Arizona Facilities April 2011

IN THIS ISSUE: Pest Control

FEATURING:

Arizona

April 2011

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

Top 5 Reasons Why You Must Attend BOMA 2011 1. The Industry’s Best Programming – Bar None Where else will you find political guru David Gergen, president and CEO of the third largest REIT in the U.S. Michael D. Fascitelli and real estate strategist extraordinaire Dr. Peter Linneman under one roof? Add to that the industry’s best education, and you’ll have a full plate of great ideas and strategies to position you and your organization for success.

2. Your Networking Path to Success The best way to come out on top after a recession is to be in the company of the best and the brightest. That’s the company you’ll find at BOMA 2011, where you can network and share ideas with the best minds in commercial real estate.

4. Location, Location, Location BOMA 2011 will be at the fantastic new Gaylord National® Resort & Convention Center in the National Harbor area of Washington, DC—conveniently accessible by plane, train or car.

5. Flexible Registration Options We offer affordable options for full conference, one-day, team admission and more. And if you’re not 100% satisfied with your investment at the BOMA International Conference, we’ll refund your registration fee. The only risk is not attending.

Register for BOMA 2011 today!

Visit www.bomaconvention.org

3. Innovative Solutions at The Every Building Show® All the leading suppliers and state-of-theart products and services for your buildings will be here—all under one roof. You’ll find solutions to help increase operational efficiencies, enhance property values, reduce costs and boost NOI.

“The BOMA conference shows that the true power of knowledge is sharing—and this is the perfect event for doing just that. The sessions are dynamic, engaging and very relevant within the commercial real estate industry with educational tracks and speakers always giving me something I can take away and immediately apply to my work.”

Robert M. Brierley Vice President, Operations Brookfield Properties Boston, MA

EDITOR’S LETTER In the current economy, partnering with the right vendors is critical to building operations. Building owners and managers don’t have the budget or time to tolerate over-promising, under-delivering vendors.

Whether it’s a service agreement or a new project, choosing the right vendor is critical. Vendors are an extension of your organization and can have a negative or positive impact on your building’s appearance, functionality and bottom line.

As a building owner or manager you must understand what your needs are in order to make the right vendor selection. Knowing if the vendor has a local, regional or national footprint can be an important piece of information in the selection process. Sometimes choosing a local vendor allows for a closer relationship with the crew actually performing the service. If you manage multiple facilities, a regional or national vendor may have more comprehensive services and capabilities, saving you time and money on contracts and billing.

Other considerations when selecting a vendor include: Do they have reporting capabilities that can be shared in order to improve efficiencies? Can they offer a single point-of-contact that can be reached at any time? What are their procedures for emergencies, and do they have the ability to respond quickly? Oftentimes, you won’t find a vendor that matches your needs exactly. In that case, the vendor you select should be adaptable and present creative solutions.

The articles and advertising appearing in Arizona Facilities are aimed at helping building owners and managers make informed decisions regarding construction, modernization and management of their buildings. If you have comments or suggestions, please feel free to contact us. We want to share your stories about best practices and successful vendor relationships.

CONTACT Publisher Travis Barrington travis@jengomedia.com

Managing Editor Kelly Lux kelly@jengomedia.com

Advertising Thomas Farwell tommy@jengomedia.com

Editorial Assistant Brooklyn Ashy brooklyn@jengomedia.com

Art Director Doug Conboy

Contributing Writers Eric Baxter Kellie Lindquist Thomas Carlson Kathleen Aaron Eubank Mascarenas Tony Gentile Allen Randolph Chris Greer Linda Rehak Michael Lewis Mark Strahan

Contributing Photographers Roger Ottaway Jaclyn Olmstead

Arizona Facilities PO Box 970281 Orem, Utah 84097 Office: 801.224.5500 Fax: 801.407.1602 JengoMedia.com

Managing Editor Arizona Facilities

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 2011 Arizona Facilities Magazine. Arizona Facilities is a Trademark owned by Jengo Media.

4 I ARIZONA FACILITIES APRIL 2011

Arizona Facilities is a proud member of BOMA Greater Phoenix and BOMA Greater Tucson.

BOMA Arizona is a federation of both local associations and serves as the collective membership’s legislative and regulatory advocate. Arizona Facilities is also a BOMA National Associate member.

APRIL 2011

FEATURES

6 10 22 26

Pest Control

Restaurant Facilities

24

The Old Spaghetti Factory

HVAC Hail storm damages AC units

Flooring Conserve natural resources with correct cleaning methods

DEPARTMENTS

Elevators Reduce costs and energy use

14

Industrial Facilities

4 12 13 17 18 20

Editor’s Letter

28 29

LEED

Partnering with the right vendors

Energy Savings Website helps building owners save

Janitorial Is your cleaning staff ruining your building?

BOMA Greater Tucson Exteriors Re-paint for curb appeal, durability and protection

Security Valuing freedom over high levels of access controls

Budgeting for EBOM

Briefly Second floor ballroom completed at Westin Kierland Resort

On the cover: The Old Spaghetti Factory in Chandler, Ariz. Photo by Jaclyn Olmstead.

Above: Ant photo courtesy of the National Pest Management Association.

ARIZONA FACILITIES APRIL 2011 I 5

The Chandler Old Spaghetti Factory Photo by Jaclyn Olmstead 6 I ARIZONA FACILITIES APRIL 2011

T

he first Old Spaghetti Factory opened its doors in 1969 in a turn-of-the-century building located in one of Portland, Oregon’s,“less polished,” downtown neighborhoods.

Guss Dussin, founder of The Old Spaghetti Factory and OSF International, which became The Dussin Group in 2008, had renovated the building, turning it into a unique restaurant, furnished with antiques and other distinctive interior improvements.

