Arizona Facilities January/February 2012

6 Entertainment Facilities

Casino Rolls Dice on Construction

14 Doors

Impact Energy Usage/Cost

18 Sustainability

Building a Sustainability Policy

JAN/FEB 2012

FEATURES

6 10

Entertainment Facilities Casino Rolls Dice on Construction

Healthcare Facilities A Banner of Hope

18

Doors

Sliding glass door closers impact energy usage and cost

Sustainability

Building a Policy

14

DEPARTMENTS

5 15 16 20 22 24 26 28

Editor’s Letter Sustainability a common thread

Janitorial Janitorial vendors should be trained to use new technologies

Flooring Consider maintenance requirements before replacing carpet

Power Metering Submeters identify ways to save money, reduce energy

Pest Control Non-chemical solutions for pest control

Security ABCs of safety and security

Plumbing Building owners need to be smarter than water

Utilities A partnership for power

On the cover: Banner MD Anderson Cancer Center opens in Gilbert. Photo courtesy of Mark Skalny.

ARIZONA FACILITIES JAN/FEB 2012 I 3

4 I ARIZONA FACILITIES JAN/FEB 2012

EDITOR’S LETTER When compiling content for Facilities Magazines, I often get pitches from our contributors for articles on sustainability, greening a building or environmentally-friendly practices. Sometimes I wonder if the topic of green has become too much of a focus in our publications – and in the commercial real estate industry in general. The thought crossed my mind while I was attending educational sessions at the International Facility Management Association’s World Workplace, held in October in Phoenix, Ariz. The topic of sustainability was a common thread throughout all of the classes – even in sessions where green would seemingly be unrelated to the subject matter.

In one class, Crossing the Sustainability Chasm: Strategies and Tactics to Achieve Sustainability Goals, John Clark, director of corporate marketing for TRIRIGA, pointed out that commercial real estate facilities release the greatest percentage of greenhouse gases. Their impact on the environment is substantial.

Thus, building owners have the greatest opportunity to reduce carbon emissions and make the greatest impact on improving our environment.

CONTACT Publisher Travis Barrington travis@jengomedia.com

The opening speaker at World Workplace, Bjorn Lomborg, author of ‘Cool It: The Skeptical Environmentalist’s Guide to Global Warming’, addressed a new form of thinking when it comes to tackling sustainability issues – such as global warming. In his speech, Lomborg suggested the key to solving environmental issues is not necessarily through energy-efficient measures, especially considering the costs of such measures. Issues that have been tied to global warming need to be analyzed more critically and researchers need to determine and attack the root of the problem, Lomborg said. In the meantime, building owners and facilities managers need to do the research on sustainability and implement energy-efficient measures in their facilities that are both affordable and effective, he said.

Executive Editor

“I believe today’s facility professionals need to focus on environmental solutions that make cold financial sense, while emphasizing policies that will do the most green good for the money spent,” Lomborg said.

Art Director

The benefits of green practices are infinite. Building owners are saving money and energy. They are improving the conditions of their buildings and the environment. In addition, buildings that are energy efficient are more likely to find long-term, happy tenants. So for the time being and for as long as energyefficiency is important in the industry, we will continue to publish articles on sustainability. Enjoy!

Kelly Lux kelly@jengomedia.com

Advertising Brian Andersen brian@jengomedia.com

Associate Editor Kristen Hutchings kristen@jengomedia.com

Doug Conboy

Contributing Writers Tom Carlson Steve Clark Mike Derryberry Aaron Eubank Sim Gurewitz

Kathleen Mascarenas Sarah McAuley Kelly Pinebird Wendy Rubicam Jami Vallelonga

Arizona Facilities PO Box 970281 Orem, Utah 84097 Office: 801.796.5503 Fax: 801.407.1602 JengoMedia.com

Executive Editor Arizona Facilities Arizona Facilities is a proud partner of:

Greater Phoenix

Greater Tucson

The publisher is not responsible for the accuracy of the articles in Arizona Facilities. The information contained within has been obtained from sources believed to be reliable. Neither the publisher nor any other party assumes liability for loss or damage as a result of reliance on this material. Appropriate professional advice should be sought before making decisions.

Copyright 2012 Arizona Facilities Magazine.

Arizona Facilities is a Trademark owned by Jengo Media.

ARIZONA FACILITIES JAN/FEB 2012 I 5

Tucson Casino Rolls the Dice on Construction in a Down Economy Casino Del Sol Spa and Conference Center Completes Expansion

By Kelly Lux Executive Editor

6 I ARIZONA FACILITIES JAN/FEB 2012

T

hree years ago Sol Casinos – an enterprise of the Pascua Yaqui Tribe – made a decision that saved them nearly $30 million. The company postponed the construction of a 161,000 square-foot resort and entertainment destination. Economic conditions were unstable, so despite the demand from residents and consumers for a new hotel and convention center in Tucson, Sol Casinos decided to hunker down and weather the storm. The decision paid off in more ways than one.

In 2008, Sol Casinos was ready to start building the Casino Del Sol Resort, Spa and Conference Center, but when the economy started to collapse, the owners made an executive decision and stalled construction.

They instead spent another year reevaluating the design of the building and making changes that would add value and efficiency to the project, said Wendell Long, CEO of Sol Casinos.

“We had the luxury of spending another year just thinking about every piece of the building. We knew we were going to do it, it was just a matter of when,” said Long. When the project finally went out to bid for the second time, the bids came in $30 million less than in 2008. “All of the contractors were hungry for work. The price of steel and concrete had shot down. We had even increased the scope of the work.” continued on page 8

ARIZONA FACILITIES JAN/FEB 2012 I 7

PROJECT TEAM

continued from page 7

Owners: Pascua Yaqui Tribe Architect: Leo A Daly Owner’s Representative: Innovation Project Development Builders: McCarthy Building Companies

The resort, conference center and spa, which opened its doors on Nov. 11, 2011, includes 215 rooms with more than 65,000 square feet of indoor and outdoor meeting and convention space – all in addition to the main Casino Resort Hotel which was built in 2001.

The interior of the new resort features upgraded finishes and fine details, inspired by the Arizona landscape.

