06.indd 1

an immediate risk but you need to increase the awareness level about it or only want to notify a certain area of your property,” says Berkly Trumbo, national business manager of Siemens Industry, a provider of emergency communication systems. 4) “People look for validation or confirmation from messages – they want to make sure it’s real and coming from a legitimate source,” Von Thaden notes. “This can be overcome by taking a layered approach. When people receive a text or see a warning on social media, they can immediately check another avenue and validate that information.”

Leverage Existing Solutions As you expand your messaging options, look for existing solutions to save money and speed the upgrade. You can also calculate a cost percentage based on the number of occupants covered by the option per dollar spent to determine which package of message solutions is best. “Work with HR staff to coordinate contact information,” says Von Thaden. “Most mass notification systems can interface with an active directory or LDAP (Lightweight

Directory Access Protocol) solution so you can manage single sign-on through your existing infrastructure. This eliminates duplicating users and managing logins from multiple lists.” You should also sync digital messages with your emergency management protocol by calling out key players from your general populace. Certain scenarios may dictate that emergency managers reach out to a particular contact or verify an action has been taken. “You need to closely manage your rapid-response list – your floor wardens, crisis management team, and other stakeholders that are responsible for the wellbeing of your occupants,” advises Trumbo. “You need to frequently scrub that list and review chain of command.” It’s also important to establish expectations for digital emergency messaging. “Communicate to your recipients the kinds of events they will be notified about so they’re not wondering whether you’re going to notify them about certain situations,” Von Thaden recommends. For example, it may be advisable to warn occupants about severe weather, but you may only send messages about tornadoes and not hail. Be clear whether any response is required from recipients. Some systems, for example, can automate message tracking so you know when a text or email has been opened or a call taken. “Mass notification should be a layered approach,” Trumbo stresses. “It should scale to fit the needs of the organization, be redundant so there’s not a single point of failure, and be holistic so it can address multiple scenarios.” B Jennie Morton (jennie.morton@ buildings.com) is associate editor of BUILDINGS.

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BUILDINGS [6] 12

SMARTERBUILDINGS

Interiors

For more on flooring, read The Right Flooring for Your Space at: www.buildings.com/tabid/3334/ArticleID/6457/Default.aspx

Sidestep Flooring Failures with Four Strategies Make wise choices to get the most out of your flooring projects

1) Set Expectations Set the stage for success or failure by being mindful of how you want the flooring to perform. “Determine what product you’re going to use and how long you want it to last,” Migliore suggests. “Not only do you want it to perform a certain length of time, but also maintain its appearance – most floors don’t wear out, they ugly out.” It’s easy to lay a product down and just forget about it, Migliore notes, but with the right mindset early on, most flooring can last 10 years. “Set your expectations at the beginning so you can actually meet and even exceed them,” he advises.

2) Focus on Prevention The cost of fixing a failure can be as much as 10 times more expensive than the initial installation, if not more, Migliore estimates. Not only does the process waste money and time, it is also disruptive, environmentally irresponsible, and potentially dangerous to the safety and health of occupants. All substrates should be examined for moisture, alkalinity, and porosity. Moisture can be detected using relative humidity and calcium chloride

BLD_2012_SB_Interiors_06.indd 1

PHOTO COURTESY OF LGM AND ASSOCIATES

loors are made for sitting and standing, but sit idly by with regard to flooring projects and you’ll find yourself standing corrected. “You don’t want to have any ‘whoops,’ and you should never have to ask yourself how you could have avoided a problem,” says Lewis G. Migliore, president of LGM and Associates, a flooring consulting firm. “Once you squeeze the toothpaste out of the tube, it’s very difficult to get any of it back in. It gets to be very messy.” Follow these guidelines so your flooring will stand the test of time.

Moisture caused catastrophic delamination to a vinyl floor at a hospital in Texas. Test your conditions beforehand to determine which product and installation system will be most effective in the long term.

tests, and pH tests determine if the alkalinity is in the needed range before installation. Bond or adhesion testing should also be performed, Migliore recommends. “Make sure the environment is in a condition that accepts installation, and if not, you must be aware of products and installation systems that work under the conditions you have,” he says.

3) Install the Correct Materials Many of the horror stories Migliore encounters on a daily basis stem from the same issue: the wrong product in the wrong place. “At a hospital in Texas, the vinyl sheet goods were blowing right off the floor – there were big bubbles and blisters in them,” Migliore recalls. “When I opened the floor up, there was actually standing water underneath.” Concrete requires different sealants and adhesives depending on the amount of moisture present, and in this case, the wrong combination was used. Problems also result from faulty installation. In Wisconsin, Migliore once observed contractors utilizing the same installation process for an

office environment that had been used in a hotel. “They didn’t account for work stations, concentrated traffic, or high heels,” he says. “There were no pads for rolling chairs. The same installation absolutely can’t hold up there.” Migliore advises that contractors have at least five to 10 years of experience in the type of flooring desired. “You can’t go with the lowest bidder,” he warns, adding that a job at a college in Maine required more time and labor than the contractor initially accounted for, resulting in mismatched patterns across different sections of carpet.

4) Ensure Proper Maintenance Most flooring care simply consists of keeping the material clean and dry, Migliore says, but some circumstances require specialized maintenance. “Areas of heavier, concentrated, unalterable, and pivotal traffic are where you have to concentrate more maintenance efforts,” he advises. These areas include points of entry or exit, break rooms, bathrooms, and hallways. Migliore recommends drawing a building layout that identifies traffic flow and types of activities happening in certain areas and outlines proper care there, whether that includes interim, scheduled, or deep cleaning. Employ these strategies and there’s no reason flooring can’t last as long as you want it to, Migliore says. “You only want to have to do this once,” he adds. For more information on flooring failures, watch Migliore’s webinar Flooring Disasters: Prevention and Recovery at www.buildings.com. B Chris Curtland (christopher. curtland@buildings.com) is assistant editor of BUILDINGS.

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BUILDINGS [6] 12

LIVING BUILDING CHALLENGE

10 Tips for

Green Certification How to get your building a green bill of health

By Janelle Penny

hy are so many building owners chasing green certification? Ask 10 colleagues and you’ll likely end up with 11 answers. The main driver can be anything from prestige and branding to a genuine desire to protect the environment, but one thing is certain – as building certifications gain wider understanding and acceptance, they gain greater importance in the marketplace. Find the right certification for your building and start the process with these 10 tips from industry professionals.

1) Understand Your Motives Knowing your own reasons for pursuing green building certification sets the tone for the rest of the project. “Ask yourself what you’re trying to accomplish,” advises Allison McKenzie, director of sustainability for design firm SHP Leading Design. “Are you trying to reduce utility costs, lower O&M costs, or focus on attracting tenants?” Building owners certify for many reasons, says Sharene Rekow, vice president of marketing and sales for the Green Building Initiative, which administers Green Globes in the U.S. Chief among them are “a political agenda such as tax incentives, city or state requirements, internal improvement, or marketing,” Rekow explains. The last is a powerful driver because certification can help attract and retain tenants. At Marquette Plaza, which houses the Minneapolis offices of tenants like Xcel Energy and sev-

BLD_0612_Green_Cert.indd 36

eral federal agencies, dual certification – an ENERGY STAR rating of 99 and Minneapolis’s only LEED Platinum multitenant office building – is a valuable recruiting and retention tool. The structure boasts all-new lighting and fans, low-flow fixtures, and revamped recycling and purchasing policies, recognized by the LEED Platinum logo at the front entrance. “It’s a way to create a competitive advantage over other downtown office buildings,” says Kim Havey, a principal with Sustology, the consultancy that helped Marquette Plaza obtain certification. “Some tenants are directed to find buildings that are sustainable and energy-efficient. They don’t need to look for another place – they’re in a LEED Platinum building.” If your goal is simply to meet your location’s mandated efficiency level, however, a formal certification may not be necessary. For example, Carson City, NV, requires new commercial, mixed-use, and residential buildings to meet basic green criteria and submit a LEED checklist during design review, though certification is not required. Meeting the bar set by a certification program without applying for the designation will result in a more efficient building. However, without third-party validation, it can be difficult to substantiate performance claims and gain credibility, says Amanda Sturgeon, certification director for the International Living Future Institute, which administers the Living Building Challenge program. “It’s very easy to say you followed the guidelines, but without having the building certified, it doesn’t really assure people that it was actually achieved,” Sturgeon explains. “Many teams want to show others that this is a path to follow, and without being certified, it’s hard to make that case.”

5/17/12 1:35 PM

2) Choose a Certification Program

BUILDINGS [6] 12

analysis of the building to identify the costs, benefits, ROI, and period of payback,” Samuel explains. “Once you get a complete idea, go ahead with the renovation.” The certification may require application fees, and some also mandate third-party inspection at your expense.

Many of the certification bodies publish their requirements online, allowing you to review what’s expected of your building before anyone lifts a finger on renovation. Discuss key differences (see pages 38-39) and how to meet your objectives with your in-house team and others who can advise you, including colleagues who have achieved certification for their buildings and your project engineer and architect. Consider questions like: Certification scope: Do you want to focus on achieving the best in one area (such as energy), fine-tune the whole building, or expand your green goals over the whole property? Newcomers vs. established systems: Some of the original certifications like LEED are more instantly recognizable, but that doesn’t mean a younger certification is the wrong choice. Lesser-known programs may offer additional opportunities for consumer education, but some may be too stringent for your situation, so compare the requirements closely. Complexity, cost, and benefits: Your engineers or consultants can explain what’s required for you to hit mandatory targets and earn credits, then help refine your budget and project plans, says Stan Samuel, director of sustainable construction for the Society of Environmentally Responsible Facilities (SERF), a certification body founded by industry professionals seeking an alternative to LEED. “You have to have a complete

3) Check the Building’s Current Condition Obtain concrete data about your building’s performance, policies, and other benchmarks. When the building is operational, you can compare its performance with previous data to bolster your application. At Marquette Plaza, Sustology conducted energy, waste, and water audits, assessed the structure’s maintenance and cleaning policies, and obtained information on tenant behaviors, such as how many people commute to the site. This information laid the foundation for the ensuing building improvements (see page 40). Even if your team pursues a program targeting one facet of sustainability, like ENERGY STAR’s focus on reducing energy use, examining equipment performance and the building’s response to changing conditions may uncover other opportunities. It can also provide guidance on next steps, says Joe Markling, chair-elect of BOMA International, which offers the BOMA 360 designation. “Don’t be afraid to pull the criteria from online and do it as a self-assessment first,” Markling explains. “It’s a great way to see where you are and get you to a level where you would qualify if you made certain changes.”

photo COURTESY OF SERF

4) G et Creative with Sustainable Solutions

BLD_0612_Green_Cert.indd 37

Budgetary concerns and certification requirements heavily shape the areas your team will tackle, but making specific game plans requires you to further delve into the details. Assess the cost vs. benefit of pricy and highly visible green technologies, but don’t forget to include more affordable ones like dimmable lighting or tightening the envelope. Also remember that a limited budget doesn’t actually preclude you from getting creative. At 330 North Wabash in Chicago, the future home of the American Medical Association, used office paper is reprocessed into toilet paper, says SERF president and co-founder Joe Maguire. Your team might decide that services like this offer good value for the cost – in this case, the same dollars help recycle used paper, build green credibility, and keep toilet paper stocked. If you’ve set an especially high certification goal, however, your end result might dictate the process instead of the other way around. The Omega Institute for Holistic Studies in Rhinebeck, NY, embarked on an unconventional path when they decided to pursue both LEED Platinum and the Living Building Challenge on a combination classroom-wastewater treatment plant: the Omega Center for Sustainable Living. The pursuit of dual certification led to the incorporation of a staggering amount of regionally salvaged building materials, adds CEO Robert “Skip” Backus. Take inventory of materials, technologies, and tools you own or can obtain easily and inexpensively – you, too, may end up gaining points from surprising sources. continued

Used office paper from 330 N. Wabash in Chicago is recycled into toilet paper off-site. The building has earned LEED-EB O&M Silver, SERF, ENERGY STAR, and BOMA 360 certifications.

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BUILDINGS [6] 12

“We had the opportunity to salvage the Obama inaugural platform, so we used a lot of its plywood,” Backus says. “We took down a building here on campus and used its materials. We have doors from an apartment building that was torn down in Philadelphia, and the siding is from an old mushroom farm. Each component has its own story and it really changes what the building is.”

5) Don’t Overlook O&M A high-performance building needs a high-performance facilities team. Review your operations and maintenance practices to find inefficiencies, outdated information, and less-than-green practices. A standard operating procedures manual and formal preventive maintenance practices are required for BOMA 360 certification, but regardless of certification choice, guidelines for everything from maintenance schedules to bid-letting protocol helps your team keep your

Name

Origin

LEED

ENERGY STAR for Buildings

Green Globes

Living Building Challenge LIVING BUILDING CHALLENGE

Process

Set a common definition of “green” and provide a roadmap to establishing a baseline and measuring subsequent green facility improvements.

Register to gain access to tools and resources necessary to provide certification, including LEED Online, an online project management tool.

Established in 1999 as a voluntary market-based partnership to improve energy efficiency. Builds on ENERGY STAR product certification.

Encourage carbon emission reductions by honoring high-performing buildings. Provide a low-cost way to track performance, prioritize investments, learn from others, and verify savings.

Enter building data into Portfolio Manager, which indicates whether you might qualify. If you do, complete the verification process and apply. Qualifying buildings score at least 75 and are verified by a professional engineer or registered architect.