Beginning with the Portland facility, Dussin developed a restaurant that he hoped would revitalize urban core districts that had lost population to outlaying suburbs and began implementing this practice in his other restaurant properties throughout the country, renovating buildings that had been deemed unworkable. By bringing older buildings back to life, Dussin was able to offer a unique, distinctive and historic dining experience in districts where rents and infrastructure fees were low, ample parking was available, fewer materials needed to be used and less energy was consumed.

“Guss found landlords and building owners eager to bring their old buildings back to life,” said Maury Wickman, corporate facilities manager for The Dussin Group. “While in some areas, purchasing the distressed properties outright made financial sense because of development credits available from city and state agencies.”

The Old Spaghetti Factory, with more than 10 million customers served annually, is a success because of smart thinking, smarter operating instincts and a devotion to customer value, all ideas that were founded by Dussin, according to the restaurant’s Website.

Dussin began opening his restaurants throughout the country, including Arizona, in warehouses,

factories, canneries, school houses, packing houses and a trolley car roundhouse — any rundown property that had potential and fit The Spaghetti Factory criteria. The presence and popularity of the restaurants led to community improvements as other stores and businesses moved into the community.

Traffic increased in the area, and rent stayed low.

Now, The Old Spaghetti Factory has 40 locations in the United States, two in Arizona, with many of the restaurants in historic buildings.

Since finding structures with close to 10,000 square feet and meeting the other needs of the restaurant can be challenging, the Dussin Group now considers “second generation” buildings for the diner also, said Wickman. For example, the Phoenix, Ariz., restaurant is in a historical personal residence built in the early 1900s known as the Roland Baker House. While the Chandler, Ariz., restaurant, built in a former Mexican restaurant in the Chandler Mall, is considered a “second generation” reuse of property.

In reusing the Chandler restaurant, The Old Spaghetti Factory was able to re-purpose some of the remaining restaurant equipment and furniture, said Julie Graham, district manager for The Old Spaghetti Factory in Arizona. The light fixtures were replaced and some areas were carpeted.

A banquet room was created. And a trolley, which was designed and custom made in Portland, was reassembled inside the new restaurant.

With more than 40 locations nationwide and corporate headquarters located in Portland, management of facility operations can

continued on page 8 ARIZONA FACILITIES APRIL 2011 I 7

Photo courtesy of The Dussin Group. continued from page 7 be difficult, especially East Coast and Mid-West restaurants, said Wickman.

To minimize the challenges of distance, logistics and communication, Wickman relies on email, photos and written reports between him, district managers and general managers for field operations.

“We encourage our managers to take ownership in our facilities,” said Ric Holderbaum, the director of real estate for The Old Spaghetti Factory.

The Old Spaghetti Factory Established 1969

Arizona Locations Phoenix 1418 N. Central Avenue

Opened in 1972 Managed by: GM/DM Facilities

Chandler 3155 W. Chandler Blvd.

Opened in 2010 10,250 SF Managed by: GM/DM Facilities

8 I ARIZONA FACILITIES APRIL 2011

“And when confronted with difficult decisions, we have our managers ask themselves the question, ‘What would Chris Dussin (president of the Dussin Group) do?’ Then we have them make their decision based on what’s best for our customers and long-term goals for the facilities.”

Managers are responsible for roofing, HVAC, flooring, bathrooms, kitchen equipment and building exteriors and interiors and in some places, landscaping. The vice president of operations and the district managers tour restaurants constantly to ensure the company’s standards of facility operations are being met and exceeded, Wickman said. General managers are well-educated on the parameters of facilities operations in their restaurants to keep the building operations running smoothly.

Graham is responsible for 12 restaurants, including the Chandler and Phoenix locations. She said she visits each location quarterly, but has been spending more time at the Chandler location to ensure all operations are running smoothly since its recent opening in November.

“In Phoenix, we have a built-in clientele. The staff has been there a while and the crew has a lot of experience,” Graham said. “With

Chandler, we are still coaching new employees and team members, who are constantly learning new things about the restaurant and what is expected of them. But the enthusiasm is very high.”

Preventative maintenance is a key component in managing the national chain, Holderbaum said.

“After 40-plus years in many of our facilities, we understand the importance of preventative maintenance programs and have benefited from investing in good quality equipment in the beginning and then hiring the best service companies for maintenance,” said Holderbaum.

Keeping the HVAC and refrigeration equipment running smoothly is essential to the health and safety of patrons. The Dussin Group works closely with its vendors to ensure the companies they contract with are committed to keeping the restaurants in premium condition, Wickman said.

Managers and their district managers review recommendations made by preventative maintenance technicians and make decisions and repairs accordingly. District managers and general managers also identify potential problem equipment or components in the buildings and have them repaired as necessary.

“Our goal is to be proactive rather than reactive,” Wickman said.

“Running equipment to failure is never our intention and has consequences that affect restaurant operations.”

Despite their preventative efforts, equipment still fails occasionally, and often at the most critical times, Wickman said. Working closely with equipment parts warehouses that stock critical parts for equipment minimizes downtime at the restaurants and helps to avoid costly delays, he said.

Outside contractors are hired to maintain the commercially sized HVAC systems, commercial boilers and/or 199,000 BTU water heaters, Booster Heaters for dish washing machines and commercial refrigeration equipment, cooling towers and chilling systems, Wickman said. The Dussin Group negotiates national contracts where it makes the most sense, such as

in alarm companies, chemical suppliers, trash haulers, recycling and grease pumping. By also partnering with local contractors and vendors, The Old Spaghetti Factory develops community ties that benefit the local companies and the facilities operations at the restaurant.

“Sometimes a smaller, local company is the best fit for our style of business,” Wickman said. “People become involved and have more pride in our buildings when they can become part of our extended restaurant family.”

In addition to the work performed by vendors, the general managers run semi-annual checks on the equipment, and audits are preformed regularly. “A managed system of repairs along with recommendations for replacement of tired and worn out equipment keeps our critical list of equipment operating with little down time,” Wickman said.