Public spaces reflect a rustic Mediterranean feel, with patterned terrazzo flooring, ornamental iron work and aged woods. Oversized furniture pieces in natural tones create a dramatic, old-world effect. In the guest rooms, neutral tones are offset by single accent colors, Tuscan red for the main guest rooms and Azure blue for the luxury suites.

Restaurants and a

PROJECT BY THE NUMBERS 1 Pool with Private Cabanas, Fire Pits, Play Area and Gazebos 2 Starbucks 10 Bars and Restaurants 215 Rooms and Suites 1,100 Covered Parking Spots in a Four-Story Garage 5,000-Seat Open-Air Concert Venue 18,000 Square-Foot Dividable Ballroom 65,000 Square Feet of Indoor and Outdoor Flexible Space for Weddings, Receptions and Events

8 I ARIZONA FACILITIES JAN/FEB 2012

covered parking garage were also part of the expansion. All of this is managed by the approximate 1,200 employees who run the entire resort. Employees are responsible for ensuring the grounds, which service up to 15,000 people a day, are clean and welcoming.

“We don’t want the patrons to worry about the buildings. We want them to have a great entertainment experience, and that can be very challenging,” Long said. “Our people – more than 80 percent of whom are members of the Pascua Yaqui Tribe – do a great job at keeping the building clean and looking brand new. We expect the buildings to be spotless – perfect.”

Employees of the new addition were trained for several months prior to the opening of the resort, said Sylvia Lopez, director of hotel operations with Casino Del Sol Resort, Spa and Conference Center. Employees were trained on accommodating guests, making reservations, cleaning rooms and

dealing with emergencies. Mock rooms were set up before the resort opened so cleaning staff could train for housekeeping duties. The resort also held a soft opening prior to Nov. 11, giving new employees a chance to put into practice what they had been learning since September.

The employees also had to learn and implement the sustainable systems put in place by Casino Del Sol Resort.

Recyclable trash cans are located in every room and throughout the hotel. All paper materials are produced from recycled products. Energy management systems were installed in every room – automatically controlling the temperature in unoccupied rooms. The green initiatives, which are implemented in every aspect of the property from administrative offices to housekeeping, landscaping to guest rooms to kitchen and food, earned the resort inclusion in the Arizona Hotel & Lodging Association’s Certified Green Lodging Program.

“Earning green certification for the property has always been a goal of ours as we raise expectations for guests – everything from amenities to responsibility and respect for the land,” Long said. “As a Native American tribe, we are very conscious of the environment. We also wanted to build green in a way that saved us money. We made green decisions that made good business sense. Now our long-term savings will be millions of dollars, and

we will have a positive rate of return on all of our green investments.”

The resort has outlined several ways to further integrate sustainability into the property through the Casino Del Sol Sustainability Education Empowerment Development Initiative. Standards that conserve the earth’s natural resources, reduce waste, decrease pollution and conserve energy will be implemented.

LED and compact fluorescent lights will be installed in all facilities. Occupancy sensors for lighting is part of the initiative, as well as composting.

These green practices position Casino Del Sol Resort as a leader in

sustainability and green practices.

Long believes that their commitment and decision to go green will be especially beneficial in the down economy. Guests, Long said, appreciate and look for accommodations that support these practices.

“We are feeling the impact of the slow economy, but we have great customer service and a great product,” Long said. “We are happy with how we are performing. It is very exciting to see all of this come to fruition, especially since we have been planning it for so long. I could not be more pleased with the outcome.” AF

Photos courtesy Sol Casinos ARIZONA FACILITIES JAN/FEB 2012 I 9

B A N N E R of Hope

A

Banner MD Anderson Cancer Center Opens in Gilbert with Facilities Built to Heal

By Kristen Hutchings Associate Editor

10 I ARIZONA FACILITIES JAN/FEB 2012

B

anner Health and The University of Texas MD Anderson Cancer Center have joined forces to provide a facility that offers hope and comfort to cancer patients in Arizona. The new Banner MD Anderson Cancer Center in Gilbert, Ariz., was built on the campus of Banner Gateway Medical Center with the goal of providing an unprecedented level of cancer care in Arizona. The Cancer Center is unique in that it offers patients a full-service facility that meets all the needs of its patients in one location.

Banner Gateway Medical Center, the 60-acre medical campus that houses the new cancer center, was constructed with the mindset of future expansion – built three times the size of what it actually needed to be. With so much space and opportunity for growth, the campus was the perfect location for MD Anderson to build its new facility.

Banner Health opened the doors of the MD Anderson Cancer Center on Sept. 26, 2011. Constructed by DPR Contractors, the $109 million facility is meant to enhance patient experience by providing state-of-the-art healthcare and support services. The facilities at the Anderson Cancer Center enable patients to visit one facility for all of their treatments, as most services are stationed in the three-story, 133,000 square-foot building.

continued on page 12

ARIZONA FACILITIES JAN/FEB 2012 I 11

comfort, patient comfort and energy efficiency. The result is large lobbies with floor to ceiling windows that allow for natural light and views of the healing garden, while deflecting the heat from the harsh summer sun.”

continued from page 11 Healing Environments The peaceful location and extensive grounds enabled the cancer center to create a healing environment where patients can escape from the stress and havoc of treatments.

“We wanted outdoor as well as indoor spaces for our patients and their families. Treatment can be a long process, and many patients have to return for multiple visits. We wanted to create spaces for them to get away from everything,” said Steve Eiss, senior project manager of design and construction.

The garden areas, known as the Healing Courtyard, are located on the first floor and represent the stages of cancer, Eiss said. The Togetherness Garden is reached by entering through a narrow doorway that symbolizes hope and victory at the conclusion of treatment. Along the way, there are wildflowers, water features and stepping stones which all carry a metaphorical message of hope for cancer patients to live a fulfilling life.

The Tumor Board conferences (meetings where surgeons, physicians and many others involved in specialty areas meet twice a week to discuss patients and how best to service their needs) is one method of enhancing healthcare at the center. By having these biweekly meetings, the whole staff is on the same page in regards to the treatment and status of the patient, said Krista Paske, Banner MD Anderson’s

public relations specialist. This unifies the medical team and creates individual care plans so each patient receives the best care possible for their diagnosis.

Green Techniques In addition to the greenery of the gardens, the building has also implemented green practices. Susan Gordon, Banner MD Anderson’s director of public relations, said that the builder used recycled building materials in the flooring and other aspects of the facility. As part of their green efforts, air filters were also installed for purer, cleaner air for inpatient areas.