Based on Canadian Green Globes program, which is adapted from the BRE Environmental Assessment Method (BREEAM) in western Europe. GBI bought the U.S. license for Green Globes in 2004.

Offer a robust, easy-to-use green certification system at a low cost.

Purchase a license to use the online self-assessment tool, which estimates your rating. Send documentation to an assessor (whose fee is included in the registration costs), who advises you on changes. After project completion, the assessor spends a day on-site verifying that the project meets requirements.

Launched in 2006 to encourage rapid and significant change, define the most advanced sustainability standard, and close the gap between current limits and ideal solutions.

Transform the building industry by setting out a visionary path to restore the future.

Upload documentation outlined in the 20 imperatives for your building type/application. The institute reviews your paperwork and sends an auditor to conduct a one-day on-site review.

Make green certification attainable by every multifamily (and residential) building by tying it to a voluntary standard that can improve the quality and performance of all buildings, even if they don’t pursue certification.

Before work starts, a developer or architect scores project plans according to the National Green Building Standard to estimate what certification is attainable, then writes a designer’s report detailing planned green features. A verifier trained by NAHBRC inspects the project on-site before the walls go up and again after completion.

Developed in 2009 to recognize best practices in O&M.

Recognize excellence in O&M, risk and safety issues, training, energy, sustainability, and tenant/community relations.

Apply online anytime. Designations are awarded and announced quarterly.

Served as commercial building program for PGE from 1997-2005, then became a nonprofit. Focus is on small buildings since 2009.

Create a streamlined certification process based on best green practices proven by building science. Targets operational savings and healthy environments.

Contact Earth Advantage directly to ensure project meets their criteria. They will assign a dedicated project manager to see project through design, implementation, and verification.

Founded in 2010 by property owners and industry professionals to provide a faster, lower-cost alternative to LEED.

Motto: Practical Environmental Stewardship. Believes that private property rights come with responsibilities – namely, being a good steward of the environment.

Choose prescriptive or performance-based criteria and score the building on your application. Have data verified by a third-party architect or engineer.

versions of LEED targeting multifamily and residential developments. Based on ANSI’s National Green Building Standard.

BOMA 360

SERF

BLD_0612_Green_Cert.indd 38

Philosophy

Established in 1993 in response to lack of a green building definition and standard.

NAHBRC Green Partnered with the ICC in 2007 to provide an alternative to early Certified

Earth Advantage

sustainable building performing at its best. Updating these policies may reveal other ways to improve efficiency. “About 30% of the energy used by a commercial building is typically wasted,” explains Maura Beard, director of strategic communications for ENERGY STAR in commercial and industrial buildings. “Make sure the lights are turned off when you leave the room, your HVAC system is properly maintained, and you change the filter. Capture as much of the waste as you can and then look at more aggressive improvements.” Purchasing and cleaning policies should also go under the microscope on a regular basis – you may be able to find vendors closer to your area (thus reducing carbon emissions from transporting your orders) or switch to greener cleaning products. Rick DeKam, founder, principal, and director of asset management for Midwest Realty Group, found opportunities for waste reduction simply by restructuring recycling programs at two buildings aiming for SERF certification.

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“We used to have a cardboard recycling dumpster, and I don’t think we even filled it that much because it was cardboard only and people didn’t want to break apart their bags of garbage to sort them,” DeKam says. “SERF pushed us to have a recycling program inside the building, draw more attention to it, and let people know exactly what we’re doing and why. Now we make it easy.”

6) Get Buy-In Your certification may require assistance from every tenant in a multitenant building. Present each tenant with compelling reasons to revise their own purchasing and waste policies. Offering a green building may persuade some to renew their leases, but others will need evidence of more concrete benefits, such as a projected reduction in energy costs. At Marquette Plaza, this took the form of discussions, training sessions, and emails that explained FSC certification,

Duration

Initial Certification

BUILDINGS [6] 12

the difference between pre-consumer and post-consumer recycled paper, and other ways to green their purchasing policies. Meanwhile, DeKam streamlined recycling by giving each tenant separate, clearly labeled containers for different materials, along with signage showing the recycling process. Simplifying these concepts made a world of difference in compliance, adds Shawna Hansen, property administrator for Base Management, which manages Marquette Plaza. In fact, Base ended up with 90% participation in the green purchasing program. “They had to dig out invoices for that performance period, which was a challenge,” Hansen says. “They’re not employees of our company, so how do you motivate them to do that extra work? We kept informing them that this would definitely be a benefit to them and their company once it was done. You have to be persistent and plead your case.”

Renewal

continued

Criteria

Building Types

Flat registration fee, plus certification fee that varies depending on project size and rating system. Term varies.

LEED-EB projects must recertify within 1-5 years. No renewal needed for other LEED rating systems.

High performance in site development, water, energy, materials, and IEQ. Meet prerequisites in each category, then gain more points by earning optional credits.

All commercial buildings, though some (such as healthcare and education) have their own LEED rating systems.

Typical wait for initial certification is about three weeks.

Awarded for each specific year. No cost to apply.

Can be renewed annually. Buildings earning the ENERGY STAR can reapply one year after the last energy data submitted with the previous year’s application.

Score is based on building type, size, operating hours, occupancy, and energy data for all active meters and fuels for 11 consecutive calendar months. At least 50% of gross floor area must be defined by one of EPA’s preset space types.

Commercial and institutional buildings. EPA recognizes 15 types, including financial institutions, courthouses, data centers, medical facilities, hotels, K12 schools, office buildings, dormitories, stores, and senior care facilities.

Self-assessment and application for an existing building can be completed in two months, which would result in certification within three to four months.

Certifying a 50,000- to 100,000-square-foot building of average complexity costs $9,000 for new construction or $6,500 for existing buildings.

Existing building certifications must be renewed every year. New construction certifications are valid through the building’s life.

Earn at least 35% of 1,000 possible points to earn the lowest certification, 1 Globe. The assessment areas (energy, water, resources, emissions, indoor environment, and environmental management) offer 80-350 points each.

Commercial and institutional buildings. Certified projects include data centers, schools, office buildings, high-rise residential, hospitals, healthcare, parking garages, transit centers, and fire stations.

The paperwork review takes about six weeks, plus one day for the onsite review.

Lasts through the building’s lifetime. Registration fee of $250 for a renovation or $500 for a building, plus certification fees. Full certfication costs from $2,500 to $25,000; Petal Recognition for projects that don’t meet all criteria from $1,500 to $15,000.

Not needed. Awarded once.

Building must be operational for at least 12 months before evaluation. Full certification requires compliance with each of the 20 imperatives, including net zero energy and water use, not using chemicals on the Institute’s Red List, and integrating agricultural opportunities.

Doesn’t distinguish between specific types of buildings within the building project and renovaton categories.

Within one business day after all paperwork has been reviewed.

Certification fee of $200 plus $20 per unit. Verification fee is negotiated between the verifier and developer – the national average is $50-200.

Not needed. Awarded once.

Score based on six categories: lot design, preparation and development, resource efficiency, energy efficiency, water efficiency, and IEQ.

Multifamily structures (also covers single-family housing and residential developments).

Typical wait is two to three weeks after the quarterly application deadline.

Lasts three years. Cost is based on building size and BOMA membership; $750-1,500 for members and $950-1,900 for non-members.

Renewal terms and cost are the same as for initial certification.

Must have standard operating procedures manual and preventive maintenance program, benchmark with ENERGY STAR, and participate in EER or IREM data collection. Buildings are then rated in six categories.

Any type of commercial building that meets prerequisites.

Final certification typically awarded one week after final on-site verification.

Initial fee of $2,500 to formally enroll program if it meets criteria. Additional $2,500 due at final verification review.

Not needed. Awarded once.

Energy savings and carbon stream reductions; water use reductions; healthy indoor climates; minimal adverse impacts on land and site ecology; wise use of reused, recycled, and new low-toxic materials.

New and major renovations of office, school, retail, hospitality, and warehouses.

Lasts one year. Certification fees for the initial year are $4,000, $8,000, or $12,000 depending on facility size.

Lasts one year. Can be automatically renewed upon submission of a Statement of No Material Change. Fee ranges from $295 to $495 based on facility size.

Evaluation is based on energy and water efficiency, environmental impact, waste and greenhouse gas emission reduction, occupant health and comfort, renewable energy use, and innovative sustainable practices. No prerequisite credits. Points are tradable between sections.

Office buildings and suites, retail, healthcare, manufacturing and distribution, multifamily residential, and institutional buildings.

Typical wait for initial certification is 30-90 days while USGBC reviews application.

Response within 10 days, either to certify or note additional requirements for certification (documentation, tips on gaining points, etc).

BLD_0612_Green_Cert.indd 39

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BUILDINGS [6] 12

Water improvements alone saved about 700,000 gallons annually for Marquette Plaza’s manager, Base Management. Its in-house recycling program has diverted around 89 tons of waste from the landfill in the last year. This holistic approach is required for some certifications.

ware store or lumberyard and do this anymore because the economy doesn’t allow that kind of inventory, so sequencing becomes an issue. You need to know what you’re doing from beginning to end on every project.”

photo COURTESY OF SUSTOLOGY

9) Manage Costs

7) Pay Attention to Lifecycle Age and lifecycle considerations are just as important for the existing building as they are for products and remodeling plans. For instance, if your building has a black roof that’s still functioning well, you might find that the emissions you save with a tighter white roof are voided by the energy used to replace the old one, not to mention the resulting waste. “The building embodies energy in carbon, which is often not understood,” says Rob Curry, program manager for Earth Advantage, a certification program for commercial buildings up to 70,000 square feet. “Extending the building’s life is one of the most sustainable strategies.” Also look at the lifecycle of products and materials destined for your building. Look beyond the first cost of the material, advises Carrie Malatesta, senior interior designer for SHP Leading Design. “A big piece of lifecycle cost is maintenance,” Malatesta explains. “Are you going to select a floor that may require no finish or sealer or something that needs to be stripped and maintained once a year?”

8) Get Your Sequence Straight

The Omega Center for Sustainable Living uses a wide array of green technologies, including this solar installation, a barrier to keep a local endangered frog species off the construction site, and an artificial wetland that purifies water chemical-free.

BLD_0612_Green_Cert.indd 40

10) Strive for Continuous Improvement Your certification might last the life of your building, but the building’s performance won’t, especially if you don’t keep up with your new, more efficient practices. It’s easy to forget about annual reviews, Markling says, but without them the building’s performance suffers. “Things get overlooked when people get busy,” Markling explains. “If you haven’t updated your O&M manual in a few years, or you’re a new manager and you only have old information and phone numbers, stop and take a look at it.” Demand for sustainable structures will only grow, Rekow advises, so keep pushing your building toward greater efficiency. Certification or not, the improvements in performance and branding are worth it. “The downturn in the economy made people wonder if green would go away,” Rekow says. “But green didn’t go away. It’s still a concern and it will continue.” B Janelle Penny (janelle.penny@buildings.com) is associate editor of BUILDINGS.

photo COURTESY OF OMEGA INSTITUTE FOR HOLISTIC STUDIES

Sourcing is a major concern for many certifications, so do your homework on materials, suppliers, inventory, and lead time, Backus recommends. Weigh material attributes against their distance from your site. For example, will buying solar panels manufactured closest to you earn more points than the 20% more efficient panels made 500 miles away? “Know every single thing you can about the building, what it’s going to cost, what you need to gather, and how you’re going to put it together,” Backus explains. “You can’t go to your local hard-

What you can achieve will come down to your budget, in terms of both project costs and the extent to which incentives defray those costs. Central Oregon Community College has received over $100,000 in sustainable building rebates from Earth Advantage and the Energy Trust of Oregon as it works to certify four of its six new buildings with Earth Advantage, says Gene R. Zinkgraf, director of construction. Cost also fuels a major misconception about green certification, says USGBC media manager Ashley Katz – the perception that building certification comes at a high premium. “Upfront costs for hiring sustainability professionals average only 1-2% of the overall building budget, and they’re recouped quickly once the building is operational,” Katz explains. “There are a growing number of professionals that are skilled in building green cost-efficiently.”

5/17/12 1:36 PM

100

The ONLY number that matters when it comes to

SUSTAINABILITY. for more information visit www.biopreferred.gov 1-800-842-7839 www.forboflooringNA.com www.floorcostcomparison.com info.na@forbo.com

sheet and tile USDA Certified 100% biobased

creating better environments FREE INFO: Circle 128 on Reader Service card or Buildings.com/freeinfo

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78 Money-Saving

BUILDINGS [6] 12

Products

Save money on utility bills, time, maintenance, and employee efficiency

ooking to squeeze more money out of your budget? These economical products offer energy-slashing results, fast ROIs, low initial and lifecycle costs, and

minimal environmental impact. The BUILDINGS editorial staff is serving up budget-friendly solutions that benefit your bottom line in the following categories:

Energy Measures

reduce your utility bills

LED Lighting

upgrade with LED technology

HVAC Fixes

strengthen your systems

Lighting Solutions

turn down energy usage

Water Savings

lower water consumption

Roofing Applications

protect whatâ&#x20AC;&#x2122;s overhead

Envelope Improvement

increase thermal resistance

Labor Reducing

minimize time and labor

Occupant Wellbeing

improve employee productivity

Software & Services

manage results from your computer

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BUILDINGS [6] 12

ENERGY MEASURES v The fully recyclable polypropylene-random

(PP-R) used in Aquatherm piping systems offers a natural insulation value of R-1 and excellent flow qualities, which translates into energy savings. The fusion process provides material cost, labor, and maintenance savings and is 20-40% less expensive than copper. Aquatherm pipes are resistant to corrosion, leaching, and rust. They provide an alternative to metal and plastic piping systems in potable, hot and cold water distribution, water service, chilled water, condensing water, radiant heating, and industrial applications. Aquatherm Polypropylene Pipe by Aquatherm. www.aquatherm.com. Circle 201.

v This advanced meter-

ing system allows users to measure, store, report, and view an accurate, detailed, and real-time snapshot of a building’s energy use, providing a cost-effective solution for energy metering customers. This metering solution measures the energy consumption of a system within 1-5% of the actual power usage and is updated every 60 seconds, providing facility managers and building occupants with an up-to-date record of the system’s performance. It also satisfies common measurement and verification criteria required by building codes and green building incentives. Venergy Advanced Metering System by Cooper Controls. www.coopercontrol.com. Circle 202.

v The Power Xpert Gateway (PXG) delivers real-time,

web-enabled, secure monitoring of electrical distribution equipment. Power Xpert Gateways help facility managers collect and aggregate data from Eaton and third-party electrical equipment – enhancing workplace safety while providing critical information to validate energy usage, avoid peak demand charges, and improve overall system operation. The software also provides flexible and expandable solutions that can be used with small systems or scaled for enterprises. Power Xpert Gateway by Eaton Corporation. www.eaton.com. Circle 203.