Cutting costs on equipment maintenance is not an option in the restaurant business, even during a down economy when budgets are tight, Wickman said. “With the responsibility of food safety as well as the cost of replacement equipment, it

is important to maintain equipment no matter what the current economy brings us,” he said. “It doesn’t save us money to skip maintenance on buildings and equipment.”

Instead, the company looks for cost savings by purchasing as much energy saving equipment as possible, minimizing energy use and lowering high utility costs. Antique and handcrafted light fixtures are used throughout the restaurants, with newer technology in lighting for energy savings used in the kitchens and service areas. LED and T-8 fluorescent lights are used in these working areas with some on-motion devices, limiting energy use. The company also recycles where recycling services are available.

“With an eye on energy costs and consumption when we expand our family of restaurants, we look for energy savings in choosing the right buildings, the right rooftop material, up-to-date HVAC equipment and kitchen equipment,” Wickman said.

“New and improved technology is being developed that we continue to explore and incorporate into our operations. We look forward to the next 42 years of doing business.” AF

By The Numbers:

Jan. 10, 1969 Opening day in Portland

$171.80 Total gross sales on opening night

$400,000 Company sales after the first year

10 million Customers served annually

$1 million Money invested per restaurant in antiques, interior improvement

40 Total number of The Old Spaghetti Factories

2 Number of The Old Spaghetti Factories in Arizona

10,000 Average square footage of The Old Spaghetti Factory restaurant

The Phoenix Old Spaghetti Factory. Photo by Roger Ottaway.

ARIZONA FACILITIES APRIL 2011 I 9

Assessing, Addressing Hail Damage

By Mark Strahan

H

ail storms can cause significant damage to unprotected air conditioner condenser coils.

Properly assessing and addressing hail damage to condenser coils, or any finned surface heat transfer coil, will help insure economical operation of the air conditioning systems on your buildings and avoid unnecessary and possibly more expensive repair costs later.

The outdoor portion of an air cooled package or split system air conditioning unit that rejects heat removed from the air stream by the indoor coil is called a condenser coil.

While a few manufacturers utilize all aluminum coils, the most common coil construction is copper tubing with aluminum fins. The aluminum fins are attached mechanically to the copper tubing. The aluminum fin stock generally used for newer air conditioning systems is relatively thin and is typically “enhanced.” Enhanced fins often have slots cut into the fin stock at regular intervals to intentionally create turbulence in the air stream that passes through the condenser coil. This intentionally induced turbulence aids in heat transfer.

When hail strikes an unprotected surface of a condenser coil, the aluminum fins are easily bent. The severity with which they are bent, the depth of the deformity and the total surface area of the coil affected are some of the primary factors that should be taken into account when deciding to repair or replace a condenser coil.

When surveying your air conditioning systems for hail damage walk all the way around and carefully examine the condenser coil from all angles. It may have damage on one side and not on the other. Some manufacturers utilize condenser

coils with fins that have been tinted various colors. The darker colors may not appear damaged until you take a much closer look. Also, some manufacturers are utilizing a plastic mesh over the condenser coil to protect it from minor damage. Look closely to be sure the mesh is not concealing damage.

The first level of damage you may observe could be identified as negligible. Negligible damage involves minor deformation of the fin surface over less than 10 percent of the surface area. The depth of the deformation to the fins does not extend into the enhanced area of the fin and no deformation of the condenser tubing has occurred. With negligible damage, the air flow through the condenser coil is not impeded significantly. While this type of damage is not aesthetically pleasing, it generally does not require corrective action.

Minor damage to a condenser coil is described as shallow indentations in the coil surface that does not extend into the enhanced portion of the fins and does not involve more than 15 percent of the coil surface area. This level of damage requires a different response than negligible damage discussed previously and may be addressed by merely straightening out the condenser fins to restore optimum air flow through the coil.

Moderate damage is defined as coil indentations or paths of bent fins that are at least 1/8 inch deep and cover up to 30 percent of the coil surface. Some of the deformation will extend into the enhanced portions of the fins. The indentations may not clearly reveal the size of the hail involved. This level of damage is more difficult to address and will require a minimum response of straightening the fins.

BEWARE OF STORM CHASERS An excess of out-of-town contractors seem to be monopolizing on the abundance of roofing and AC work to be performed in Phoenix.

Frustrations over extended waiting periods have created opportunity for “storm chasers.”

Hiring a storm chaser, or unlicensed contractor, to perform service on your roof or AC unit often voids the warranty, and you risk the chance of the work itself being shoddy or incomplete.

Rule of thumb is to always hire a licensed contractor. Your licensed contractor will also work with your insurance company to provide

10 I ARIZONA FACILITIES APRIL 2011

you with the proper recommendation on the equipment and repairs to get your property back in complete working order.

The Arizona Registrar of Contractors does not pursue customer complaints against unlicensed contractors after the fact, and by the time most people realize they’ve been scammed, the storm chasers are long gone.

You can check to see if a contractor is licensed by visiting the registrar’s Website, azroc.gov, which has a database of all roofers and HVAC contractors with active licenses.

hvac Coils with a moderate level of damage may not readily be restored to optimum air flow conditions. Moderately damaged coils may require 30 minutes or more per square foot to straighten the fins.

Severe damage to air conditioning condenser coils is defined as indentations in the coil surface that are from ? inch to 3/8 inch deep and extend well into the enhanced portion of the fins. The damage will cover 30 percent or more of the coil surface area. You may be able to determine the shape and size of the hail involved by the indentations in the coil surface. This degree of damage cannot be ignored and will eventually lead to equipment failure if not properly addressed.

Because of the nature of severe damage, it is far more difficult to straighten the fins, but it may still be possible to do so.

However, it is a very labor intensive project. Allow 40 minutes

to an hour per square foot. This level of damage may also involve damage to the refrigerant tubing in the coil. In some cases, it may be a better choice to replace the condenser coil rather than attempting to repair it.