Arizona’s hot, arid climate encouraged the builders to go green and save money with the hospital’s HVAC system. And to combat the Arizonian sun, the south side of the building is made of glass (the whole height of the three-story building) implements a louver system designed by Cannon Design Architects, Gordon said. The system optimizes the angles and time increments of the sun’s movements during the day to decrease heat absorption while increasing penetration of natural light.

In a recent article released by Banner Health, they described this system as one “rooted in a synthesis of art and building performance. Leaf-shaped blades are fixed at seven different angles on the south-facing windows of the building. The different angled blades not only create an artful visual effect, but more importantly improve visual

12 I ARIZONA FACILITIES JAN/FEB 2012

New Technology One of the newest technological additions to MD Anderson is the new Varian TrueBeam linear accelerator – the most advanced technology available for radiation therapy. Not only is it a new addition to the cancer center, but it is a new addition in the state. No other hospital in Arizona carries the equipment, according to Paske.

The Varian Truebeam emits beams that focus in on the cancer, much like

other radiation machines. The benefit of Varian TrueBeam is that the shape and size of the beams can be adjusted to reach a tumor more accurately without damaging the surrounding tissue. This is especially useful with smaller and hard-to-reach tumors which can be more difficult to treat. The Varian is also a less invasive surgery, meaning recovery time is reduced significantly.

“All of our equipment is state-ofthe-art,” Paske stated. “But the neat thing about Varian TrueBeam is that it is very precise. It can deliver radiation to the outside skin of an orange without delivering radiation to the inner part.”

A Beacon of Hope The towering Lantern of Hope on

the building’s exterior sets MD Anderson Cancer Center apart from the other cancer treatment centers in Arizona.

“This is a broad gesture to the community that there really is hope,” said Eiss. The Lantern of Hope is a 68foot tall structure made of water-jet cut steel. Its patterned design resembles a nurse plant, so named because of its healing qualities. The nurse plant represents the staff ’s support for cancer victims and their determination to continue with rigorous research.

During the day, the Lantern of Hope is illuminated by the sun, and at night it emits a soft lavender hue, the color that represents general cancer awareness, Eiss said. Much of the time

the lantern will reflect this color, but on certain occasions, like breast cancer awareness month in October, the lantern will sport different colors, such as pink.

The Lantern’s official celebratory lighting occurred on June 7, 2011, where Pam Nenaber, CEO of MD Anderson Cancer Center and Banner Gateway Medical Center, was one of the main speakers.

“I knew that the combination of Banner Health’s reputation for excellence and MD Anderson’s commitment to treatment and research were a perfect combination,” Nenaber said. “And, finally, people would be able to find that beacon of hope, here in Arizona.” AF

Photos by Mark Skalny ARIZONA FACILITIES JAN/FEB 2012 I 13

Automatic Sliding Glass Door Closers Impact Energy Usage and Cost

By Wendy Rubicam

S

liding doors are a popular feature in hotels, resorts and rental properties that can impact energy usage and costs. When sliding doors are left open on a hot and humid day, energy usage can drastically increase because the air conditioning unit works harder to maintain a cool temperature and reduce the humidity in the property. As a result, air conditioning units have higher maintenance costs and a shorter life overall. Humidity in a facility can also result in damage to painted finishes, carpets and other fixtures, leaving property owners with higher maintenance and cleaning costs.

Monitoring tenant or guest behavior to make sure sliding doors are closed is impossible, so many property owners and managers are left with cooling and heating bills that are higher than they need to be. One of the simplest and most cost-effective solutions is to install automatic sliding glass door closers. Sliding glass door closers can be used on any kind of sliding door and can be color matched to coordinate with doors and decor.

These devices are unobtrusive and ensure sliding doors throughout the property always close, keeping energy costs down.

Sliding glass door closers will not be damaged if the door is pushed shut.

The closers will not damage the rollers or the track on the patio doors. The device enables property owners to retain the value of the doors while keeping energy usage down.

For commercial property owners who want to lower energy costs and make a positive environmental impact, installing automatic sliding glass door closers can be a great energy saving strategy, as the management at Lake Powell Resorts and Marinas discovered. The resort installed automatic door closers on several different types of patio doors throughout their lodge rooms in the spring of 2009.

Jan Marquis, director of land maintenance at the property, said, “I believe the installation of these units has had a positive impact on lowering our energy usage for our lodge rooms, as it does not allow the guest to leave

14 I ARIZONA FACILITIES JAN/FEB 2012

the doors open while the air conditioners are running.�

The installation of the door closers went smoothly on each type of door, and the doors all operate well since the closers were installed, Marquis said.

This simple, property-wide improvement provided a quick solution to concerns of resort management and shows guests that the company is energy and environmentally conscious.

For a minimal investment, commercial property owners can address a number of potential problems by installing automatic glass door closers. In addition, automatic door closers add a level of safety for children when there are pools on the property, provide additional security for furnishings and belongings and reduce unwanted bugs and other pests.

DCS Pool Barriers, LLC offers a complete range of products to meet all swimming pool barrier safety needs.

They can be reached at sales@DCSPoolBarriers.com or 623.825.7700. AF

janitorial

There has to be a Better Way Janitorial Vendors Should be Trained to Use New Technologies

By Mike Derryberry

N

ot only does technology pressure companies to change and adapt, it also provides solutions.

Janitorial service providers should be offering new technologies and methods that improve their quality of service, reduce costs and increase productivity.

Cleaning a building with a bucket and rope mop, a feather duster and an upright vacuum that uses paper liners as the filter is not going to cut it anymore.

The pressure to reduce chemical use and to find safer products for the environment has helped encourage alternatives such as renewable organic products in concentrated form and ozone infused water systems.

Microfiber technology has changed dusting to mopping to floor finishing.

Wireless technology has improved the communication process and on-site follow up. Advances in equipment have offered faster, more consistent cleaning while producing less airborne particulates and less waste. This is all good news for the building service industry and for their clients. So what’s the problem? In a word, people.

As great as all this technology is, it is worthless without manpower. Labor is

always going to be the biggest expense and the greatest variable. Anyone who has ever hired a janitorial service provider knows it is not all about the technology.