E-Mon’s smart meters offer built-in communications, expanded communications functions, and advanced energy information (including 38 metering parameters). In addition to UL/C-UL listing, the meters were certified by an independent testing lab as meeting ANSI C12.20 national accuracy standards of ±0.2 percent from 1-100% of rated load. Models are available for 208-, 480-, and 600-volt applications with split-core current sensors from 100-3200 amps. Each meter class provides an MV-90-compatible configuration. E-Mon D-Mon Smart Meters by E-Mon. www.emon.com. Circle 204.

v The Integrated Power System by Kohler is a total

approach to standby power that includes EPA-compliant diesel generator sets from 10-3250kW, a full line of automatic transfer switches, customizable paralleling switchgear, and integrated controls. The devices work together to manage a multitude of standby power systems applications, along with wireless monitoring via web-enabled remote PC. Integrated controls throughout your system result in improved performance and significant savings for maintenance, troubleshooting, and repair. Integrated Power System by Kohler Power Systems. www.kohlerpower.com. Circle 205.

continued

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Money-Saving Products

BUILDINGS [6] 12

ENERGY MEASURES continued

v Leviton submeters determine

exactly when and where energy is being used. The submeters provide high-accuracy interval data snapshots of energy use and demand from a single device or a specific area to a complete building or complex. By isolating the causes of excessive load spikes, facility managers can find ways to either eliminate or shift them to off-peak hours when rates are lower. Users can monitor usage trends, record the impact of conservation efforts, and measure and verify the effectiveness of ongoing energy saving programs. Leviton Metering Solutions by Leviton. www.leviton.com. Circle 206.

v The Schindler 9300 Advanced Edition Escalator of-

fers standard and custom configuration packages. Units are ISO certified, comply with all local and international safety standards, and boast 20 safety features. Schindler’s optional ECOLINE energy-saving packages generate savings up to 20% with stop-and-go operation and the advantages of crawling speed and peak current reduction thanks to a built-in frequency converter. Design choices include color options for deckings, skirt panels, handrails, and newel end caps. 9300 Advanced Edition Escalator by Schindler Elevator Corporation. www.us.schindler.com. Circle 207.

v Measurement and Verification Panelboards (MVP)

monitor energy usage by plug load, circuit, zone, space, or complete lighting system, allowing facility managers to isolate energy use with improved precision. Until now, monitoring capabilities were only available at the panel level, preventing accurate branch circuit pinpointing of energy waste. MVP panelboards reveal details for lighting load, energy waste, or floor- and zone-specific electronics. Energy managers can use existing building management software or customized MVP software to analyze the data and locate new opportunities for greater energy efficiency and savings. Measurement and Verification Panelboards by Schneider Electric. www.schneider-electric.com/us. Circle 208.

v ThyssenKrupp’s

Geared to Gearless system upgrades existing geared elevators with gearless technology, providing increased energy efficiency and improved ride quality. In summary, modernization can result in a 56% reduction in elevator electricity consumption, an 86% energy improvement with use of LEDs over traditional lighting, a 39% improvement in power factor, and a 42% ride-quality improvement. It also includes a regenerative drive that captures waste energy and feeds it back into the building’s power grid. Geared to Gearless Modernization Package by ThyssenKrupp Elevator Americas. www.thyssenkruppelevator. com/Geared-to-Gearless-Systems.asp. Circle 209.

LED LIGHTING

v These architectural LED troffers combine long-lasting

performance and aesthetic value to offer an alternative to fluorescent troffers. They offer 90 CRI and up to 110 lumens per watt. A built-in thermal management system runs the LEDs cooler, which helps to maintain lifetime, efficacy, and color consistency. The troffer family includes multiple performance options and three models (1by 4-foot, 2- by 4-foot, and 2- by 2-foot) with step or 0-10V dimming. All are designed to last at least 50,000 hours. CR Series LED Troffers by Cree. www.cree.com. Circle 210.

v The 30W LED in this downlight consistently delivers 2,200 lumens and a CRI of 80-90, ensuring energy and cost savings without sacrificing performance. It offers a 50,000-hour life rating at 70% lumen maintenance and is UL/C-UL listed and Title 24 compliant. Features include: • 5-inch aperture • INC dimmable system • Modular trims and housings • Three interchangeable optics (25, 45, and 65 degrees) with the option of 12-degree or 85-degree optics. Eco-Downlight LED Collection by Creative Systems Lighting. www.csllighting.com. Circle 211.

continued

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CREE CR SERIES TROFFERS: Performance: 90 CRI at 90 LPW standard, 100 LPW and 110 LPW options. Versatile: Three form factors; 2000-5000 lumens and 3000, 3500 & 4000 CCT available. Dimmable: Two-wire step dimming to 50% standard, 0-10 V dimming to 5% optional. Long life: Models designed for lifetimes of at least 50,000 and 75,000 hours.

CR24: 2’X4’

CR22: 2’X2’

CR14: 1’X4’

WHEN YOU CHOOSE CREE CR SERIES LED TROFFERS

IT’S PAYBACK TIME.

Not just payback time—short payback time. Designed for affordability, the revolutionary CR Series architectural troffers deliver savings up front and immediate to two-year payback for your customers when compared to architectural fluorescents. Constructed for easy retrofit and installation, Cree CR Series Troffers are powered by Cree TrueWhite® Technology to deliver the highest performance, light quality and fixture-to-fixture consistency. The result is beautiful light with no compromise.

Become an LED revolutionary! Available now, visit CreeLEDLighting.com to find out more about these revolutionary products.

FREE INFO: Circle 129 on Reader Service card or Buildings.com/freeinfo

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BUILDINGS [6] 12

Money-Saving Products

LED LIGHTING continued

Switching to LED lighting becomes less invasive and expensive with this analog controller, which eliminates the need to rewire in-wall, two-wire power lines. The controller manages the LED lighting system with the existing wall switches. Lights connected to the controller utilize an industrial-grade switching power supply that provides stable, constant DC power. An optional wireless smart meter records, stores, and displays instant and historical electricity consumption data with a simple online interface, including power factor, watts, kilowatt-hours, time of consumption, and cost. LED Analog Lighting Controller by Energy Intelligence Corporation. www.ei-corp.com. Circle 212.

Finelite’s High-Performance Recessed LED (HPRLED) Collection features a light engine that runs cool enough to deliver 90% initial light output after 100,000 hours of operation. The luminaire family includes 2- by 4-foot, 2- by 2-foot, 1- by 4-foot, 1- by 2-foot, 1- by 1-foot, and wall wash fixtures, available in two door designs and three center optic choices. All luminaires include 0-10V dimming and an optical chamber finished with highreflectance matte white paint, allowing the family to offer 90 lumens per watt while consuming 35 watts. Every component is serviceable from below the ceiling. High Performance Recessed HPR-LED Collection by Finelite. www.fineliteled.com. Circle 213.

v Designed to replace 60-watt incandescents, the

ICRL4 and ICRL6 downlights provide up to 80% energy savings and a 50,000-hour life. Luminaires offer color temperatures of 2700K, 3000K, 3500K, and 4000K and a CRI of 90 or more. Both have apertures of 4 inches (650 lumens at 11 watts) and 6 inches (700 lumens at 12 watts or 1,000 lumens at 15 watts). ICRL4 comes with a deep reflector for cutoff and glare control. ICRL6 offers a shallow reflector for plenums with little vertical space. All are wet location listed. ICRL4 and ICRL6 LED Downlights by Intense Lighting. www.intenselighting.com. Circle 214.

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A hyperbolic reflector design in this downlight collection eliminates aperture brightness and reduces glare. The downlights offer a minimum 80 CRI and 800-2,700 delivered lumens at up to 70 lumens per watt. They last approximately 50,000 hours at 70% of initial luminance and alert maintenance personnel when it’s time to replace the light engine. Other features include: • Driver with 0-10V dimming that allows inputs of 120, 277, and 347V • 4-, 6-, and 8-inch housing sizes with multiple downlight or wall-wash patterns • Hyperbolic and parabolic trim options in six colors and three finishes. Indy Performance Series LED Downlights by Juno Lighting Group. www.junolightinggroup.com. Circle 215.

v These T8/bi-pin

LED tubes replace conventional T8 fluorescents. The 48-inch white tubes provide the light output of 24- to 32-watt fluorescent lamps while using fewer than 19 watts. The UV-resistant polycarbonate housing eliminates fragile glass and shields against negative environmental effects. Boasting up to 1,072 lumens at 3000K (warm white) or 1,342 lumens at 5000K (pure daylight white), the lights deliver up to 429 foot candela across a 114-degree beam pattern with a CRI of 80. LED T8 Tubes by LEDtronics. www.ledtronics.com. Circle 216. continued

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I solved for x with walnut shells.

That’s right, walnut shells. They’re one of the rapidly renewable materials used in our Ecolibrium™ Bio-Based Wall Base. And a prime example of our approach to sustainability. We strive to create products that are not only good for the environment, but also good for people and good for our customers’ bottom lines. Because creating products that benefit everybody is the best way to keep sustainability, well, sustainable. See more innovations and our sustainability story at johnsonite.com/sustain.

FREE INFO: Circle 130 on Reader Service card or Buildings.com/freeinfo

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Money-Saving Products

BUILDINGS [6] 12

LED LIGHTING continued

More than 75% energy savings over metal halide parking garage fixtures is possible with these LED luminaires, designed to project 30% more light in a 60- to 80-degree zonal region. The 40-watt model replaces a 175-watt metal halide fixture and delivers 2,640 lumens, and the 70-watt version replaces a 250-watt metal halide fixture and delivers 4,200 lumens. They won’t project UV or IR rays, are resistant to vandalism, and feature cast aluminum one-piece housings coated against rust and corrosion and sealed against grime. Optional occupancy sensors are also available. LED Parking Garage Luminaires by MaxLite. www.maxlite.com. Circle 217.

This 52-watt LED luminaire replaces metal halide systems up to 250W for building perimeters, delivering energy savings of up to 80%. The Dark Sky-certified light provides over 3,400 lumens with color stability and uniformity that exceed ENERGY STAR standards. This system is UL-listed for wet locations and can perform in -40 to 40 degrees C. Cutoff options include full cutoff, cutoff, and standard. The luminaire is supported by IESNA LM-79 and LM-80 testing documentation. WPLED52 Luminaire by RAB Lighting. www.rabweb.com. Circle 218. continued

THE

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1.800.909.9709

Coming June 2012, Air Cycle will announce a technology that will revolutionize pre-paid recycling programs! FREE INFO: Circle 131 on Reader Service card or Buildings.com/freeinfo

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Silentrification I'sī-l

nt-tr -f -'kā-sh n I Noun: The elimination or minimization of noise from electrified hardware When silence is not an option but a necessity, this is the RITE Door® for you. It’s perfect for hospitals, hotels, museums, libraries, theaters and anywhere you want an easy-to-install, integrated door system that makes a visual impact without making a sound. Each RITE Door features factory-installed hardware, so when it arrives at your site, just unpack and you're ready to start. And with the SE (Silent Electrification) option, you get the benefits of: retracts flush with door face when electrified •Bar current draw •Low Preload capabilities •Automatic door operator interface circuitry •

RiteDoor.com

FREE INFO: Circle 122 on Reader Service card or Buildings.com/freeinfo

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BUILDINGS [6] 12

Money-Saving Products

HVAC FIXES v The Energence Rooftop Unit with MSAV Supply Fan

v A PACSlim-12

portable air conditioner can provide necessary transitional cooling with no interruption in server room functionality to save time, improve productivity, and avoid costly downtime. The unit’s slim width accommodates rooms with narrow access doors or limited floor space. In the event of a chiller failure, one or more units can be combined to provide temporary cooling. In permanent server room applications, the PACSlim-12 can offer cost savings over conventional precision cooling or split system alternatives. Atlas PACSlim-12 Portable Air Conditioner by Atlas Sales & Rentals. www.atlassales.com. Circle 219.

is available in 7.5- to 25-ton options and reduces energy while meeting comfort requirements. It is factory installed and tested, eliminating costly installation time. With efficiency ratings up to 18 SEER, 12.8 EER, or 14.5 IEER and due to its part-load efficiency, the units save energy all year, not just during peak-demand times. The system also features a variable frequency drive, seven programmable speeds, and four modes of operation. It is compliant with ASHRAE 90.1-2010. Energence Rooftop Unit with MSAV Supply Fan by Lennox Industries. www.lennoxcommercial.com. Circle 222.

v Greenheck’s FSAF24-

BAL actuator is a threeposition, 24V actuator that allows combination fire smoke and smoke dampers to function as a balancing damper, eliminating the need for a separate balancing damper in the HVAC duct system. The FSAF24-BAL actuator uses 41% less energy to operate versus a standard modulating actuator. Greenheck’s FSAF24-BAL actuator is offered on Greenheck FSD series combination fire/smoke dampers and SMD series smoke dampers. FSAF24-BAL Actuator by Greenheck. www.greenheck.com. Circle 220.

v Measuring only 4.5 inches

deep, the Briza radiator provides unparalleled heating power to generate as much heat as traditional fan coils. Because the unit is so thin, Briza can significantly reduce slab-to-slab heights and ceiling plenum room, providing enough extra space to potentially add an additional floor to the building. Featuring Jaga’s sophisticated Low-H2O technology, Briza can be paired with renewable energy sources such as geothermal or solar systems. Briza by Jaga Climate Systems. www.jaga-usa.com. Circle 221.