If after surveying the coils in the air conditioning units serving your building you have any doubt about the amount of damage done to the condenser coils or the corrective action that should be taken, it would be advisable to ask the opinion of a qualified air conditioning contractor.

Mark Strahan is a 35-year veteran of the HVAC industry and is currently an account manager with Burt-Burnett, Inc., an HVAC mechanical service and digital controls contractor. He can be reached at 480.695.4168 or Strahan@burt-burnett.com. AF

Hail Storms Cause Hidden Problems on Air Conditioning Systems

By Linda Rehak

O

ct. 5, 2010, is not a memorable day for most people in the United States, but for residents in Arizona, that day is one that will not be forgotten any time soon.

A large storm system pounded the Phoenix area that day, dropping more than an inch of rain in less than two hours. The storm blanketed the valley with flooding. Hail the size of golf balls plummeted to the ground. Trees were uprooted with gale-force winds.

Roofs collapsed. Salt River Project reported that 19,000 people were without power. Even the officials at Sky Harbor International Airport had to delay arriving flights for about an hour. At one point, 40 planes had lined up for departure. October 2010 was definitely a day that will go down in weather history for Phoenix.

So what does a storm like this mean to building maintenance managers? If your building is experiencing water leaks, it is obvious your roof has been compromised with possible severe damage as a result from the storm. With a shortage of licensed

roofing firms left in the state, roofing contractors have waiting lists as long as four months for an appraisal. It will take many months for metro Phoenix’s stripped-down roofing industry to repair the tens of thousands of area homes and businesses damaged during that freak hailstorm in October.

But what about the hidden damage you may not even know about? Have you or your staff been on every roof for an inspection since the storm of October 2010? Having hail stones pounding on the outdoor air conditioning unit may have caused some serious damage. If the outdoor unit was hit by hail, the fins of the condenser coil may be bent, reducing the efficiency and capacity of the entire AC system. Even slight damage, with as little as 10 percent of the fins beaten down, will negatively impact the system. If damage is present, you will lose efficiency and cooling capacity, which will cost you money on cooling costs.

Damage to the equipment will usually be obvious, but the extent of the damage is nearly impossible to determine without

a professional inspection.

Some coils can be “combed out.”

However, the hail from the October storm caused enough damage that some units needs to be replaced. In many cases, coils are no longer available or are so expensive that it is more cost effective to replace the entire system.

Don’t wait until your spring AC checkup if you suspect hail damage to your system. No Arizonan wants to wait until 100 degree temperatures to find out their system is not cooling to capacity. And they surely don’t want to wait until the unsightly high power bill has arrived.

Linda Rehak is vice president of Just In Time Air Conditioning and Refrigeration. She can be reached at linda@justintimeref.com. AF ARIZONA FACILITIES APRIL 2011 I 11

energy savings

New Website Helps Building Owners Save

By Kathleen Mascareñas

I

n Arizona and across the United States, small businesses are often referred to as the lifeblood that keeps the economy pumping. According to the U.S. Small Business Administration, there were 488,456 small business owners in Arizona in 2008.

Edgardo Zavala became one of them when he opened Ciao Bella Medical Spa & Vein Clinic in Chandler in 2007. In just two years, the family-run practice has flourished despite tough economic times. The family will expand its 2,600-squarefoot building to 6,000 square feet in the coming months to accommodate the growth.

Alicia Zavala manages the business for her husband, and since their focus to become “the premier destination for skin care and cosmetic surgery in Arizona” is steadfast, there’s little time to spend on anything except patient care.

Salt River Project (SRP), the thirdlargest public power utility in the country, understands that smallbusiness owners like the Zavalas have limited time and resources. With companies like the

12 I ARIZONA FACILITIES APRIL 2011

Zavalas’ in mind, SRP created SaveWithSRPBiz.com — a place to help companies improve their bottom lines and save energy. Since the needs of each business are unique, the new site provides specific information for more than a dozen industries.

“We organized the information by different industries because the energy needs of a healthcare facility differ from the energy needs of a restaurant,” said Debbie Kimberly, SRP’s manager of Energy Efficiency and Policy Analysis.

“When customers go online, they get useful information such as how their specific industry tends to use energy. For example, most healthcare offices use 43 percent of their energy on cooling, 20 percent on lighting and 11 percent on ventilation. That gives building owners like Zavala an idea of where they may be able to make the biggest impact.”

“We always try to save energy as much as possible. It’s easier to do it at home because you don’t have the same needs as an office, where all the rooms are busy all day — even the restroom,” Zavala joked.

Until recently, she was not aware of SRP’s customized Website, but after spending about 20 minutes online, she found several ways to save. She also learned there’s a lot she did right, such as using a programmable thermostat to automatically increase the temperature to 80 degrees during nonworking hours, installing window tint and shade

screens on the double-pane windows, and unplugging “energy vampires,” such as coffeepots in the break room.

By quickly and easily using the Equipment Energy Cost Calculator found on SaveWithSRPBiz.com, Zavala learned she could save as much as $500 every year with three minor modifications: get in the habit of turning off the office’s eleven 17-inch LCD computer monitors after hours; install occupancy sensors in rooms that are used less frequently, like break rooms; and replace incandescent exit signs with more energy-efficient LED models.

Small business owners make decisions that affect their bottom lines every day. The goal of SRP’s Website is to give companies one more tool to manage energy costs and succeed.

With SaveWithSRPBiz.com, SRP customers will also learn about rebate opportunities, quick fixes and longterm energy-saving solutions, steps their peers have taken to save and pricing and billing options. The site also contains valuable information about water conservation and renewable energy.

In addition, customers are encouraged to take advantage of the “Ask an Expert” service, which provides customized answers from SRP’s team of engineers and researchers.

“I think it’s very useful for somebody who is on a tight budget. I think it’s very good for all the customers to have access to that information,” Zavala said.