It is often the person using the technology that makes the difference.

Having well-trained cleaning technicians is critical, but a lot of companies have a workforce that is immersed in old technology. To get better results, companies must retrain their employees on how to use the newest technology to gain maximum results. If janitorial employees are not trained properly, building owners will assume the technology doesn’t work, and the janitorial staff will revert to their old ways with no improvement in quality, efficiency or environmental impact.

So what’s the answer? Training and education. Too often a product or tool is introduced, but rather than taking the time to train, explain, teach and follow up, it is left to the technician to try and figure out what to do with the new product.This is a disaster in the making.

Service providers need to have confidence that technologies work in the real world, not just in a lab. Their

technicians need to see that the technology will improve quality without increasing time and effort. When training and education are not given the adequate time and effort, the signal that is sent to the technician is unmistakable: It’s just not important.

New companies require new methodology. Companies that take the time to invest in technicians by helping them develop new habits and demonstrate better results will improve the quality of service. In addition, building owners can be assured of a clean building while feeling good about reducing the negative impact on the environment. New technologies require new methodology. Clients, customers, service providers and building managers must be aware of the need to adopt new technologies and demand that they be implemented in their cleaning programs.

Mike Derryberry, vice president of franchise and product development at Compass Cleaning Solutions, develops systems and processes that improve production. He can be reached at mderryberry@compassphoenix.com or 602.606.790. AF

ARIZONA FACILITIES JAN/FEB 2012 I 15

flooring

Consider Maintenance Requirements When Selecting Carpet

By Tom Carlson

M

aintaining carpet can be a constant battle between quality and staying within the confines of a reasonable maintenance budget. The correct carpet specification will minimize these difficulties and make it easier to maintain the appearance of a building. When selecting and writing specifications for new carpet, consider maintenance requirements for each selection and the ease or difficulty to keep the flooring looking good on a daily basis. Although design is important for the image of a building, practical use must be considered for longevity, cost of maintenance and appearance retention.

An owner can install white carpet throughout a facility, as long as they have the budget to clean it almost every day. Design selection without considering practical use and maintenance can be a costly, nagging burden to the facility manager and owner. During initial planning, general topics for selection such as overall budget, expected lifecycle, use requirements and the basic maintenance program are usually considered. Dig deeper into the specification to select the best product within your budget that includes the design elements but also keeps the long-term appearance high and overall maintenance costs low.

Finding a commercial carpet dealer, professional maintenance company or manufacturer’s representative that is well educated in all portions of carpet construction and maintenance can be helpful in your research. The topics that require more detailed research include fiber type, backing system, density of the construction, color choice and diversity of pattern to hide soil.

Fiber Type Nylon type 6.6 branded fibers are quality fibers. Branded fibers provide a proven track record for being cleanable and wearable and are used in products

with balanced construction for higher appearance retention. The fiber shape, polymer structure and stain resistant properties for branded products are key performance attributes of their specification, so quality will always be consistent. Unbranded fibers that take on the name of the carpet manufacturer, or a name that is unique to the carpet manufacture, can have more variance in fiber shape and inconsistent or unknown quality characteristics because many of them do not have clear industry-wide recognized specification.

Backing System Backing systems are another important area of construction and performance in quality commercial carpets. Most products in the market utilize “actionbac� construction which is a two-layer backing system that utilizes water soluble latex and clay additives in the backing adhesives. This standard type of backing can break down over time causing delamination, edge ravel and many other appearance problems.

Carpets selected should have some type of enhanced backing with long-term edge ravel and delamination warranties, and the adhesive binders should not be water soluble. Checking the backing warranty for delamination and edge ravel protection will help in selecting products that can be maintained without damage and have an extended lifecycle.

Density, Color and Diversity Color pattern, texture and density are also important aspects of a complete specification. The right color selection and randomness of pattern will help hide spots and soil patterns between cleanings. Texture and the density of the product will increase the wear life and minimize pile crush and fiber damage in highest traffic areas. Products that are 1/8 gauge should have four to five ply yarns and textured surfaces for long-

16 I ARIZONA FACILITIES JAN/FEB 2012

term use, while 1/10 or 5/64 gauge products can be two or three ply yarns if constructed correctly with balanced density across the length and width of the product.

Finally, color selection is also important for the highest level of appearance retention. Stay away from products that are too light or too dark unless they are being used for accents or borders. Medium to medium-dark colors should be used with color splashes that do not form distinct patterns. Very light colors show spills and soil quickly, but dark colors also show soil due to the visual variance in the traffic or soiled areas. It is important to understand that visual color in a carpet is created through diffusion of light passing through the fiber. When soil attaches to the fiber, the pile is crushed or other variance in the face pile or texture occurs. The product will be a slightly different color due to the way it diffuses or reflects the light differently than other areas. Selection of the correct colors, random patterns and the use of color splash will help texture or soil variances to be less noticeable for longer periods of time between cleanings.

Each piece of the construction plays a role in the long-term appearance and ability to clean commercial carpet.

Although your budget may not allow for the highest level of these suggestions, the more you can incorporate in your final selection, the happier you will be with the finished product, and you will see how easy it is to keep your facility looking great with a quality maintenance program.

Thomas E. Carlson, president of Commercial Service Solutions, has nearly three decades of experience in all aspects of the carpet industry, including production, installation and maintenance. AF

President’s Message The year is fast coming to a close

Mission Statement meet with national legislators. This is

and, while many organizations start to

our opportunity to directly lobby

wind down during this time, BOMA of

national leaders on issues affecting

Greater Tucson is just heating up. We

commercial real estate.

are participating in the American Cancer Society’s Making Strides Against Breast Cancer walk, holding our annual golf tournament and preparing educational classes. We will also hold officer elections and our annual Christmas gift wrap party to benefit needy children.

This is what is so great about being a member of BOMA – things are always happening. Whatever your interests, education, government affairs, community service, there is something for everyone in BOMA. Gay Jarvis

BOMA of Greater Tucson actively and responsibly represents and promotes the interests of the commercial real estate industry through effective leadership and advocacy through the collection analysis and dissemination of information and through professional development.