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v The inSite for ModSync tool provides a private portal

for remote web-based access to a facility’s boiler room controls and delivers real-time system status using any traditional web browser. Via a user-friendly, full-color, iconbased interface, users can make adjustments, monitor maintenance schedules, receive email and text message alerts, and review system reports. The tool determines the most efficient boiler stage operating mode and can be configured to control up to 75 boiler stages from one sequencing system. inSite for ModSync by Synex Controls. www.synexcontrols.com. Circle 223.

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Money-Saving Products

BUILDINGS [6] 12

LIGHTING SOLUTIONS v

The Premium Bulb Eater can hold up to 1,350 4-foot fluorescent lamps in one 55-gallon drum, reducing storage space requirements for the same quantity of boxed lamps by 80%. It can crush 4-foot fluorescent lamps in 1 second. The tool can reduce lamp recycling costs by 50% or more, typically between 10 cents and $1 per lamp, and Air Cycle will pick up and recycle crushed lamps. The crushed material is 100% recyclable, and the process captures over 99.99% of mercury vapors. Premium Bulb Eater by Air Cycle Corporation. www.aircycle.com. Circle 224.

v The Maximizer Skylight integrates up to three technol-

ogies to achieve performance in translucent daylighting for any specific climate region. Its clear acrylic dome covers a panel of insulating 25-millimeter translucent multiwall polycarbonate glazing with high diffused light transmittance. Adding optional Lumiry aerogel in the glazingâ&#x20AC;&#x2122;s walls doubles the insulating value and adds additional diffusion. The third option is a transparent coating filter that reduces heat gain from infrared rays and eliminates UV rays while maintaining light transmittance. Standard sizes are 4- by 4-foot and 4- by 6-foot. Maximizer Skylight by Duo-Gard Industries. www.duo-gard.com. Circle 225.

v With the ENCELIUM Energy Management System

(EMS) from OSRAM, the energy load from lighting is now controllable through the click of a mouse. Commissioning and administration of the entire system can be performed via a front-end software interface. Once dimming controls are implemented, the system can perform six energy management strategies, including daylight harvesting, load shedding, and occupancy sensing. It can stand on its own as a lighting and energy management system or integrate with an existing BMS. ENCELIUM Energy Management System by OSRAM. www.encelium.com. Circle 226.

v The EYE Cera Arc lamp

features a high-efficacy coating that blocks 90% of UV radiation and eliminates lens yellowing and insect infestation. At 150W, the lamp delivers light levels equivalent to a 250W competitive model and has a rated life of 24,000 hours. It features bright white light at 3700K, a CRI up to 80, and universal mounting positions. Its mogul base makes it ideal for new construction and retrofits, and it can replace existing 250W and 175W systems in applications like parking lots, factories, and warehouses. Cera Arc Metal Halide Lamp by EYE Lighting International. www.eyelighting.com. Circle 227.

Relight kits can replace obsolete systems and offer energy-efficient recessed lighting components that quickly and easily install into existing fixtures while eliminating the need to enter the ceiling plane. The one-to-one fixture replacements come in LED or fluorescent options and wonâ&#x20AC;&#x2122;t cause disruption to businesses during a retrofit. They also eliminate the visually uncomfortable checkerboard or cave effect created by parabolic and lensed troffer systems, offering a more soothing light for increased productivity. By generating less heat, they also reduce air conditioning loads. Relight by Lithonia Lighting. www.lithonia.com. Circle 228.

continued

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69345 NYSERDA Vertical Print Ad - CRE insert Bleed: 8.125 x 11.1875, Trim: 7.875 x 10.875 Front

Build more capacity with energy-saving solutions. You aren’t the only one with escalating energy costs on your mind. They’re a growing concern for your tenants and investors, too. NYSERDA has the programs, incentives and technical guidance to help you increase your energy savings and distinguish your portfolio in today’s competitive marketplace. From energy studies and capital improvements, to new construction and more, we’ll help you find actionable ways to achieve measurable results that lower operating costs, increase asset value, and attract and retain happier occupants.

69345_NYSERDA_RealEstateInsert_CRE.indd 1

4/19/12 3:04 PM

69345 NYSERDA Vertical Print Ad - CRE insert Bleed: 8.125 x 11.1875, Trim: 7.875 x 10.875 Back

Accomplish your energy-efficiency goals. Turn to NYSERDA for energy-saving solutions that can help you increase tenant satisfaction, occupancy rates and asset value. Our energy-efficiency programs offer:

Technical guidance to simplify the process Our team of objective professionals can ensure you make informed, intelligent decisions for your building and portfolio energy-efficiency needs by helping you: • Select the right program and contractors for your organization • Complete your application • Analyze your lease structure • Coordinate between owners and tenants • Facilitate onsite account management • Estimate incentives to aid in capital planning

Incentives to offset the costs With millions in financial incentives available, we’re ready to help make your next energy-efficiency project a success. Energy Studies—NYSERDA will share up to 50 percent of the cost of a study that evaluates your facility’s energy use and helps you identify energy-efficiency projects. Energy Saving-Based Incentives—Planning energy-efficiency improvements to existing facilities or new construction/tenant fit-outs? NYSERDA can help cover up to 50 percent of the cost for your improvements. Equipment-Based Incentives—These incentives cover an average 15-25 percent of the cost of prequalified, energy-saving equipment for lighting, VFDs, chillers, motors and HVAC.

To request a FREE Solutions Kit, visit nyserdasolutions.org/realestate or call 866-NYSERDA.

EES-CI-creinsert-ad-1-v1

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Money-Saving Products

LIGHTING SOLUTIONS continued

v The Super Pulse Start Long Life (SPL) Lamps deliver

v The Stairwell Retrofit Solution consists of a PowrPak

stairwell fixture and Radio Powr Savr wireless occupancy sensors, which enable lights to stay on at pre-programmed minimum levels and automatically rise as the space becomes occupied. Wireless communication makes retrofits simple, allowing the sensor to be mounted in the location that provides maximum coverage area with no need to add or move wires. The lighting fixture is available in 2- to 4-foot sizes and can be ceiling- or wallmounted. The sensor can control up to 10 fixtures and offers four timeout options. Stairwell Retrofit Solution by Lutron Electronics. www.lutron.com. Circle 229.

up to twice the rated life of many traditional pulse start products. With 40,000 hours of rated life, the product line offers a cost-effective alternative to LEDs. Each lamp consists of two quartz metal halide arc tubes. Available in 60-575 watts, the lamps offer a CRI up to 70, color temperature up to 4000K, and output up to 105 lumens per watt. A solution for retrofits, it is ideal for parking garages, roadways, utility or municipal lighting, and site lighting. Super Pulse Start Long Life (SPL) Lamps by Venture Lighting International. www.venturelighting.com. Circle 232.

v The HOBO UX90

Series of data loggers tracks building occupancy and light usage to pinpoint areas that could benefit from energy-saving initiatives. The compact units are easy to mount to lighting fixtures, ceilings, and walls and can be set up and installed in less than a minute. Once the time-stamped data is collected, it is easily viewed in graph form using the accompanying HOBOware software. It also features a large LCD display that visually confirms operation. HOBO UX90 Series by Onset. www.onsetcomp.com. Circle 230.

v Clear Story incorporates aluminum sun shades that

intercept unwanted solar heat gain before it can impact the HVAC systemâ&#x20AC;&#x2122;s load and interior light shelves that extend the direction and reach of sunlight deep into occupied spaces. Their modular design and integral alignment make installation easy. The products are also manufactured with high recycled content. The aluminum can be finished in more than 30,000 colors, and durable finish options include liquid or powder coatings with ultra-low VOC content or VOC-free anodize. Clear Story by Wausau Window and Wall Systems. www.wausauwindow.com. Circle 233.

v The Cosmopolis system consists of a miniatur-

ized metal halide lamp, a surge-protected electronic ballast, and the Battery Park luminaire. Working together for upwards of 30,000 hours, the system experiences significantly less degradation than magnetically ballasted systems. It also reduces energy and maintenance compared to traditional HID lamps. The ballast offers improved power regulation to the lamp and reduce the abuse lamps experience with thousands of on/ off cycles. The lamps also feature dimming options and are available in 60, 90, and 140 watts. Battery Park Post-Top with Cosmopolis by Sentry Electric. www.sentrylighting.com. Circle 231. continued

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It takes seconds for a hacker to access your organization’s proprietary information.

Are you prepared to face what’s next? Every day, new threats arise from unexpected sources—cyber attacks on cloud data, violence in the workplace, even a pandemic that threatens lives and commerce. If you are responsible for protecting your organization’s human, logical, or physical assets, you can’t afford to miss ASIS 2012. It is here that you’ll discover what’s changed, what works, and most importantly, what’s next. The conversation will focus on real-world results: how to face down challenges, maintain strategic growth, and profit in any economy, in any threat environment. Through focused education, meaningful connections, and innovative product and service solutions, you’ll find fresh insights and actionable ideas you can use immediately. Plan now to join more than 20,000 top professionals at the world’s most influential gathering focused on driving security’s future. Visit www.asis2012.org today.

ASIS 2012 FEATURES: • 700+ top manufacturers and service providers • Unparalleled networking opportunities • Comprehensive, high-caliber education program (200+ sessions) • Free exhibits-only admission when you register in advance! • Colocated event: (ISC)2 Security Congress

ASIS INTERNATIONAL 58TH ANNUAL SEMINAR AND EXHIBITS September 10–13, 2012 | Philadelphia, PA www.asis2012.org

FREE INFO: Circle 132 on Reader Service card or Buildings.com/freeinfo

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BUILDINGS [6] 12

Money-Saving Products

WATER SAVINGS v The Flow Showerhead has

a nominal flow rate of 1.5 gpm at 80 psi and features a precision engineered nozzle that pressurizes water to produce a uniform and soft yet powerful spray. The model maximizes comfort while saving up to

10 gallons more water than the standard 2.5 gpm showerhead for a 10-minute shower. Easy to install in both retrofit and new construction projects, the WaterSense-approved Flow Showerhead incorporates an easy-slide spray adjustment ranging from wide coverage to a concentrated rinse flow. Flow Showerhead by Caroma. www.caromausa.com. Circle 234.

v The 3500 Series Metering

Core drilling & trenching?

Cut it out!

Faucets include a self-closing mechanism that delivers a precise amount of water then shuts off automatically. The series also features 0.5 gpm output and easily adjustable cartridges for additional water savings. Flexible stainless steel hoses are pre-installed and connect to standard water supplies, and an internal temperature control features above-deck access for easy installation. Fitting almost any application, the model installs in single-hole sinks with an optional cover plate available to fit 4-inch and 8-inch centers. 3500 Series Metering Faucets by Chicago Faucets. www.chicago faucets.com. Circle 235.

v The Encore K12-0100 Hands Free

I-Series

Core drilling and trenching are extremely messy and expensive, not to mention destructive. Connectrac provides a solution thatâ&#x20AC;&#x2122;s easily installed without the mess or expense, while maintaining the integrity of the structure. These floor-mounted ultra-low-profile cabling access systems provide a wireway for power, voice and data cables.

Connectivity with flexibility Toll Free 877 - 480 - 5637

www.connectrac.com

FREE INFO: Circle 133 on Reader Service card or Buildings.com/freeinfo

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Faucet Adapter converts an existing faucet into a hands-free faucet in less than five minutes and features simple screw-on installation and a low battery indicator. The adjustable sensor range is 2-10 inches based on the sink type and ambient illumination. Its 2.2 gpm aerator has a working pressure of 10-125 psi. Able to reduce water consumption by up to 70% from standard faucets, the tool also prevents cross-contamination and saves energy required to heat water. K12-0100 Hands Free Faucet Adapter by Encore Plumbing. www.encoreplumbing.com. Circle 236. continued

5/17/12 1:42 PM

FREE SHIPPING! Just go

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FACILITIES MANAGER’S 2012 COSTBOOK 2012 COSTBOOK from BNi Building News

Now you can quickly and easily estimate the cost of renovations, repairs and new construction for all types of commercial buildings. This costbook is the first place to turn, whether you’re preparing a preliminary estimate, evaluating a contractor’s bid, or submitting a formal budget proposal. It puts at your fingertips accurate and up-to-date material and labor costs for thousands of cost items, based on the latest national averages and standard labor productivity rates. What’s more, this amazing cost guide includes detailed regional cost modifiers for adjusting your estimate to your local conditions.