Now that she’s more educated through the Website, Zavala can rest easy knowing that she and her husband own an energy-efficient building, and she can continue to remain focused on managing their growing business. AF

janitorial

Is Your Cleaning Staff Ruining Your Building?

By Allen Randolph

I

s your cleaning staff ruining your building? Your initial answer is probably, “Of course they are not ruining our building. Our staff is just cleaning the building.”

Look for the Signs Most business owners and managers expect the janitorial staff to follow an established cleaning protocol. Expectations are that the cleaning staff is taking into account the impact of the cleaning process on the life expectancy of the building they are cleaning, along with other factors such as health, appearance and budget.

You have probably heard the term “cleaning for health,” which should be the primary objective of your cleaning staff. However, cleaning for health should be executed without damaging the cleaning surfaces. This is not the case in most cleaning organizations. If you look closely, you will see the signs.

Preserving Your Assets Asset preservation is a critical objective of the custodial department.

Extending the life of your organization’s

assets through proper daily cleaning is good business. Many of the practices void the warranty of the asset you are trying to clean. These assets represent a significant investment by your organization. Floor coverings, HVAC units, walls and restrooms are assets that frequently appear in annual capital renewal budgets. Making sure you get the maximum from your investment in these assets is critical, especially in tough economic times.

Make Sure Your Staff Isn’t Ruining Your Building First, make a policy in your company that, “We will not void any manufacturer’s warranty from the cleaning practices we utilize in our buildings.” Second, limit the amount of corrosive chemicals in your building. Many cleaning products like toilet bowl cleaners, floor stripping chemicals, baseboard strippers (which are present to address the ring around the building they created), carpet spotters, industrial de-greasers and others can have disastrous effects when they come in contact with the wrong

The Signs: Damage Caused by Common Cleaning Practices Ring Around the Building: A condition created by a dirty mop contacting the baseboards and walls of an area.

Over time, this condition will continue to creep up the walls, sometimes reaching up to 6 inches high.

Color Loss in Carpet: Move a file cabinet or other fixed item and look at the carpet underneath. Is it a dramatically different color than the rest of the carpet? It may just be dirty right? Clean that area and look again.

Still not the same color. This loss of color may be from the chemicals your staff is using to clean.

Damaged Finish on Restroom Fixtures: Has toilet bowl acid damaged the faucets, handles, mirrors and other fixtures in your restrooms? Has abrasive scrubbing caused damage to the same surfaces?

surface. They will end up in the wrong place if you do not have a very strong process to prevent that from happening. Third, limit the amount of abrasive pads in your building. It is common to have black, green, steel wool and other pads in the custodial storage area. This aggressive abrasion is not intended for most of the surfaces in your building. However, if they are in the custodial closet, they will be used in the wrong place and cause permanent damage.

A properly managed cleaning staff using the correct chemicals and tools and paying attention to details will create a healthy indoor environment without shorting the life of your capital assets. That is processional cleaning, and that is what you should demand each and every day from the staff in your buildings.

Allen Randolph is president of Don Aslett’s Clean Green World. For additional information about cleaning process management and cleaning audits, please call the Clean Green World at 866.404.7428. AF

Shiny/Dirty Floors: Is your staff putting floor finish on top of dirty floor finish?

Loss of Color on Hard Floors: Caused by overapplication of floor finish, requiring aggressive chemicals and pads/ brushes that can damage the very floor that the finish is designed to protect. (See above.)

Over-Loaded Air Handling System Filters: Caused by poor vacuuming and dusting processes. If the dirt and dust is not properly removed through the cleaning process and is re-distributed instead, then the air handling filters will fill up sooner and cause the system to work harder than designed, shortening its useful life.

Damaged Wood Floors: Over wetting wood floors during cleaning can damage wood floors.

Damaged Legs of Office Furniture: Caused by hitting furniture during vacuuming.

Grout Damage: Harsh chemicals lead to damaged grout, which leads to tiles popping out.

ARIZONA FACILITIES APRIL 2011 I 13

W

hen MTD Products Inc., a manufacturer of lawn and garden products, moved operations of their manufacturing facility at 10 Chandler Industrial Park to Mexico, Lincoln Property Company of Phoenix purchased the under-utilized property with plans to demolish six of the buildings and refurbish the three remaining buildings.

The location of the property along Interstate 10 between Ray Road and Chandler Boulevard in Chandler was a key factor in the transaction. Lincoln, which has developed 2.9 million square feet in Arizona, is widely known for properties with sophisticated design, high quality and superior locations.

“Despite talk of a slowing economy, we believed demand for well-located, in-fill locations would continue to be strong,” said David Krumwiede, executive vice president for Lincoln Property Company, which has developed more than 112 million square feet of office,industrial and retail

14 I ARIZONA FACILITIES APRIL 2011

projects nationally. “Location selection has been a key factor in Lincoln’s success in the Valley. 10 Chandler is in a very strong core location with Interstate 10 freeway visibility.”

Lincoln razed two thirds of the structures at 10 Chandler — those that had been deemed dysfunctional — and developed 343,000 square feet of new industrial buildings, with each of the six buildings between 44,000 and 88,000 square feet. The new buildings were developed to create a quasi-retail environment, Krumwiede said. The new space provides tenants with office, showroom and warehouse components all in one place. The buildings that face Interstate 10 were built to be mezzanine-capable, allowing tenants the ability to add a second floor to create higher-end showrooms.

“Because it is a well-located, in-fill property, it made tons of sense to purchase the property,” Krumwiede said.

continued on page 16

Owner: American Realty Advisors and Alliance Commercial Partners Property Manager: Lincoln Property Company Architect: Butler Design Group Contractor: The Renaissance Companies Project Size: 553,000 Square Feet, nine buildings on 37 acres Photos courtesy of Lincoln Property Company.