2011 Officers Gay Jarvis, President Dana Elcess, Secretary Andrea Krug, Treasurer Mona Deane, Past President

We are also in the middle of planning events and programs for next year. First up will be our joint economic forecast with IREM in January. We will take a look back at 2011 and try to predict what may happen in 2012. Then it’s off to the BOMA International Winter Business Meeting in Washington, DC. Along with all the usual committee meetings and education sessions, attendees will

Partnership Program BOMA of Greater Tucson is pleased to announce its new “Partnership Program.” This gives BOMA Greater Tucson members the opportunity to sponsor local events and receive special recognition throughout the year. We currently offer three levels of partnership: Saguaro, Ocotillo and Prickly Pear. Thank you to our first Saguaro level partner, Pinnacle Restoration.

ARIZONA FACILITIES AUGUST 2011 I 17

Does Your Building Need a

Sustainability

By Jami Vallelonga

S

ustainable buildings generate stronger investment returns than traditional managed properties, according to an ongoing study of 150 CBRE-managed buildings and more than 2,500 building occupants throughout the United States. They have higher market value and increased demand for green, particularly for LEED-certified buildings, as demonstrated by increased occupancy and rental rates when compared with the general market.

One way to lay the groundwork for green building operations is to develop a sustainability policy for asset management. A sustainability policy is a written course of action to manage a building in a responsible manner to conserve resources and promote a healthy indoor environment. A wellexecuted, sustainable property management practice will achieve a higher level of building performance by utilizing the principles of green building to improve operational performance, thereby elevating the property’s value.

Why is a sustainability policy important to overall greenbuilding management?

The environmental initiatives detailed in the policy are designed to be aligned with the building owner’s objectives. Managers can use the written policy to effectively communicate the owner’s sustainability goals to the building occupants so they can better understand building operations like recycling programs, adjusted lighting and HVAC schedules, green cleaning products, daytime janitorial services

and mechanical improvements.

Building occupant participation is critical to the success of operating any green building. Efficient building operations save money in terms of energy and water consumption and also promote a healthy indoor environment for building occupants.

Numerous studies indicate that building occupants are more productive when they are working in a green building.

Building occupants are more excited about sustainability when improvements are ones they can directly experience, but not all improvements can be seen and felt.

Among the improvements that make the largest impact on a building are those made to the structure’s mechanical systems. Communicating the project to the building occupants can help with the general morale of working in a green building, even when some elements of the program are intangible.

What’s the best way to secure buy-in from building owners and other stakeholders?

Operating a green building requires the participation and cooperation of the building owner, management, occupants and service providers. One party cannot bear the responsibility alone.

One of the best ways to achieve buy-in from building owners and other stakeholders is to demonstrate value.

Management teams on CBREmanaged properties implement nocost or low-cost initiatives as the first course of action in green-building operations. These initiatives can

18 I ARIZONA FACILITIES JAN/FEB 2012

uncover big-ticket savings and improvements to building operations.

Many things can fall into the no-cost, low-cost category. A few examples: • Auditing building preventative maintenance plans, operating controls and schedules • Reviewing energy and water consumption year over year • Turning off unnecessary lighting and/or installing motion sensors • Installing low-flow aerators on sinks/toilets/urinals/showers • Applying for irrigation or sewer credits for evaporation • Changing incandescent lighting to CFL, HID or LED • Switching from nighttime to daytime janitorial services Once all of the low-cost, no-cost initiatives have been addressed, the results are communicated effectively to the building owner. Armed with expertise and the knowledge of cost and return on investment, it is much easier to request the funds for a high-dollar item that produces even greater results. The knowledge gathered through such activities also can be used as the basis for creating a comprehensive sustainability policy that will guide future operations.

What are the top three elements a sustainability policy should include?

• Energy and resource conservation: What resources specifically are being addressed?

• Stakeholder engagement: A team approach to operations and communications is key.

• Measurement of success: How can the success of initiatives in the policy be measured?

Policy?

What difference will a sustainability policy make in terms of marketability for most commercial buildings?

Green building operations not only make good sense from an environmental standpoint, they also make good financial sense. Having an operational policy that embraces efficient standards is important.

However, green credentials such as Energy Star and LEED create a positive public image, produce higher rental rates and have lower operating costs than those buildings that are not branded.

Simple ways to market a building’s green operational standards include communicating the sustainability policy to leasing agents and prospective tenants and emphasizing the commitment of the building owner and management to the policy. Don’t forget to continue the conversation. By updating statistics of successes in broad form – building newsletters, websites and lobby signage – you’ll strengthen support among your team of stakeholders and be on your way to creating a deeper shade of green for your building.

Jami Vallelonga, CPM, RPA, LEED AP O+M, is a real estate manager responsible for a 23-story Class A high-rise office building consisting of 560,000 rentable square feet in downtown Phoenix. She can be reached at 602.340.9290 or jami.vallelonga@cbre.com. AF

ARIZONA FACILITIES JAN/FEB 2012 I 19

power metering

The New Face of Energy Dashboards Submeters Identify Ways to Save Money, Reduce Energy

By Sim Gurewitz

T

he level of profiling needed by high-volume energy consumers is simply unobtainable using the standard utility meter found at the main electrical service entrance. That is why a growing number of facilities are using submeters to help identify opportunities to save thousands of dollars in reduced energy costs through any or all of the following:

Typical meter dashboards may include: • Automobile-style gauges showing how power, fuel and energy budgets are being consumed on a realtime basis;

• Usage analysis and peak demand identification • Time-of-use metering of electricity, gas, water, steam, BTUs and other energy sources • Cost allocation for tenant billing • Measurement, verification and benchmarking for energy initiatives, including LEED Energy and Atmosphere (EA) and Water Efficiency (WE) credits • Load comparisons • Threshold alarming and notification • Multi-site load aggregation and real-time historical monitoring of energy consumption patterns for negotiating lower energy rates Measurement and Verification Since they may be installed virtually anywhere, submeters are ideal for monitoring individual items of equipment or circuits. For example, individual submeters can be installed at the point of load to monitor chillers, HVAC, air handlers and pumps.

Diagnostic functions include the ability to identify equipment that may be close to failure, as indicated by a larger than normal current draw with no corresponding productivity output.