794 pages • $99.95 • ISBN 978-1-55701-620-1

SWEETS FACILITIES COST GUIDE 2012

Here is the cost data and the calculation tools you need to compute all costs for building repairs and upkeep -- including overhead and profit. You’ll find easy-to-understand prices for demolition, sitework, concrete and masonry, metals, woods and plastics, thermal and moisture protection, doors and windows, finishes, specialties, equipment, furnishings, special construction, conveying systems, mechanical systems, electrical systems -- all the prices you need, along with geographic cost modifiers to adjust these costs to your area. McGraw Hill Sweets is a name you can depend on for every cost estimate you’ll need during 2012.

720 pages • $99.95 • ISBN 978-1-55701-734-5

MAINTENANCE MANAGER’S STANDARD MANUAL

This 654-page volume that puts at your fingertips a complete set of ready-to-use tools for boosting productivity and slashing costs in any maintenance operation! Step-by-step, you’ll see how to wring performance and cost savings out of EVERY area under your control: planning, scheduling, dispatching, documenting, analyzing and improving. Also includes information on life cycle management for technology, and energy efficiency auditing. The techniques in this manual are based on the best practices from a broad cross-section of industrial, commercial and government operations.

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Money-Saving Products

BUILDINGS [6] 12

WATER SAVINGS continued

The Bancroft Showerhead uses 2.0 gpm, reducing water consumption by as much as 20% compared to conventional 2.5 gpm models. The WaterSense-certified single-function showerhead features a spray face that optimizes water pattern and droplet size with air induction technology that maximizes the air-water mix. The spray face resists mineral buildup, which reduces spray coverage and volume. Its clear nozzle coordinates easily with all available finishes. Bancroft Katalyst Showerhead by Kohler. www.kohler.com. Circle 237.

v The M-Power Dual Flush Valves ensure

the right amount of water is used for every flush. They rely on individuals’ timing to determine flush strength; if the user is in range for up to 60 seconds, a reduced 1.0 gallon flush is employed, whereas a full 1.6 gallon flush is activated after 60 seconds. They can be powered via AA batteries or low-powered AC adapters. Featuring solid brass, chrome-plated construction, and advanced electronics to limit false sensing and over-flushing, the valves are ideal for new construction and retrofits. M-Power Dual Flush Valves by Moen Commercial. www.moencommercial.com. Circle 238.

v The BASYS platform of sensor-acti-

BlazeMaster . The Most Speciﬁed Non-Metallic Fire Sprinkler Solution In The Industry. ®

You can’t afford second best where safety is concerned. Nothing beats a BlazeMaster fire sprinkler system for reliability, ease of installation, cost effectiveness or overall safety performance. Plus, BlazeMaster systems come with a national network of fire protection specialists to provide on-the-job assistance, as well as installation and sales training. And those are just a few of the reasons BlazeMaster fire sprinkler systems are #1. To learn more, call 855.735.1431 or visit blazemaster.com.

855.735.1431

blazemaster.com

FREE INFO: Circle 135 on Reader Service card or Buildings.com/freeinfo

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vated faucets provides easy serviceability and upgradability because the faucets share parts across the line. All serviceable components are above-deck, and interchangeability of components simplifies orders, upgrades, repairs, and maintenance. LEDs indicate the health and status of key components to identify issues such as battery life and solenoid condition. Offered in four deckmounted options and one wall-mounted, the faucets feature three spray modules, two sensing technologies, four crowns, and four power choices. BASYS Faucet Platform by Sloan. www.sloanvalve.com. Circle 239.

v The EC-1322 Above-Deck Elec-

tronic Sensor Faucets save water by only turning on when a user’s hands are under the spout and running at a predetermined low-flow rate. Its hydrogenerator also saves energy by harnessing the flow of water to generate enough electricity to power the faucet’s use. The model is also above-deck, making maintenance easier. It comes standard with AC and DC power options and features a vandal-resistant aerator that flows at 2.2 gpm with lower options available for additional savings. EC-3122 Above-Deck Electronic Sensor Faucet by T&S Brass and Bronzeworks. www.tsbrass.com. Circle 240. continued

5/17/12 1:16 PM

The ADA Compliance Deadline is Here New construction, alterations and tenant improvements are required to comply with the 2010 ADA Standards. Don’t be taken by surprise. Act now to ensure you’re ADA compliant.

BOMA INTERNATIONAL

The ADA Standards have Changed… Is Your Building Compliant?

BOMA’s new Guide to the 2010 ADA Standards specifically addresses the next generation of accessibility rules and regulations. A follow-up to BOMA’s groundbreaking ADA Compliance Checklist, the 2011 Guidebook helps property professionals understand and implement the revised Americans with Disabilities Act (ADA) design standards implementing Title III of the ADA, adopted by the U.S. Department of Justice in 2010. The Guide to the 2010 ADA Standards includes updated requirements for accessible routes and a variety of building elements, including employee work spaces, restrooms, reach ranches, sales and service counters, stairways, telephones, special rooms and spaces, recreation facilities and much more.

Order Online Today at http://Shop.BOMA.org

ADA–042012

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Money-Saving Products

ROOFING APPLICATIONS

v SAT (Self-Adhering Technology) TPO combines the

BACK COAT FABRIC LAYER

ADHESIVE COAT FACE COAT

Unique 4-layer technology offers superior puncture, UV and chemical protection Over 5 times tougher than even Modified Bitumen 30+ years of proven performance

easy installation of peel-and-stick membranes with SureWeld TPO, a conventional TPO membrane that’s efficient and durable. The self-adhesive combination strongly resists unwanted bunching due to expansion, and its solvent-free installation is environmentally friendly and odorless. The white version is ENERGY STAR qualified, CRRC rated, and Title 24 compliant, with a high performance weathering package incorporated into every sheet. Labor costs can be reduced up to 80% compared to traditional TPO installations that are fully adhered. SAT TPO Membrane by Carlisle SynTec. www.carlisle-syntec.com. Circle 241.

v CertainTeed’s CoolStar low-slope roofing products

incorporate a granulated, uncoated finish that maintains a high solar reflectivity and can reduce roof temperatures by up to 20%. It’s compatible with a wide range of roof systems, including built-up, SBS, APP, and self-adhering modified bitumen. Its layers of reinforcements, heavy asphalt coating, and ceramic granules make it flexible and durable, resisting the negative effects of expansion and contraction. The enhanced version of CoolStar handles like a standard roofing product and has no special installation requirements. CoolStar Roofing by CertainTeed Corporation. www.certainteed.com. Circle 242.

v Extend the service life of aged single-

ply, metal, smooth or mineral BUR, and modified bitumen roofs by applying WhiteKnight/White-Stallion Plus, an alphatic urethane coating that provides 32-64 wet mils (26-53 dry mils) of waterproofing protection. The ENERGY STAR-qualified coating boasts a reflectance rating of 0.87, an emittance rating of 0.89, and a Solar Reflectance Index rating of 110. Reformulation has increased its tensile strength to 2400 psi; it also has a tear strength of 700 lbf/in. It can be used as a base coat or topcoat applicable by brush, roller, or spray. White-Knight/White-Stallion Plus by The Garland Company. www.garlandco.com.Circle 243.

v Go Grailey’s Roof Leak Diverters

(800)-537-2639 ext. 5953

www.FiberTite.com

SEE FOR YOURSELF Test how Fibertite performs against Mod Bit, TPO & PVC.

www.FiberTite.com/ToughTest

control the flow of small to medium size roof leaks to prevent additional property, equipment, and inventory loss after a storm. Six reinforced PVC diverters from 2- by 2-foot to 7- by 7-foot are packaged in a 5-gallon Hurricane Bucket with rope kits, nonkinking 15-foot hoses, quick connects, and a wet floor sign. A 3-inch strainer reduces clogging from falling debris, and the translucent PVC allows quick inspection to ensure proper water flow. The drain bowl is heat-welded to prevent leaks. All diverters can connect to a 0.75-inch garden hose. Go Grailey Roof Leak Diverters by Grailey Materials. www.graileyleakdiverters.com. Circle 244.

FREE INFO: Circle 136 on Reader Service card or Buildings.com/freeinfo

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Money-Saving Products

BUILDINGS [6] 12

ENVELOPE IMPROVEMENT v ABET LAMINATI’s MEG (Material Exterior Grade) phenolic panels resist inclement weather, fire,

graffiti, and abuse while serving as a durable rainscreen. Their one-piece construction uses layers of kraft paper impregnated with thermosetting phenolic resins and bonded under heat and high pressure, creating a material that won’t delaminate. MEG panels are available in approximately 40 colors and patterns that include solids, wood grains, metals, and concrete, along with an option to incorporate custom photos or patterns. Use silver panels at the building’s entry to provide sunlight reflectivity without the blinding effects of metal panel finishes. MEG Exterior Panels by ABET LAMINATI. www.abetlaminati.com. Circle 245.

This exterior shading and daylighting system utilizes metal architectural mesh to shade a building’s exterior without blocking the view from inside. The long spans of mesh minimize the protrusions needed for installation, which enables the shades to easily integrate with the building’s exterior. No additional design or engineering is required, eliminating additional expense. The metal fabric promotes airflow and building security while creating visual appeal, heat reduction, and energy savings. Solucent System by Cambridge Architectural. www.cambridgearchitectural.com. Circle 246.

Two lines of defense against moisture intrusion characterize the Outsulation Plus MD System, an energy-efficient cladding system available in aesthetic finishes that include brick, granite, metal panels, and stucco. Backstop NT, an air and moisture barrier, is combined with AquaFlash liquid flashing and Dryvit Grid Tape to seal openings and protect the substrate. Strategically placed adhesive channels provide drainage for incidental moisture and work with either of the system’s two termination options to simplify installation. Outsulation Plus MD System by Dryvit Systems. www.dryvit.com. Circle 247. continued

Quality Fall Protection wall anchors

Corporate Office • 71 Elm Street,

roof anchors horizontal life lines

Suite 3 • Foxboro, MA 02035 Tel. 800-371-8221 • Fax 508-543-9199 Email: info@american-anchor.com www.american-anchor.com

Work safe. Stay anchored.

Regional Offices located in:

Creating a safe workplace for suspended work on the outside of your building is critical. It is also imperative that the suspended personnel meet OSHA regulations and ANSI guidelines for fall-protection.

Albany • 845-249-7841 Houston • 713-956-7521

Salt Lake City • 617-839-0962

American Anchor knows the importance of roof anchor systems so well, they helped write the regulations. We are members of the ANSI I-14 and the ASME A-120 committees, which help protect workers from fall related injuries. When you have OSHA/ANSI standard and requirement questions, come to us, American Anchor!

Las Vegas • 602-421-5836

•

3/4" stainless steel u-bar anchors offer highest quality protection

•

FREE engineered design overview and layout of required system

•

May be installed during new construction or retrofit to an existing structure

•

Custom-made anchors for ANY roof

Newark • 800-370-0087 Washington, D.C. • 703-971-3373

Chicago • 312-498-6613 Phoenix • 602-421-5836

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FREE INFO: Circle 137 on Reader Service card or Buildings.com/freeinfo

2/18/11 12:44 PM

5/17/12 1:18 PM

FOUNDAT ON for Building Success

This year, commercial real estate’s premier event is pulling out all the stops—bringing together the cutting-edge resources, critical expertise and game-changing approaches to keep you competitive and profitable in today’s market environment. If your success depends on achieving maximum performance in all your properties, don’t miss this important opportunity to learn from the best and strengthen your professional foundation.

Join the conversation today.

AIM147_BOMA12_AD_2page_spread_F.indd 1-2 Untitled-1 2

5/9/12 8:30 AM

Education Choose from nearly 50 sessions in five targeted tracks designed to help you increase your knowledge, build your skills and earn continuing professional development credits. Track 1

Maximizing Asset and Portfolio Performance In today’s recovering market, a finely tuned asset strategy is imperative—not just with physical assets but with human ones too.

Track 2

Creating and Sustaining High Performance Buildings Sponsored by If you’re looking for direction, these sessions offer a veritable GPS to achieving high performance buildings through integrated technology, management and leasing strategies.

Track 3

High Performance Leadership Learn how to lead to enhance your most significant assets: Yourself and Your Team.

Track 4

Operation: Innovation Discover practical, pragmatic strategies for creating operations plans that address evolving tenant workplace needs, operations performance goals, and that harness new technologies to capitalize on emerging opportunities.

Inspiration Robert Gates on Leadership and Global Policy Sponsored by 2012’s featured speaker is former Defense Secretary Robert Gates; attend this important session to learn his candid views on global politics and U.S. intelligence & defense strategies, and glean valuable insights on leadership, strategic decision-making, consensus building and navigating through the challenges of the 21st century.

Real Estate 2020—The Shape of Things to Come Join leaders in the real estate, architecture and technology fields as they explore how the changes in the economy, emerging technology, sustainability and quality-of-life factors will impact the shape of our office environments in the years to come. Moderated by award-winning editor John Salustri, Editor, GlobeSt.com, Content Director-Real Estate, ALM.

Innovation Meet with experts and colleagues, and acquire the cutting-edge knowledge essential to achieving high-performance outcomes.

Track 5

Engineering Better Bottom Lines Learn the latest best practices for enhancing energy performance, improving tenant satisfaction, and operating your assets more effectively—to create value for your owner.