ARIZONA FACILITIES APRIL 2011 I 15

continued from page 14 “I think we will see more of that moving forward, especially as more tenants want in-fill locations and as traffic and transportation issues increase. We will see more of this happening as our building stock gets older and as buildings become more obsolete and it makes more sense to demolish or rehabilitate.”

The remaining three buildings at 10 Chandler, which totaled 162,000 square feet, were refurbished and made available for sale or lease. Re-purposing the buildings required a lot of clean up, Krumwiede said. The roofs were repaired and replaced. The buildings were repainted and patched. And awnings and sheds that had been built onto the original structures had to be removed. The utilities also had to be upgraded. And instead of building speculative suites with empty, gray box shells, Lincoln completed the office spaces and installed evaporative coolers.

The whole project was finished in 2008.

By refurbishing the buildings, Lincoln was able to take a sustainable approach to development, Krumwiede said.

16 I ARIZONA FACILITIES APRIL 2011

“I think it is a positive move. It is good for the community, and it is one of the most green things you can do to rehabilitate an existing building,” Krumwiede said. “You aren’t starting from scratch, and you aren’t adding a lot to the landfill.”

In February, American Realty Advisors and Alliance Commercial Partners acquired the 553,000 squarefoot, Class A industrial park from Lincoln Property Company. Lincoln had decided to market the property due to the lack of supply of industrial investments and the subsequent high demand. Lincoln received more than 20 offers on the property, which sold close to what an office space would sell for in the area on a per square foot basis, Krumwiede said.

“As the economy continues to recover and businesses begin to add jobs to the region, we anticipate a growing need for industrial space in the Greater Phoenix MSA,” said Kirk Helgeson, American’s EVP/executive managing director of investments. “Given the changing economic landscape and Chandler’s attractive price, American expects to be

able to market the vacant space at favorable terms relative to competitive product and eventually reposition the property into a core asset.”

Lincoln Property will continue to serve as the property manager of 10 Chandler, adding to the nearly 4.7 million square feet of commercial space it manages in metropolitan Phoenix.

The new owners felt it was best for Lincoln to maintain its relationships with the tenants, making it a win-win for everybody, Krumwiede said.

At 10 Chandler, tenants are responsible for managing their own spaces, including cleaning and utilities, Krumwiede said.

Lincoln is responsible for the exterior maintenance of the buildings as well as the common areas. Additionally, the company handles the tenant improvements and coordinates leasing contracts.

When Lincoln purchased the property in 2005, MTD Products had completely vacated the buildings, requiring the management company to lease out the entire project. The downturn in the economy made it difficult to lease out the space, but Lincoln “powered through it,” Krumwiede said. Current occupants include B/E Aerospace, ArmorWorks, CloudBlue and Inyati. Pending the completion of three more contracts, the industrial park will be 45 percent leased.

“It was tough for a while, but demand has dramatically picked up in the last six to nine months,” Krumwiede said. “It was a set back, but we have managed our way through it.” AF

BOMA of Greater Tucson PMB #140; 3305 N. Swan Rd #109 Tucson, AZ 85712 Office: (520)299-4956 Fax: (520)299-6431 bomagt@comcast.net www.bomagt.org

PRESIDENT’S MESSAGE BOMA Greater Tucson was given an Honorable Mention Award for “Outstanding Promotion and Participation of the 2010 Experience Exchange Report.” This award was presented at the Board of Governors Meeting at the 2011 Winter Business Meeting.

We are joining with BOMA Greater Phoenix as Arizona BOMA to meet with our national senators and representatives in March while they are home on recess from Congress. We will take this time to introduce our members of Congress to BOMA and the power of the commercial real estate community nationwide.

Mission Statement: To actively and responsibly represent and promote 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.

2010 Officers: Gay Jarvis, President

Then in April, Arizona BOMA will hold its State Advocacy Day. We will meet with our local legislators to discuss issues relevant to commercial real estate in Arizona.

Gay Jarvis

BOMA Greater Tucson and IREM Economic Forecast

Keynote Speakers: John E. Buehler, economic consultant; Paul Kraft, banker; Scott Soelter, developer Industry Reports: Office building by Bruce Suppes; retail by Greg Furrier; medical

by Neal Carolan; industrial by Russ Hall; multi-housing by Mike Sandahl

Dana Elcess, Secretary Andrea Krug, Treasurer Mona Deane, Past President

2011 Schedule March 29: BOMA Greater Tucson meeting April 26: BOMA Greater Tucson annual trade show May 24: BOMA Greater Tucson meeting All events will be held at the Sheraton Tucson Hotel, 5151 E. Grant Road, Tucson, Ariz. Please feel free to check out our upcoming events calendar on our Website at BOMAGT.org.

Partnership Program BOMA Greater Tucson is pleased to announce its new “Partnership Program.” This program gives BOMA GT members the opportunity to sponsor some or all local events and receive special recognition throughout the year. Currently three levels of partnership, Saguaro, Ocotillo and Prickly Pear, are offered.

Thank you to our first Saguaro level partner: Pinnacle Restoration.

Membership Benefits Membership in BOMA Greater Tucson is all about opportunity to learn, to grow and to affect positive change in the building ownership and commercial property management industry. BOMA Greater Tucson links real estate professionals to the information, networking and education they need to succeed. Here are a few of the benefits members enjoy: • Be part of a powerful team • Build Important Relationships • Boost Your Knowledge and Skills

17 I ARIZONA FACILITIES FEBRUARY 2011

• Stay Up-to-Date on the Industry • Enjoy Exclusive Networking Opportunities • Access a Worldwide Industry Network

• Advance Your Career and Hire the Right People • BOMA Membership Saves You Money

ARIZONA FACILITIES APRIL 2011 I 17

Re-Paint your Property for Curb Appeal, Durability and Protection

By Chris Greer

I

n today’s market of empty buildings and low occupancy, potential tenants are searching for that certain location to place their business that has curb appeal and will attract customers. They are not looking to start or move a business into a rundown or weathered building.