Early identification of a potential problem allows facility engineers to

• 24-hour load profiles for power, chilled water, steam or other building systems; • Historical comparisons of current usage versus previous time periods under similar conditions (time, day of week, temperature); • Automated carbon footprint calculations; • Tenant- or consumer-level information about energy use and efficiency efforts.

schedule preventative maintenance before a costly failure occurs. To the bigger picture, operational inefficiencies may be identified to reveal, for example, if two or more large loads are coming on at the same time, causing demand spikes that can result in substantial utility rate penalties.

20 I ARIZONA FACILITIES JAN/FEB 2012

Meter Dashboards for BMS Energy Data Presentment The flip side of the energy monitoring coin is data presentment.

Internet-based meter dashboards allow users to automatically integrate their distributed metering infrastructure into real-time meter dashboards via open-architecture Modbus IPcompatible LAN/WANs. Dashboards are available for single-facility as well as multi-facility campus-type applications to provide real-time and historical presentment of electricity, gas, water, steam and BTU. Bottom Line Considerations As today’s facilities face evertightening operational challenges, new technologies and strategies will be needed to keep pace with rising costs while, at the same time, maintaining or improving service quality levels. One way includes utilizing project-related savings, identified by metering, to underwrite energy improvements on a pay-as-you-go basis. The cost savings realized from reducing operational inefficiencies, for example, can then be applied to other areas, including deferred maintenance or installing other energy-saving equipment or services.

Sim Gurewitz, E-Mon’s western regional manager, is a Certified Energy Manager (CEM) with more than 20 years of experience in the built environment. Contact him at sgurewitz@emon.com. AF

ARIZONA FACILITIES JAN/FEB 2012 I 21

Integrated Pest Management: Non-Chemical Solutions for Pest Control

By Aaron Eubank

I

ntegrated pest management (IPM) is described in the pest control industry as an effective and environmentally-sensitive approach to pest management that relies on common sense practices.

Prior to WWII, the development and use of organo-synthetic compounds focused on pest management by chemical means. In the 1950s and 1960s, pesticide applications began to create chemical resistance in insect populations and have adverse effects on non-target organisms. As society began to rely heavily on chemicals to solve their pest problems, entomologists began to investigate other non-chemical solutions for pest control, and the IPM seed was planted.

Over time, IPM has evolved into a definitive program with specific strategies. Several steps are involved in an IPM program, including educating customers about pests, evaluating and managing pest problems and complete various responsibilities with the pest management company. An IPM program can only be successful when pest issues on a site are solved using team work among the owner, manager and the pest control company.

Inspections and monitoring are necessary because pests need to be properly identified. It is essential to know what pest is present and to determine whether there is a large infestation or a small, initial population. This knowledge will effect what decisions are made with respect to control. Typically, an IPM program has what are called “action thresholds.�

These are established agreements between the customer and the pest management company at the beginning of the relationship. An example would be the number of pests

a customer will tolerate. Once that number is established, the pest management company will know what actions to take once a pest infestation is encountered on the site.

Preventative action is also part of a good IPM program. A thorough walkthrough and inspection at a site may lead to the discovery of critical areas that need to be addressed, such as small holes in the walls of a structure which enable pests to access the interior of a building. Conducive conditions, such as dense tree and bush

22 I ARIZONA FACILITIES JAN/FEB 2012

foliage too close to a building, a free water source in or around a building and cluttered trash receptacles and dumpster enclosures, may encourage growth of pest populations. A clean and sanitary environment both inside and outside a structure will go a long way toward avoiding pest infestations.

Another component to IPM is trapping – a chemical free way of reducing or eliminating a pest population. The target pest is lured to a trap by food or some other attractant.

The traps can either be lethal or live

pest control traps in which the pest can be removed from the site and relocated.

In some cases, no matter how aggressively non-chemical strategies are used, it may not be enough to eliminate existing pest populations. In the event that pesticide applications are needed, these applications should only be made in such a way that minimizes the risk to non-target organisms and the environment.

When used properly, pesticides are effective at knocking down heavy infestations in a short amount of time.

Eliminating pest populations helps protect people’s overall health from disease-causing pests and stinging insects and also protects properties from destructive pests such as termites.

In recent years, many pesticides have been created using products that are extremely low in toxicity.These typically consist of naturally occurring plant oils and other organic materials and include EPA-exempt products as well as insect growth regulators. All plants create insect deterrents. These naturally occurring compounds are now widely used to minimize and eliminate pests.

A final and critical part of an IPM program is a continuing follow-up and evaluation process. As with most things in life, creating a successful environment depends on constant monitoring. Regardless of previous treatment strategies, whether nonchemical or chemical, ongoing inspections and reporting are necessary to keeping a site pest free.

Over the last decade, the pest control industry has become serious about identifying what a green service is and how IPM principles relate. The NPMA, National Pest Management Association, has created a stringent, green pest management program called GreenPro. This designation is for pest management companies and their employees who are committed to a green approach to pest control. This new program was created in part by the NRDC, Natural Resources

Defense Council. This joint effort between the NPMA and the NRDC has created a single, tough, national green standard. The GreenPro designation clearly defines what the pest control industry says is green and creates a uniform system so everyone is on the same page when providing and regulating green pest management.

Integrated pest management is the

cornerstone to any environmentallyconscious pest control program.

Implementing IPM strategies will take a little more thought and time, but in the end, everyone will benefit from these earth conscious efforts.

Aaron Eubank is the owner of Titan Pest Control and is GreenPro certified. He can be reached at 623.879.8700. AF

ARIZONA FACILITIES JAN/FEB 2012 I 23

of Safety and Security

By Kelly Pinebird

I

n today’s uncertain and sometimes fearful environment, people may try to apply a multitude of complex and even confusing security measures and techniques with the intention of ensuring the well being of their person, property and information. The ABCs of safety and security bring a concise and effective outlook towards keeping you, your assets and the community safe.

a reoccurring process with the least amount of effort. This can be dangerous as your time and ability to react to a variance in this process diminishes immensely. This variance could actually be in the form of a threat to your well being.

possibility of personal damages and ultimately creating an opportunity to restore order or escape to a safe place.

hallenging

adging wareness

First and foremost, acquire an awareness of your environment.