Your Invitation. Join Commercial Real Estate’s High-Achieving Pros in Seattle. Visit www.EveryBuildingConference.org now to select the registration package best suited for your needs.

Explore 450+ exhibits and do business with the manufacturers and suppliers who have the products, equipment, resources and answers you need. Network with friends and colleagues at the 2012 Opening Night Party at the Seattle Museum of Flight. Sponsored by

See the best of the best at The Outstanding Building of The Year (TOBY) Awards Banquet, the most prestigious and comprehensive awards in commercial real estate. Sponsored by

BOOK WITH CONFIDENCE. If you’re not 100% satisfied with your Conference investment, we’ll refund your registration fee. That’s the BOMA Guarantee.

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Money-Saving Products

BUILDINGS [6] 12

ENVELOPE IMPROVEMENT continued

The DOW-KNIGHT CI-System incorporates the THERMAX Wall System to create a singlesource rain screen, thermal barrier, and air barrier solution. Its three-in-one construction is code compliant and simplifies the wall assembly. Builders can attach cladding over insulation up to 3 inches thick without needing a thermal bridge in the assembly, thus providing uninterrupted continuous insulation. It meets ASHRAE 90.1 requirements and eliminates Z-furring, which can create the potential for thermal bridging. DOW-KNIGHT CI-System by Dow Building Solutions and Knight Wall Systems. www.dowknightsolutions.com. Circle 248.

The DuPont Tyvek Fluid Applied System provides a one-coat air and water barrier. Wall systems are protected from water accumulation, preventing mold, mildew, wood rot, and corrosion. The low-VOC fluid is ideal for concrete, CMU, gypsum sheathing, and high-rises and can be sprayed on or power-rolled. Its low shrinkage and high elongation and elastic recovery allow it to move with the building. Vapor permeability is 25 perms. DuPont Tyvek Fluid Applied Air and Water Weather Barrier System by DuPont. www.dupont.com. Circle 249.

Take your concrete from

Flash & FOIL combines reflective foil and spray foam insulation to lower energy costs, address radiant heat flow, and provide a vapor retarder. In a 2- by 4-inch cavity, R-values range from R-11 to R-20 based on foam thickness and type. A thin layer of spray foam provides an air seal and foil is then applied to the face of the studs, where it expands and forms reflective air spaces in the cavity. A perforated version is available if vapor retarders are not desired. Flash & FOIL by Fi-Foil. www.flashandfoil.com. Circle 250.

v Nansulate Energy Protect, a clear

liquid insulation with a matte finish engineered through nanoscience, can reduce heat conduction, act as a thermal insulation barrier, and resist mold, moisture, and UV damage to windows, walls, ceilings, and other surfaces. A typical three-coat coverage reduces thermal transmission in cement and plaster walls by 34.8% in testing. The coating can be painted onto a wide variety of surface types, including brick, concrete, pre-painted walls and ceilings, stucco, wood, and metal. It also reduces the effects of thermal bridging through wall studs. Nansulate Energy Protect by Industrial Nanotech. www.nansulate.com. Circle 251.

GRAY togreat!

Create infinite colors and effects in high-performance, low-maintenance sustainable concrete floors and hardscapes. It’s fast easy and easy with Consolideck GemTone Stains and Consolideck ColorHard for polished or unpolished concrete, indoors or out. Permanent, environmentally friendly waterreduced colors use no harmful acids or solvents.

v Eco-ficient Insulated Metal Pan-

els are available in a variety of wall and roof panel profiles, thicknesses, widths, applied finishes, and colors. The lightweight panels provide easy installation, reduced labor costs, earlier business starts, and quicker paybacks. They require minimal maintenance that yields potential cost savings over the lifetime of the building. They also provide ancillary cost reductions related to increased energy efficiency and HVAC equipment capacity reductions. They can be used with concrete tilt-up, stucco, brick, block, single-skin metal panels, glazing, and EIFS. Eco-ficient Insulated Metal Panels by MBCI. www.ecoficientseries.com. Circle 252.

Flooring products that make concrete floors harder, denser, shinier, more colorful and less costly to install and maintain.

newly installed • existing NSF REGISTERED Consolideck® LS® Consolideck® LS/CS® ® ® Consolideck LSGuard

800-255-4255 • www.consolideck.com • www.prosoco.com

FREE INFO: Circle 140 on Reader Service card or Buildings.com/freeinfo Buildings JUNE CDK.indd 1

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5/4/12 4:12 PM

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Money-Saving Products

BUILDINGS [6] 12

LABOR REDUCING v The B-824 (Liquid) and B-828

(Foam) SureFlo Automatic Top-Fill Universal Soap Dispensers reduce soap costs by dispensing commonly available bulk jug soap in all formulas and viscosities. This is an 80% savings compared to proprietary soap cartridges that only fit the manufacturer’s dispensers. The top-fill design provides labor savings by eliminating timeintensive cartridge changeover. The touch-free dispensers minimize cross-contamination and adjustable portion control from 0.4-3 milliliters significantly reduces overuse. The chrome finish adds durability for heavy-traffic washrooms. B-824 (Liquid) and B-828 (Foam) SureFlo Automatic, Top-Fill Universal Soap Dispensers by Bobrick Washroom Equipment. www.bobrick.com. Circle 253.

v Electric Heating Snow-Melting Mats

liquefy snow on contact to provide a safer work environment. The mats provide an environmentally friendly alternative to calcium chloride, which can damage concrete and vegetation. Designed for walkways and stairs and made of natural rubber, the portable mats lie on top of existing outdoor surfaces and may be left outside for the entire winter season. At 40 watts per square foot, they melt snow at a rate of 2 inches per hour in temperatures as low as 0 degrees F. Electric Heating Snow-Melting Mats by HeatTrak. www.heattrak.com. Circle 254.

v Azterra is a vinyl enhanced

tile (VET) that is a durable and low-maintenance flooring solution. FloorScore certified, Azterra contains a minimum of 6% post-consumer and up to 23% pre-consumer recycled content. It combines the look of granite particles with marble in 14 color choices focusing on cool and neutral tones. The product’s terrazzo visual helps to hide subfloor irregularities as well as foot traffic. When used with SpraySmart adhesives, any space can be occupied immediately after installation. Azterra by Johnsonite. www.johnsonite.com. Circle 255.

v Loose Lay features a backing system

that eliminates the need for glue or clicklocking and allows the weight of the flooring system to secure the floor in place on the substrate. Engineered to lie flat, there is no need for rolling during or after installation. If a plank is damaged, a new section can be easily dropped into place to reduce repair costs. Available in six colors, the flooring is also 100% recyclable to eliminate waste from repairs or replacements. Loose Lay by Karndean Designflooring. www.karndean.com. Circle 256.

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v BioSpec MD is a homogeneous resilient sheet

flooring ideal for passages that experience high traffic or heavy loads. The flooring comes with QuantumGuard HP, an aluminum oxide wearlayer that’s resistant to cuts, gouges, and stains. The wearlayer is cured by an ultraviolet process to provide appearance retention, durability, slip resistance, and reduced need for maintenance, including harsh cleaning agents, strippers, polishes, and the labor required to use them. BioSpec MD by Mannington Commercial. www.manningtoncommerical.com. Circle 257.

v Bird droppings can damage architec-

ture, harbor pathogens, and create an unsightly mess. K-Net HT (high tensile) Bird Netting prevents birds from accessing exterior spots without harming them, eliminating the time and money spent continually cleaning up droppings. The 0.75-inch square mesh is made of 12-ply high density polyethylene (HDPE) and has a 75-pound knotted breaking strength. It is also resistant to abrasion, UV, flame, and rot. K-Net HT Bird Netting by Nixalite of America. www.nixalite.com. Circle 258. continued SLV4945F4BLDGS0612 5/3/12 1:35 PM Page 1

INTRODUCING

BASYS

™

Any Application. Any Environment.™ Basys™ offers a truly innovative platform of modular electronic sensor faucets for a broad range of commercial applications. Backed by a century of experience and grounded in proven Sloan technologies, the platform delivers revolutionary efficiencies in service and maintenance. With five body types, multiple power harvesting options, and advanced programmability and user controls, Basys provides the ultimate experience for users and plumbers alike. Crowns:

Power Options: Battery

Solar

Hard-wired

Turbine

Build a Basys online: sloanvalve.com/basys

FREE INFO: Circle 141 on Reader Service card or Buildings.com/freeinfo

5/17/12 1:19 PM

BUILDINGS [6] 12

Money-Saving Products

LABOR REDUCING continued

v The ADA-compliant Nvi Electronic

Tissue Dispenser is a hands-free toilet paper dispenser. The fully-enclosed unit reduces the risk of cross-contamination with no exposed rolls. It automatically dispenses the right amount of tissue, which can reduce waste by 50% and decrease labor costs with fewer change-outs. The sleek design leaves the same amount of stall room as regular dispensers while addressing the needs of people who have difficulty reaching and pulling out toilet paper. Nvi Electronic Tissue Dispenser by Oasis Brands. www.nvinow.com. Circle 259.

v The Rubbermaid HYGEN Clean

Water System features a water filter integrated into the mop bucket that improves productivity and reduces chemical and water waste. The twin roller design, which includes adjustable settings, requires 50% less force to wring compared to a traditional side press wringer. Built-in agitators remove at least 25% more dirt from mops and the floor drain quickly empties rinse water. With nine microfiber mop options, the system can cover up to 10,000 square feet with one bucket of water. Rubbermaid HYGEN Clean Water System by Rubbermaid Commercial Products. www.rubbermaid commercial.com. Circle 260.

v The SMARTdri’s 10-second dry

time is up to three times faster than competitive units and 60-88% more energy efficient. Switching to SMARTdri hand dryers can reduce monthly operation, supply, and labor costs. The dryer offers three customizable features: • Multi-speed motor controls for adjustable volume in low or high-traffic environments • On/off heating options to control power consumption and user comfort • Antimicrobial technology to reduce bacteria spread. The unit offers added durability with a cast aluminum base, long motor life, and an eight multi-port nozzle. SMARTdri by World Dryer Corporation. www.worlddryer.com. Circle 261.

OCCUPANT WELLBEING v Benjamin

Moore Ultra Spec 500 is an interior coating that incorporates a zeroVOC waterborne colorant system. The low odor means continuous occupancy and return to service with little disruption to business continuity. The paint offers spatter resistance and strong touch-up qualities and provides a decorative, scrubbable finish. Ultra Spec 500 is recommended for interior wall and ceiling surfaces or on primed or previously painted drywall, plaster, wood, metal, and wallpapered surfaces. It is available in flat, eggshell, low sheen, semi-gloss, and gloss finishes. Ultra Spec 500 by Benjamin Moore. www.benjaminmoore.com. Circle 262.

FREE INFO: Circle 138 on Reader Service card or Buildings.com/freeinfo

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5/17/12 1:20 PM

Money-Saving Products

OCCUPANT WELLBEING v The WorkFit-D Sit-Stand Desk improves energy and

productivity by giving users the ability to sit or stand, bringing healthy movement into otherwise inactive work modes. The health benefits associated with standing more daily include caloric burn, toned muscles, improved posture, increased metabolism, and fewer medical visits. It provides instantaneous, tool-free, non-motorized 20-inch height adjustment accompanied by an integrated brake to secure the desk in place. The Sit-Stand desk features open architecture that accommodates multiple displays and computer accessories on the 23- by 48-inch worksurface. WorkFit-D Sit-Stand Desk by Ergotron. www.ergotron.com. Circle 263.

v The Commander3 Series (GE3) is a strobe or horn/strobe combination

offering dependable audible and visual alarms. The GE3 Series offers field selectable candela options of 15, 30, 60, 75, and 110 candela. The horns provide a synchable chime and whoop tone, a selection of high or low decibels, and a 2400 Hz (remote signaling) or a low-frequency broad band 1500-3000 Hz mechanical sounding evacuation tone. The GEC3 comes with a temporal lower frequency mode and a rugged cast metal mounting plate. Commander3 Series by Gentex. www.gentex.com/fire-protection. Circle 264.

v The Sguig task chair is based on research that finds that men and women sit and work differently due to inherent differences in pelvic rotation. Sguig’s design allows for a more active sitting style, which helps to increase alertness and concentration while decreasing muscle discomfort. The back design supports and nourishes lumbar, kidney, and upper thoracic areas of the spine. Flexible areas behind the shoulders allow for unimpeded movement with T1-L5 Free Shoulders technology, releasing users from the unhealthy hunchedshoulder position that is a common result of prolonged computer use. Sguig by Keilhauer. www.keilhauer.com. Circle 265.

Eliminate 60+ years’ worth of door repairs. Save budget dollars. Save hassle. Save time. SELECT geared continuous hinges outperform butt or pivot hinges with a durability proven by more than 25,000,000 cycles in independent testing — equal to 60+ years of high-traffic use. That’s why we back them with the industry’s only Continuous Warranty™ — The warranty that never ends for the hinge that never quits.SM Use the Traffic Calculator on our website to check your savings.

v Priority is a modular, easy-to-assemble

furniture solution that easily transitions between private offices, open plans, Csuites, and reception stations. Priority offers a complete office collection featuring a wide range of desks, credenzas, tables, vertical and overhead storage, worksurface styles, and integrated technology options. The Priority laminate line is constructed from high-pressure laminate for worksurface tops and thermally-fused laminate for drawers and chassis. Priority benching also integrates power and data management to enable connectivity and is offered in a variety of laminate and solid color options for maximum design flexibility. Priority by Kimball Office. www.kimballoffice.com. Circle 266.

continued

800-423-1174 For more information visit

www.select-hinges.com/bm continued FREE INFO: Circle 139 on Reader Service card or Buildings.com/freeinfo

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ADINDEx

Contact Website

Page No.