The number one reason for repainting your commercial building is simply customer perception. Potential tenants are looking for modern-day color schemes — colors that take that old façade and make it pop. By “refreshing” the paint job you can give your customers the feel and look of being in a new building.

Why paint? You might have asked yourself. Is my facility overdue for a new paint job? Why isn’t anyone showing interest in my building?

Understand that customers are aware and notice the conditions of your building. First, they may not be likely to say anything aloud, but if they do say something about the appearance of building, listen carefully.

Your potential customers may look elsewhere after seeing your dilapidated exterior. The appearance of your building may not necessarily represent your company’s abilities, but that’s how your customers will likely interpret them. Remember, your property will be judged by its curb appeal.

One-Stop Shopping: Can the contractor that you pick do the painting, patching of surfaces, any special caulking, roof coatings, wood and drywall repairs, sandblasting, floor finishes, etc.?

Color choices: The contractor should be able to work with you on colors and do mock up or color samples. Almost all major paint suppliers have programs with their color pallets and are willing to do digital renderings.

18 I ARIZONA FACILITIES APRIL 2011

Protection: When re-painting your property it is important that you consider that not only does paint and color give you a new look, it adds protection to all your substrates, including wood, CMU block, stucco, metals, concrete walls or any other surface that has to endure the elements of the weather conditions in your area.

In Southern Arizona and Phoenix, the south and west sides of all buildings take the worst beating. On these sides of buildings, extra care is needed to protect them. They should be recoated every four to six years, waiting

PICK A CONTRACTOR When looking for a painting contractor, there are several things that you will need to consider.

Experience: You will want to pick a contractor who has been in business for several years and has lots of experience doing re-paints on buildings that are occupied. The last thing you want to do is inconvenience your customers.

Knowledge of Painting: This will probably be the single most important thing that you should consider, this will include surface prep, substrates, application methods, types of materials to be used for value as well as durability and protection.

any longer will result in more surface prep, which will add to the price of the paint job.

Durability: There are many new products that give you great durability for today’s paint jobs. The paint manufacturing companies have developed better resins and binders.

They have products that fit the wide range of substrate conditions that vary from building to building. Sometimes the surface that no one sees becomes the most important. For example, many people say, “Let’s not worry about anything on the roof. No one is going to see that.” This is wrong. Almost 90 percent of paint failure or problems start at the parapets on caps/tops of walls. It is wise to always have the best protection coating such as an Elastomeric at the caps and backs of roof parapets.

Price: This will determine the type of job that can be performed. While entire repaints might cost more than you can afford or are willing to spend at the time, making sure it’s done right is important. Most good painting contractors can provide you with some options.

The Bid Process: You should get more than just one bid from one painting contractor. Examine the bids thoroughly, comparing apples to apples. At first glance, one painter might stand out because their price is more affordable, but they also might not have included everything you want done or everything that should be included to ensure the job is done right. Make sure the contractor will complete the paint job per the Painting and Decorating Contractors of America (PDCA) standards. This will hold the painter accountable and is another way to ensure that your job is going to get done the right way.

In re-cap, when you are considering repainting your building there are many things you should consider.

Picking the right contractor is the most important decision you will need to make. Make sure the contractor has the knowledge to get the job done right and that you as the customer or going to be happy. Know the scope of work you want to have done. If you

exteriors Questions you should expect your painting contractor to ask or know the answers to:

can’t afford it, what are your best options? Can it be done in multiple phases? And lastly, when comparing bids from one contractor to another, make sure each bid has everything you want included. Usually, the more specific the bid, the better. A good repaint isn’t always the cheapest, and you will want to remember that when going through the bid process.

Chris Greer is president of Nelson J. Greer Painting Contractors, Inc. Nelson J. Greer Painting Contractors has been in business since 1968 and has been painting in Arizona for more than 65 years. For more information, visit www.nelsongreerpainting.com. AF

1.The project: What do I want to have painted?

Do you want options? If you are not sure, ask the contractor to give you options that may fit your budget.

2.Surface prep: What surface prep will be needed to paint this property?

3.Paint: What type and brand of paint fits the needs of your project?

4.Clean-up: What is the plan for daily clean up?

5.Time frame: How much time will it take to do the project?

6.Warranty: What warranty will they give you on their work? Remember, when the job is done right, there is seldom a warranty issue.

ARIZONA FACILITIES APRIL 2011 I 19

Valuing Freedom over High Levels of Access Controls

By Tony Gentile

A

ccess control is the single

most important job responsibility any security professional will face. Trying to balance a degree of control while affording a level of freedom can be a daunting task.

Access Control at Your Venue Access control within a facility will always be a high priority for security. It is the daily mission of security professionals all over the world to protect people and property regardless of who the client may be. Access control must provide some protection against the free movement of employees, customers and students or others bent on creating a serious threat to life and property. Such a program must be implemented without interfering with the orderly and efficient operation of the facility to be protected. It must not be obtrusive, yet it must provide a predetermined level of protection against a criminal attack from outside as well as within.

Obstacles Concerning Higher Levels of Access Control Integrating traditional security techniques, access control, technology and an effective security force while simultaneously preserving a sense of freedom is difficult. To do so without infringing on the public’s enjoyment is even more of a challenge. Some common obstacles security professionals face while enforcing various forms of access control are: • High levels of access control can make locations unattractive, therefore unprofitable 20 I ARIZONA FACILITIES APRIL 2011

• The restriction of one’s freedom creates objection from individuals • Battling the public’s perception that freedom is an entitlement and not a luxury In most cases, a commercial environment is more likely to have a wide variety of tenants with an equally wide range of security needs. Often, this will include shops and restaurant facilities open to the public.

Commercial building’s owners and managers must either create a single security program that meets all tenant needs or allow tenants to deal individually with security needs. When the entire building is occupied by a single corporate tenant, the level of security can be decided by that entity and a uniformed policy applied.