Suppose a man just walked by you in a public place. Can you tell me if his belt and shoes matched or how tall he was? “Belt? Wait, I think between 5-foot, 10-inches and 6-foot,� is a typical answer. That leaves a potential lineup of about 34,000,000 men in the United States. This may sound a bit extreme but admit that you have arrived home some nights and not recalled a single event while driving the 20-mile trek. The majority of us are creatures of habit, attempting to find the most efficient way to complete

Second, increase your awareness and ability to react to a sudden threat by badging your environment. Badging is achieved by consciously identifying the safety devices, signage and procedures presently in place at a building, community or residence.

These proactive implementations will prove ineffective if they are only first discovered in a moment of disarray.

Imagine searching for an emergency exit in a room filled with smoke, the alarm piercing between your ears, your eyes burning as you gasp for air, all while people scramble over one another. This brings to light how a quick assessment can save your life.

Have a mental blueprint of your surroundings in order to provide a safe egress should it be needed, limiting the

24 I ARIZONA FACILITIES JAN/FEB 2012

Lastly, after you have become aware of your surroundings by badging the safety and security aids, you must be prepared to challenge a discrepancy in your environment. When you see something suspicious or out of place, do you feel comfortable engaging the person or situation? If not, do you feel comfortable with the idea you could have prevented a negative outcome, but chose to do nothing? Challenging a situation can be as simple as positioning yourself (at a safe distance) to let someone suspicious know that you see them and are being attentive enough to remember them.

Challenging can also be as simple as getting other people involved. A small group can add a layer of safety and self-assurance in the eyes of its members. A nod of confirmation, even from a stranger, can diminish uncertainty or fear and replace it with

security confidence. In sum, challenge yourself to challenge the situation.

All in all, creating an active awareness of your environment, badging the resources provided to you and effectively challenging the unknowns can provide a myriad of safety benefits to you and the people you care about. A few simple adjustments in your daily routine could ultimately better protect your assets, your information – and even your lives.

Kelly Pinebird is vice president of Operations for Trident Security Services, Inc. He has been proudly servicing Trident Security’s growing portfolio since 2005. AF

ARIZONA FACILITIES JAN/FEB 2012 I 25

Location, Location and No Leaks Building Owners Need to Be Smarter Than Water

By Steve Clark

I

f you have been in the real estate game as a developer, owner, architect, engineer, realtor or maintenance worker, chances are you’ve seen a great building in a great location, sitting empty with a “For Sale” sign. The asking price is unreal.

Then you walk inside and get the rest of the story. Water damage. Mold.

Structural damage. You can’t leave fast enough. But you leave feeling uneasy.

What an incredible waste. How could a little water cause so much damage?

Water damage is the number one maintenance expense for building owners. Some of the leaks come from from the roof, walls or the foundation.

Sometimes the leak (or back up) is from sewer or drainage lines. But according to Terry Smith, vice president of engineering and technical services for Marriott, International, Inc., the number one source of water damage in Marriott Hotels is leaky pressure pipes.

While preventive maintenance can reduce leaky roofs and sewer backups, a maintenance staff can’t do much to keep pressure pipes from failing — except maybe reduce water velocities where possible (like recirculation lines) and stay on top of the water treatment. But most leaks have more to do with the selection of piping materials and joining systems

26 I ARIZONA FACILITIES JAN/FEB 2012

than anything else. Smart owners are starting to take this decision into their own hands. They are the ones who have to live with it. A leaky piping system can slowly turn a profitable property into a money pit. A catastrophic piping failure does this in seconds.

Piping Leaks and Catastrophic Piping Failures Slow leaks can go undetected for years, causing substantial concealed damage. A loose or detached joint can dump hundreds of gallons in seconds and cause widespread damage. Both failures are expensive and totally avoidable.

plumbing Piping failures can occur in the pipe or at the fittings. Pipe failures are often due to a wearing away of the pipe wall from abrasion or corrosion or chemical incompatibility. Fittings fail for a number of reasons, including joint workmanship, mechanical weakness and/or chemical incompatibilities of materials forming the joint and other weaknesses in the composition.

A pipe joint can be constantly exposed to a ton of force trying to rip it apart. Water surges or water hammers can greatly increase this.

Unfortunately, the joining system is often the weakest point in many piping systems. When choosing a piping system, if the joining system looks less secure than the pipe itself, avoid it. If the joining system is counting on mechanical components like clamps or crimps that can come loose, then steer clear. Remember, if something can work itself loose, it will.

A special case of this structural issue is the dry fit. Some plumbers and pipe fitters mock up the job first, then come back and glue, solder or compress the joints. On occasion, they miss one, and it can hold for some time until a catastrophic blow off occurs. You may want to avoid this style of connection.

The best thing to look for is a joint that is welded or fused together using

the same material as the pipe itself. If this type of joint is made thicker than the pipe wall, the joint will no longer be the weak link.

Water will be Looking for a Leak Path Cut a fitting in half and look at it from the water’s point of view. Is there a way that a determined H2O molecule could work its way out?

Could it eventually work its way through the threads, the gasket, solder or glue? Water is determined, patient and hard working. Remember the Grand Canyon?

As a building owner or developer, you can’t afford to be nonchalant about what piping system goes in your

building. You have too much invested to let a water leak destroy your facility.

This is not a decision to leave to the low bidder. Even your engineer needs you to weigh in on this decision. So do some research and ask questions. Be smarter than water.

Steve Clark, president for North America for Aquatherm, has worked as a professional engineer in the United States, Canada and the UK. He has worked as a development and applications engineer for the Trane Company and as an HVAC and energy engineer for consulting engineering companies, including his own firms, with an emphasis on building energy efficiency. AF

ARIZONA FACILITIES JAN/FEB 2012 I 27

A Partnership for Power Demand-Response Program Helps Electricity Flow and Companies Save Money and Energy

By Sarah McAuley and Kathleen Mascareñas

I

magine a day, or even just an hour or two, without air conditioning.

In Arizona, that would be miserable. To ensure customers remain powered up and cooled down during the hot summer, Salt River Project (SRP) partners with Valley businesses through an energy demand-response (DR) program called SRP PowerPartner.

Customers such as Jobing.com Arena, Banner Health and Macerich (formerly Westcor) voluntarily curtail power usage during periods of peak electricity demand or high wholesale electricity prices. More than 100 facilities are participating in PowerPartner.