Adams Rite Mfg Co......................................................................... www.adamsrite.com............................49 AGF Manufacturing......................................................................www.testandrain.com............................70 Air Cycle Corp............................................................................ www.lamprecycler.com............................48 American Anchor................................................................ www.american-anchor.com............................59 Antron Carpet Fiber................................................................................www.antron.net............................35 ASIS International............................................................................. www.asisi2012.org............................53 Asphalt Kingdom...................................................................www.asphaltkingdom.com............................70 Atlas Sales & Rentals Inc - Torrance...............................................www.atlassales.com............................74 Benjamin Moore & Co.......................................................... www.benjaminmoore.com............................69 Bobrick Washroom Equipment Inc..........................................www.bobrick-koala.com............................15 BOMA International....................................................................... http://shop.boma.org............................57 Cal Pipe Security Bollards..................................................... www.calpipebollards.com............................69 Carlisle SynTec Systems........................................................... www.carlislesyntec.com............................23 Charter Communications/Business - Regional...................................www.charter.com......................... 27A Chicago Faucets......................................................................www.chicagofaucets.com............................29 Connectrac..................................................................................... www.connectrac.com............................54 Covanta Energy Corporation..............................................www.covanta4recovery.com..................... 20, 69 Cree Inc ................................................................................................... www.cree.com............................45 Croton Products...................................................................................www.dripnet.com............................70 Cushman......................................................................... www.cushman.com/streetlegal............................12 DBCI Commercial Doors...................................................................www.dbci.com/bdg............................69 Dorlen Products..............................................................................www.wateralert.com..................... 66, 69 The Every Building Conference & Expo.................www.everybuildingconference.org................60-61, 71 Excel Dryer Inc............................................................................... www.exceldryer.com............................18 Forbo Flooring Systems North America...............................www.forboflooringna.com............................41 Georgia Pacific Professional.................................................www.gppro.com/enmotion............................11 Grailey Material LLC.......................................................www.graileyleakdiverters.com............................70 J&J Invision...................................................................................... www.jj-invision.com..............................9 Johnsonite.......................................................................... www.johnsonite.com/sustain............................47 Kenwood USA Corp - Communications Sector...............http://nexedge.kenwood.com............................72 Kimberly Clark Professional....................................................www.kcprofessional.com............................14 The Lubrizol Company - BlazeMaster........................................www.blazemaster.com............................56 MBCI.................................................................................... www.mbci.com/expandbdg............................10 Mitsubishi Electric Cooling & Heating....................www.mitsubishipro.com/redefined.................... 2-3, 69 NYSERDA - Regional...........................................www.nyserdasolutions.org/realestate......................... 51A Oasis Brands Inc..................................................................................www.nvinow.com............................22 PROSOCO Inc..................................................................................... www.prosoco.com............................62 Quietside Corporation....................................................... www.samsungsystemac.com...................Cover 3 RAB Lighting................................................................................... www.rabproled.com............................21 RC Musson Rubber Co........................................................... www.mussonrubber.com............................64 REGUS.................................................................................................... www.regus.com............................31 SaniGLAZE....................................................................................... www.saniglaze.com............................75 Sargent.......................................................................................... www.sargentlock.com............................69 Schneider Electric ...............................................................................www.sereply.com............................19 Seaman Corp.......................................................................................www.fibertite.com............................58 SELECT Products Ltd.......................................................... www.select-hinges.com/bm..................... 65, 69 Shortridge Instruments Inc........................................................... www.shortridge.com............................73 Siemens Industry Inc...................................................................www.sbt.siemens.com...................Cover 4 Sloan Valve Company.................................................................... www.sloanvalve.com..................... 16, 63 Spot Coolers................................................................................ www.spot-coolers.com..............................4 Steril-Aire Inc...................................................................................www.steril-aire.com............................25 Trane Rental Services.....................................................www.trane.com/rentalservices............................69 Trina Solar......................................................................................www.solarisnow.com............................33 United Soybean Board................................................................ www.soynewsuses.org............................17 Wausau Paper...............................................................................www.wpbaywest.com..............................7 Zurn Industries LLC................................................................................. www.zurn.com............................13

SALES Wisconsin Tony Dellamaria, VP/ Group Publisher tony.dellamaria@stamats businessmedia.com 319/861-5047 262/749-0150 West/Plains Doug Knapp doug.knapp@buildings.com 641/682-1721 FAX: 702/926-9558 Midwest & Southeast Lynne Pfister lynne.pfister@buildings.com 319/861-5186 Fax: 319/861-5186 East Tony Fasano tony.fasano@buildings.com 319/861-5048 FAX: 201/391-4837 Inside Sales Paul Hagen paul.hagen@buildings.com 866/965-4205 Fax: 319/364-4278 BuildingsXchangeSM Andy Wuebben, Executive Director awuebben@verticalxchange.com 952/224-7640 FAX: 952/736-9362

CORPORATE OFFICE PO Box 1888 319/364-6167

The NEW "VR" Series of Water Alert leak detectors are designed for use in public and employee restrooms!

Designed for use in Restrooms!

(any areas prone to vandalism or requiring frequent wash downs.) - VANDAL RESISTANT - CORROSION RESISTANT - WASH DOWN MODE - 2 MODELS AVAILABLE - 5 YEAR WARRANTY - MADE IN THE USA! - PATENT PENDING

For subscriptions, http://subscribe.buildings.com Chief Content Director Chris Olson chris.olson@buildings.com

Art Director Elisa Geneser elisa.geneser@buildings.com

Associate Editor Janelle Penny janelle.penny@buildings.com

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Production Coordinator Megan Kommes megan.kommes@stamats.com

A Publication of Stamats Business Media Guy Wendler President / CEO guy.wendler@stamats.com

Respond in seconds...not hours!!

VR-4 Water Alert

Cedar Rapids, IA 52406-1888 FAX: 319/364-4278

WWW.WATERALERT.COM Systems installed in over 21,000 sites across the U.S.

Tony Dellamaria VP / Group Publisher tony.dellamaria@stamats businessmedia.com

Peter Stamats EVP / COO peter.stamats@stamats.com

GET MORE ONLINE Connect with us at Buildings.com for exclusive online content.

DORLEN Products Inc.

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uildings [1] 10

ProductDigest

BUILDINGS [6] 12

The SARGENT 11 Line goes above and beyond other Grade 1 bored locks with its unique T-Zone construction. Far exceeding industry standards, this lock provides unequalled strength and durability for the most demanding applications such as schools and hospitals. The design also simplifies facility maintenance by using one lock body for all functions and offers easy cylinder change outs. Flexible, durable, reliable – this lock can take whatever you give it. www.sargentlock.com Circle 301.

Ultra Spec 500 Interior from Benjamin Moore delivers a new level of zero VOC performance to help busy facilities stay busy. Formulated with our innovative cross-linking technology, Ultra Spec 500 provides best-inclass durability and scrubability. Best of all, Ultra Spec 500 is available at a price that fits tight budgets. • Zero VOC even after tinting • MPI approved • Maximum durability & scrubability • Low odor • Seamless touchups • Same day return to service Benjaminmoore.com Circle 302.

With the industry’s broadest range of protective and security bollards, Calpipe Security Bollards meets the aesthetic and functional requirements for a wide range of security, architectural and protective installations. For high security applications, where perimeter defense is crucial, we manufacture K4/K12 and PAS68 rated bollards, in removable, retractable and embedded styles. For optimal building protection and pedestrian safety we also offer 4 different lighting options, including LED. Calpipe Security Bollards 12021 Woodruff Ave. Downey, CA 90241 Toll Free: 877-283-8518 Phone: 562-803-0246 Fax: 562-803-9885 www.calpipebollards.com Circle 303.

Go zero landfill today. A commitment to go zero landfill will allow your business to drastically reduce the environmental footprint of its operations. With direct access to North America’s largest network of Energyfrom-Waste facilities, Covanta 4Recovery is uniquely positioned to empower businesses and institutions to meet their zero landfill goals by offering fully integrated collection, recycling and Energyfrom-Waste disposal services. Begin your zero landfill commitment today by calling 1.800.950.8749. Circle 304.

DBCI - The best RollUp Door choice for your facility Since 1990, DBCI has been a leading manufacturer of the highest quality commercial-grade steel curtain roll-up doors in the industry. DBCI commercial doors are wind load tested, easy to install and require minimal maintenance. We have a variety of models and colors available from which to choose. We know value is just as important as quality, so we design our doors to be economical, yet strong, efficient and durable. www.dbci.com/bdg Circle 305.

Avoid downtime, disruption, and damage due to undetected water leakage. Water Alert® detection systems are installed in over 19,000 commercial/industrial sites. A small amount of water seeping under Water Alert activates its electronic sensor, providing an audible alarm; relays output to user panels; or signals an association Dorlen monitor. For information: www.wateralert. com Water Alert by Dorlen Products Inc. Circle 306.

Need to restore air conditioning in an emergency? Or have a need for temporary cooling? Count on Trane Rental Services to help you meet your temporary demand. By using state-of-the-art air-cooled chillers from Trane, we are able to offer a varied fleet with the largest capacity in the industry. Trust Trane air-cooled chillers when you are concerned about speed, ease of installation and reliability. Trane Rental Services is available 24/7 for your temporary rental needs. Contact us at 1-800-755-5115 or tranerentalservices@trane.com. Circle 309.

SELECT geared continuous hinges are made from up to 100% recycled aluminum content. Their 50-year product life cycle, and their recycled content, make them a “green solution” for high-traffic entrances because they save the resources needed to produce many years’ worth of replacement hinges. More than 25,000,000 cycles in independent testing — 10 times beyond BHMA Grade 1 cycle count — prove their longevity. And they’re backed by our never-ending Continuous Warranty™. Geared continuous hinges by SELECT Hinges/SELECT Products Limited. 800-423-1174 www.select-hinges.com Circle 308.

Mitsubishi Electric Cooling & Heating’s VRF Zoning Technology: Redefining HVAC. Mitsubishi Electric is taking HVAC to a whole new level with Variable Refrigerant Flow (VRF) Zoning Technology. VRF zoning offers many benefits that will help improve the overall operational efficiency of your building. They are also easier to design, faster to install and provide you with more useable or leasable space. And all at a price that fits within your budget. By redefining HVAC, Mitsubishi Electric has redefined what you can achieve in your buildings. www. mitsubishipro.com/ redefined Circle 307.

Mitsubishi Electric Cooling & Heating is America’s #1 selling brand of VRF Zoning Technology. Since introducing the first and only two-pipe, simultaneous cooling and heating system, we have redefined HVAC within residential and commercial applications. Also, with the support of the largest infrastructure of VRF distributors and contractors in the US, you can expect installation and maintenance support for the life of your HVAC system. Let Mitsubishi Electric help you redefine what you can achieve in your buildings. www. mitsubishipro.com/ redefined Circle 310.

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BUILDINGS [6] 12

MarketPlace

prevent Dripping Water

from dripping in your Hospital, Hotel, School, Office, Mall. DRIP-NET true ceiling tarps offer superior appearance and performance in Commercial and Institutional buildings. Just hook tarp to ceiling grid. Clear drain tubing drains water into any nearby pail or other container. No tie straps or garden hose needed.

Asphalt Maintenance

BUILDINGS

Connects you with the latest in sustainability issues, commercial buildings news and trends t hat help you make smarter decisions.

Equipment & Supply Specialists

buildings@asphaltkingdom.com

www.asphaltkingdom.com 1-866-399-5562

More info at www.dripnet.com

We have what you need for • Crack Filling • Pothole Repairs • Sealcoating • Line Striping

FREE INFO: Circle 162 on Reader Service card or Buildings.com/freeinfo

FREE INFO: Circle 161 on Reader Service card or Buildings.com/freeinfo

Croton Products Ph. 732-560-9223

www.buildings.com

Middlesex, NJ Fax 732-469-7956

SPRINKLER SYSTEMS COSTING YOU THOUSANDS IN MAINTENANCE?

www.buildings.com

PROTECTION FOR YOUR PROPERTY . EQUIPMENT . FURNITURE

BUILDINGS To place your ad in MarketPlace, call

Paul Hagen

866-965-4205

Go Grailey Roof Leak Diverters deliver dependable, emergency protection from any size leak. PATENT PENDING

COLLECTanDRaIn ANTI-TRIP DRUM DRIP

COLLECTanDRaIn™ features an Anti-Trip plate and integral water detector that alerts maintenance personnel when your drum drip requires draining. Don’t pay for unnecessary repairs caused by forgotten water freezing in your dry and pre-action sprinkler systems, install COLLECTanDRaIn™.

www.testandrain.com FREE INFO: Circle 160 on Reader Service card or Buildings.com/freeinfo

BLD_2012_MarketPlace_06.indd 2

Protect your property, equipment or inventory! Keep an Emergency Kit on hand in case of any

8/25/10 1:47 PM

sudden problems. When a leak has already damaged property it’s already too late. Call for more details or visit us on the web.