Macerich Chooses Demand-Response To get a reprieve from the heat and find the latest goods, Arizona residents often head to Macerich facilities, 18 million square feet of retail space, including 28 shopping centers.

Macerich, a retail developer based in Santa Monica, Calif., is a communityoriented business with a deeply-rooted commitment to corporate responsibility, sustainability and the environment.

Macerich began exploring DR in early 2009.

“Basically, we saw demand response as a win-win situation right from the start,” recalled Steve Helm, Macerich senior property manager. “We liked the energy-sustainability side of it, which fit well with our broader sustainability efforts. Plus, it gave us an opportunity to earn new revenues. We really couldn’t find a negative aspect to it.”

Demand-Response Heats Up On Aug. 18, temperatures hit 110 degrees in Arizona, causing airconditioning units and other equipment to work extra hard. If SRP were to have lost one of its generating resources unexpectedly, customers could have lost power. To avoid the situation, the power company took

28 I ARIZONA FACILITIES JAN/FEB 2012

precautionary action and called a PowerPartner event.

Macerich and other participants voluntarily reduced their usage for two hours. Some companies shut down noncritical systems, others turned off lights, cycled air-conditioning units or used on-site backup generators. Their efforts reduced demand by as much as 47 megawatts (MW) during the peak of the event — enough power was saved to meet the demands of more than 11,000 homes.

Monetary Savings Macerich has enrolled five major shopping centers in DR, which enables each mall to reduce its energy use by an average of 300 kilowatts in minutes, adding up to a reduction of 1.5 MW across all facilities. This temporary reduction saves Macerich money on its energy bills and provides it with a new revenue stream. In the end, it is cheaper for SRP to pay DR customers

continued on page 30

ARIZONA FACILITIES JAN/FEB 2012 I 29

continued from page 28 than to buy additional power or build new power plants.

By being willing and prepared to reduce power usage when necessary, Macerich earns more than $36,000 from SRP. Customer payments vary depending on how much energy a business can commit to reduce and how it performs during an event.

No Compromises for Shoppers Initially, Macerich executives were concerned about how a DR event might affect the shopping experience at their facilities.

“We needed to make sure we didn’t compromise the environment for the thousands of shoppers in our stores in any way,” Helm said. “We needed everyone to be comfortable while in our malls and to encourage them to come back.”

To ensure shopper comfort, SRP and EnerNOC worked closely with

utilities each facility, exploring how best to implement DR. Each of the five Macerich facilities enrolled in DR is unique in terms of age, overall design and energy use. EnerNOC audited each facility for effective energyreduction strategies, and the results showed there were many opportunities to reduce energy use without affecting the shopping experience. Strategies vary by site and include making minor temperature adjustments (adding two to three degrees) in common areas, as well as turning off fans, fountains and other nonessential elements.

“Our DR changes really aren’t noticeable to the public,” Helm said.

“Shoppers can continue to enjoy their visit to our facilities while we’re able to reduce energy use temporarily.”

The Results “Our demand-response events go extremely smoothly,” Helm reported.

“Our facilities meet their targets. And even when we are in the middle of a week with temperatures over 110 degrees, we receive no complaints from our stores or shoppers.”

Once an event is over, Macerich facilities personnel adjust their building management systems. Within a few minutes, mall operations return to normal — quickly and easily.

“Energy savings and demandresponse payments are only part of the story. We are dedicated to help green our community and reduce our carbon footprint to create a healthier future for our children,” Helm said.

Kathleen Mascareñas is a media relations representative with Salt River Project, which is the third largest public power utility in the country. To learn more about PowerPartner, visit www.srpnet.com/powerpartner. AF

ADVERTISER INDEX American Anchor www.american-anchor.com ................................31

Maintenance Mart www.maintenancemart.com ..............................15

Cactus Asphalt www.cactusasphalt.com ..........................................27

PES www.svclink.com ........................................................................2

Compass Cleaning Solutions www.compassphoenix.com ................21

Pinnacle www.pinnaclerestore.com....................................................21

HACI www.hacimechanical.com ......................................................29

Roger L. Ottaway ............................................................................25

Hernandez Companies www.hernandezcompanies.com ..................27

ServiceMaster ....................................................................................4

Image Property Services www.imagecleans.com ..............................32

Square Care www.squarecare.com ....................................................22

KM Facility Services www.kmfacserv.com ................................26, 29

Titan Pest www.titanpest.com..........................................................21

Layton www.laytonconstruction.com ................................................25

Universal Protection Service www.universalpro.com ......................23

30 I ARIZONA FACILITIES JAN/FEB 2012

Q U A L I T Y FA L L P R O T E C T I O N

wall anchors

roof anchors

horizontal life lines

Work safe. Stay anchored.

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

American Anchor staff is uniquely qualified to assist you in meeting today’s demanding and often confusing OSHA and ANSI fall protection regulations. With over 700 completed projects across the county we have the experience you want. American Anchor will work closely with you to insure your property and your contractors are protected from harm.

U The finest quality fall prevention equipment in the country U Stainless steel and hot dipped galvanized construction U Inspections and Certifications of existing systems U Professionally engineered and installed during construction or retrofit to any existing rooftop U Call us for a free evaluation of your current project and avoid costly liability

À« À>ÌiÊ"vwViÊUÊÇ£Ê Ê-ÌÀiiÌ]Ê-Õ ÌiÊÎÊUÊ ÝL À ]Ê ÊäÓäÎx /i °Ênää ÎÇ£ nÓÓ£ÊUÊ >ÝÊxän x{Î £ ÊUÊ > \Ê v J> iÀ V> > V À°V www.american-anchor.com ,i} > Ê"vwViÃÊ V>Ìi`Ê \Ê L> ÞÊn{x Ó{ Çn{£ÊUÊ ÕÃÌ ÊǣΠxÈ ÇxÓ£ÊUÊ iÜ>À Ênää ÎÇä äänÇÊUÊ* i ÝÊ{nä Ó{È ÎÓxÈ 7>à }Ì Ê ° °ÊÇäΠǣ ÎÎÇÎÊÊUÊÊ"«i }ÊÃ Ê Ê-> ÌÊ > iÊ ÌÞÊ> `Ê >ÃÊ6i}>Ã

Arizona Facilities P. O. Box 970281 Orem, UT 84097-0281 CHANGE SERVICE REQUESTED