800.617.5936

2435 Highway 34, Suite 132 • Manasquan, NJ 08736

GraileyLeakDiverters.com FREE INFO: Circle 163 on Reader Service card or Buildings.com/freeinfo

5/17/12 10:52 AM

Creating Success Through

COLLABORAT ON What innovative products and technology solutions will help you improve your building’s performance this year? Source your answers at the 2012 Every Building Conference & Expo, where you’ll have the opportunity to connect and collaborate with the best resources and expertise available to CRE professisonals. Take three high-yield days in Seattle to find new vendors, do business with leading suppliers, and learn smart new ways to add efficiencies, save money and increase NOI.

REGISTER TODAY. For complete information about the 2012 Conference, “Achieving High Performance Through Innovation,” and TO REGISTER, visit: www.EveryBuildingConference.org.

AIM118_BOMA12_EXPO_AD_F.indd 1 Untitled-1 2

3/27/12 3:40 AM PM 5/9/12 8:31

Money-Saving Products

BUILDINGS [6] 12

OCCUPANT WELLBEING continued

v The domed top and cylindrical base of the Model R-7902 and R-8902 Remov-

able Bollards complements and integrates with a variety of landscape and building architecture styles. Available in steel or stainless steel, the 29-pound posts provide perimeter security, pathway guarding, landscape featuring, and asset protection. They can also keep people away from restricted areas, such as monuments or water features. Install as a fixed or removable bollard to prevent pedestrian injury, property damage, and insurance claims. Model R-7902 and R-8902 Removable Bollards by Reliance Foundry. www.bollards.ca. Circle 267.

v Professional Dry Erase Paint cre-

BuildingsAd_Layout 1 8/31/11 5:06 PM Page 1

Why do leading building operators trust Kenwood?

“Georgia Aquarium is a unique facility. We are the world’s largest aquarium, hosting approximately 2.4 million annual visitors. The building houses nearly 600,000 square feet and 10 million gallons of water, and is made up of hundreds of thousands of yards of concrete and steel, with walls up to four feet thick in places. Basically, because Kenwood can get fantastic two-way radio communications in this very challenging facility, they can get it in any building.”

v By automating secu-

H. Alan Davis - Director of Safety and Security Georgia Aquarium, Inc

Whether your facility is 600,000 square feet, like the Georgia Aquarium, or 6,000 square feet, Kenwood has a secure, rugged and affordable two-way radio solution for your unique voice and data communications needs.

ates a high-performing writable and erasable surface on walls in conference rooms, offices, classrooms, dorm rooms, and lobbies. The waterbased urethane coating can also convert existing chalkboards or dry erase boards to new dry erase surfaces, making it a cost-efficient alternative to replacement. The high-gloss finish provides strong adhesion, long-lasting chemical resistance, and low VOCs. The paint is available in traditional white and a clear formula. The easy-to-roll formula is ideal for creating a dry erase surface on a unique shape or horizontal surface. Professional Dry Erase Paint by Rust-Oleum. www.rustoleum.com. Circle 268.

1-800-950-5005 ADS#41811

rity, Fastlane ClearStyle optical turnstiles can greatly reduce costs associated with contract guard officers. Distributed intelligence ensures decision-making processes for safety and security can be made at the turnstile. Ultra-fast communication between the components enables efficient user throughput and safeguards against potential malfunctions. Fastlane turnstiles improve security, offer a short ROI, reduce insurance rates, and can help attract or retain tenants. Fastlane ClearStyle 200 by Smarter Security Systems. www.smarter security.com. Circle 269.

FREE INFO: Circle 142on Reader Service card or Buildings.com/freeinfo

BLD_0612_MoneySaving_Products.indd 72

5/17/12 1:20 PM

Money-Saving Products

BUILDINGS [6] 12

v The media:scape mini and mobile options help

transform classrooms, libraries, study rooms, and lounge areas into highly interactive learning spaces. The Steelcase media:scape family of products augments how teams collaborate, allowing participants to access and share their digital information quickly and seamlessly. The mini unit allows up to four people to interact with a single monitor and is easily moveable. The mobile unit enables workers to bring media:scape to a diverse range of impromptu and on-the-go settings. media:scape mini and mobile by Steelcase. www.steelcase.com. Circle 270.

SOFTWARE AND SERVICES v Traditional comparison tools and trending reports only use one static

method of analyzing energy and do not take into consideration variables that are unique to multifamily buildings. Using as many as 30 variables per property, AUMScore allows property owners to compare a propertyâ&#x20AC;&#x2122;s energy efficiency to other properties in a portfolio or in a given region. AUMScore benchmarks energy in real time and uses a 12-month rolling

total of energy and water usage to assure the most current data is utilized and smoothed out seasonally. AUMScore by American Utility Management (AUM). www.aum-inc.com. Circle 271.

v Using in-house or contracted maintenance staff,

Benjamin Enterprises can train janitorial crews on green cleaning and efficiency techniques, reducing labor costs by up to 35%. The BEGreenReady cleaning process uses green cleaning products that are Green Seal certified, sold in concentrated form, and can be used for multiple cleaning tasks. Reusable cloths, mop heads, and dusters are used to eliminate the cost of paper and disposable products. Customers will benefit from improved air quality and employees will reduce their exposure to toxic chemicals. BEGreenReady by Benjamin Enterprises. www.benjaminenterprises.com. Circle 272. continued

BLD_0612_MoneySaving_Products.indd 73

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5/17/12 1:21 PM

BUILDINGS [6] 12

Money-Saving Products

SOFTWARE AND SERVICES continued

v BuildingIQ enables owners to reduce energy con-

sumption and costs while balancing tenant comfort, accounting for utility tariffs and demand response events, and avoiding building upgrades. At the core of the BuildingIQ system is a sophisticated thermal model that automatically learns your building’s energy performance and then adapts to changes in internal or external conditions. The system proactively and continuously optimizes energy use and achieves substantial reductions in HVAC energy usage in conjunction with a building management system (BMS). BuildingIQ goes beyond providing reports or recommendations to actually managing existing systems, delivering verified savings from 10-20% of total building energy. BuildingIQ by BuildingIQ. www.buildingiq.com. Circle 273.

v Cbeyond’s Cloud Servers provide a unified solution

for building managers to align tenants’ IT operations while eliminating the time and expenses of multi-system, on-site maintenance. By taking servers off-site, building managers can significantly reduce energy consumption, associated bills, and set-up time for new tenants. By leveraging a common operating system, cloud servers make data transition easy and prevent building managers from having to learn new skills to oversee the servers. Cbeyond offers its customers remote migration services to ensure a seamless and secure transition to the cloud. Cloud Servers by Cbeyond. www.cbeyond.net. Circle 274.

v Critical Power Exchange (CPE) incorporates tactics

for effective reuse of backup power and cooling systems in the mission critical data center markets. By using Data Center Decommissioning & Demolition services, your company can produce a significant positive budget and simultaneously reduce technology’s impact on the environment. CPE can recover thousands of dollars’ worth of data center equipment and assets by placing value to each item removed or decommissioned. CPE specializes in air-handling equipment, uninterruptible power supplies (UPS), power distribution units (PDU), standby backup diesel generators, and raised access flooring. Data Center Decommissioning & Demolition by Critical Power Exchange. www.criticalpower.com. Circle 275.

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5/17/12 1:21 PM

Money-Saving Products

BUILDINGS [6] 12

v The Internet Control Management System (ICMS) enables owners to

monitor, adjust, and troubleshoot boiler operation remotely from the internet, improving efficiencies while reducing labor costs. It can be used separately or in conjunction with an existing EMS, generating savings by directly impacting oil, gas, and water consumption. Users can monitor boiler operation, control multiple buildings simultaneously, adjust set points, troubleshoot problems, receive alarm notification, collect data from unlimited wireless space sensors, and read extensive history reports. Internet Control Management System (ICMS) by Heat-Timer Corporation. www.heat-timer.com. Circle 276.

v The Bigfoot computer-

ized maintenance management software (CMMS) is a web-based solution that successfully manages maintenance for billions of dollars of equipment. Bigfoot helps facilities managers take control of equipment maintenance and repairs before failures occur. Capabilities include work order processing, predictive maintenance, asset lifecycle analysis, parts replacement inventory, and history tracking. Bigfoot’s built-in reporting also calculates repair frequency and cost of work completed by outside vendors to decide whether to replace assets and renegotiate contracts. Bigfoot CMMS by Smartware Group. www.bigfootcmms.com. Circle 277.

See us at BOMA’s Trade Show WA State Con�ention Center • Booth 643 Seattle, WA June 24-26

Don’t replace tile and grout... SaniGLAZE it! v While many boiler control systems use only the

outdoor temperature to control the boiler, the Building Energy Management System (BEMS) integrates both outdoor and indoor temperatures to run the boiler or cooling system more efficiently. Fuel usage is reduced by 15-30% with payback, typically taking less than two years. The comprehensive system provides precise monitoring and proactive control of building energy usage and is comprised of four tools: USE Manager Online, USE Mobile, USE Controller, and the Verifier Digital Fuel Gauge. Building Energy Management System (BEMS) by US Energy Group. www.use-group.com. Circle 278. B

SaniGLAZE Tile & Grout Restoration: Immediate Results, Long-Term Value.

Schedule your FREE ON-SITE Demo today!

www.saniglaze.com 800-266-8060

FREE INFO: Circle 148 on Reader Service card or Buildings.com/freeinfo

BLD_0612_MoneySaving_Products.indd 75

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FMcosttrends

BUILDINGS [6] 12

www.buildings.com

Comparative Building Costs Reuse Projects Project #1 â&#x20AC;&#x201C; Warehouse to Credit Union

Project #2 â&#x20AC;&#x201C; Bank to Office

The reuse project comprised a retrofit and addition to transform a warehouse into a credit union. The wood-framed floors of the existing structure bear on a masonry exterior, demising walls, and steel beams on columns. An existing garage door opening was used as the entrance to the new interior drivethru. The remainder of the ground floor contains an information desk, teller stations, open offices, and small conference areas. The second floor houses open and private offices. The modern banking facility required extensive updating of electrical and mechanical systems. A zoned mechanical system maintains the proper operating temperature in the computer room. A two-story atrium and a banking lobby have frosted skylights that reduce the need for artificial lighting.

What began as an adaptive reuse of a turn-of-the-century, Romanesque-style bank building became a complex project involving rehabilitation, preservation, and an addition. The grand banking floor was recreated by leaving a double-height lobby space and inserting a mezzanine floor separated from the adjoining walls. A curved curtainwall with blue-tinted glass gives a contemporary look. Curved precast concrete panels above contain an engraved sign. A recessed gypsum-board ceiling with cove lighting creates the illusion of skylights and a greater ceiling height. Interior finishes include a granite floor in the main lobby and a monumental stairway of glass and steel.

Division

Sq. Ft. Cost Adjusted Cost*

Procurement & Requirements

2.18

5.04

138,160

General Requirements

14.38

33.19

910,484

Concrete

7.33

16.93

464,286

Masonry

6.32

14.6

400,409

Metals

11.83

27.31

749,129

1.98

4.57

125,375

Division

Sq. Ft. Cost Adjusted Cost*

Bidding Requirements

0.61

1.49

37,958

General Requirements

10.96

26.7

680,092

Concrete

3.17

7.71

196,448

Wood, Plastics & Composites

Masonry

7.72

18.8

478,894

Thermal & Moisture

3.43

7.93

217,441

Metals

15.29

37.25

948,840

Openings

11.36

26.22

719,157

Wood & Plastics

2.37

5.78

147,132

Finishes

13.75

31.75

870,998

Thermal & Moisture

5.76

14.03

357,426

Specialties

3.6

8.32

228,223

Doors & Windows

5.16

12.58

320,522

Equipment

0.52

1.2

32,927

Finishes

3.63

8.85

225,291

Furnishings

0.46

1.05

28,920

Specialties

0.27

0.66

16,898

Conveying Systems

4.95

11.43

313,589

Equipment

3.08

7.50

191,004

Fire Suppression

0.81

1.88

51,568

Furnishings

13.41

32.67

832,177

Plumbing

5.90

13.62

373,519

Special Construction

4.15

10.12

257,733

HVAC

2.92

6.73

184,669

Conveying Systems

0.94

2.30

58,476

Electrical

5.52

12.73

349,267

Mechanical

11.13

27.11

690,589

2.75

6.35

174,216

Electrical

12.35

30.10

766,566

Electronic Safety & Security

TOTAL

100%

$243.65

$6,206,046

TOTAL

100%

$230.85

$6,332,337

SOURCE: DESIGN COST DATA, BNI

*Actual building costs have been adjusted to reflect materials prices as of January 2012.

For more facilities cost data, visit the BUILDINGS bookstore at www.bnibuildings.com. Additional building case studies are available at DCD.com BLD_2012_Facilities_Cost_Trends_06.indd 76

5/16/12 1:54 PM

FREE INFO: Circle 103 on Reader Service card or Buildings.com/freeinfo

BLD_0312_Quietside_Ad.indd 1

5/9/12 8:32 AM

Sygnal mass notification keeps every student within reach. In the stacks or on the quad, ensure your students receive emergency communications no matter where they are. www.usa.siemens.com/sygnal

Communicating effectively and quickly in an emergency is one of the most critical responsibilities that colleges and universities face. And with students, faculty and staff spread over miles — and many unreachable through web-based alerting to personal devices — the challenge is much greater. To reach them all you need a plan, and the expertise and service necessary to execute it.

With Sygnal™ mass notification you can leverage new and existing communication systems to reach people inside, outside and at their side. Sygnal mass notification provides a single point of control by which you can launch several communications simultaneously. The result is maximum contactibility when it matters most. With Sygnal mass notification you really can reach them all.

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5/17/12 10:25 AM