Access Control and Degree of Risk Essentially the degree of risk that management, tenants and the general public interacting in commercial properties are willing to bare will determine the particular level of access control in that environment.

Types of Risk Risk is the possibility of suffering harm or loss with a known or foreseeable threat to an organization, its people or property. There are two types of risk that are applicable in commercial properties: static risk and inherent risk. Static risks are constant and unchanging and often found at high-profile venues. Inherent risks are unavoidable because of the nature of the business, like those risks found in ballparks, subway systems and critical infrastructure.

Although the level of risk associated with a particular setting might never change, the probability of a tragic event can be mitigated with the help of the general public. To maintain our freedom over high levels of access control, the general public must adopt a ‘standard of care’ perspective.

Societal Responsibility Society must be charged with the responsibility of diligence and awareness in those settings which are absent of mid to high levels of access control. In addition, communicating to

security security personnel or local law enforcement when something does not seem right is vital to the safety of others. The days of social apathy are over. Many law enforcement agencies across the nation have adapted a “see something, say something” program, allowing the general public to report anything that seems suspicious or out of place.

This can also be directly related to “standard of care” in that we must look out for each other. Proper care must be exercised in any and all public environments which might be susceptible to an act of terror. Social awareness can and should become an integral part of any comprehensive public or private safety plan.

Anthony Gentile is the president of ISS Security Services. He can be reached at 800.822.8355. AF

ARIZONA FACILITIES APRIL 2011 I 21

Correct Carpet Cleaning Methods Conserve Natural Resources, Keep Indoor Air Clean

By Thomas Carlson

C

onserving natural resources and improving the indoor environment of retail locations to make it more advantageous for customers to visit is a common interest among building owners. The causes of poor indoor air quality are better understood today, yet options that lead to better air quality are sometimes overlooked. Not only are basic design elements, such as ventilation systems, critical, but architects, designers and facility managers need to also recognize the impact of building materials and cleaning processes.

The choices we make for carpet cleaning can impact these environmental concerns and should be taken into consideration. Along with the focus of using environmentallyfriendly (green) cleaning products, it is also important to review the amount of water used during cleaning and the amount of organic particles (mold spores) released into the air due to excessive moisture in the carpet.

Dusts and bio-aerosols are common contributors to ongoing poor indoor air quality. (Bio-aerosols can be pollen, bacterial, fungal or mites.) Therefore, it is essential that buildings be kept clean and dry. Poor cleaning practices will contribute to the accumulation of dusts and biological debris.

Inadequate frequency of cleaning or incorrect cleaning can result in poor indoor air quality due to soil contaminates that build up in the 22 I ARIZONA FACILITIES APRIL 2011

carpet without proper removal.

Airborne particulates and organic growth increases as the soil levels grow.

The introduction of substandard cleaning chemicals can trap and attract soil more rapidly.

For decades, the popular choice for carpet cleaning has been hot water or steam extraction, which utilizes a high volume of water and detergent solution to rinse the soil from the carpet. This method takes an extended time to dry and the moisture left behind can breed

Indoor Air Quality • The levels of some pollutants in indoor air have been found to be considerably greater than in outdoor air.

• The average person spends approximately 90 percent of his or her time indoors.

• OSHA estimates 30 percent of commercial buildings have indoor air quality problems — potentially affecting about 21 million people.

mold and mildew spores that may be released into the indoor environment.

Some extraction chemicals can also cause rapid re-soiling due to the detergent residue left in the carpeting after it dries. This method should only be used for restorative purposes and be followed by fans that dry the carpet as quick as possible.

Another alternative is dry compound “powder” cleaning. This absorbent mixture, resembling wet sawdust or powder, is spread over the carpet. A machine brushes the mixture into the carpet to absorb the dirt.

When the mixture dries, it is

vacuumed out. This method does not have over-wetting or moisture concerns, but certain soil levels might not be fully removed and powder particulates are sometimes left in the carpet and may be released into the indoor environment. This method usually requires an annual hot water extraction to remove any powder or excessive soil residues.

Low moisture encapsulation cleaning is gaining strength in retail spaces. Encapsulation utilizes a specialized polymer technology that removes soil from the carpet fibers and encapsulates or surrounds it in a crystalline coating that dries brittle for easy removal with a HEPA filter vacuum. This method utilizes a foam/spray application with brush or pad agitation which minimizes the water required for effective cleaning.

With Indoor Air Quality (IAQ) being an area of increased government and building occupant concern, it is apparent that the focus on cleaning will be equally important for health reasons as well as appearance levels. An efficiently planned, regular maintenance program for your commercial carpet will create a more pleasant environment for your customer, prolong carpet fiber life and improve carpet appearance. The correct carpet cleaning methods will help conserve natural resources and provide a clean indoor environment for your patrons.

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

flooring Benefits of Encapsulation Carpet Cleaning Powerful Polymers: These detergent polymers encapsulate and suspend ground-in dirt. The polymers also enhance the efficiency of routine vacuuming, allowing for continued removal of residual soils after the initial application. This preserves the appearance of the carpet fiber long term with less disruption.

Stain Resistant: Encapsulation solutions also contain stain resistors that provide superior protection from acid dyes commonly found in food and other items.

Surface Tension Modifiers: These chemicals enhance the product’s efficiency and are particularly effective in removing oils and greasy dirt found in many commercial carpets.

Continued Protection: Correct cleaning frequently, utilizing high quality encapsulation products, can keep the carpeting looking great with little visual degradation between cleanings due to the soil and stain resistant properties that are introduced with each cleaning.

Water Conservation: Significantly less water is used for encapsulation cleaning versus conventional hot water extraction, which enables use of carpeted areas sooner.

This keeps the carpeted areas accessible to customers and also eliminates problems which can be caused by lingering moisture.

Indoor Air Quality: Creates fresher, healthier environments by reducing odors and soiling caused by either excess water or sticky residues. Organic compounds such as oils, particulates, mold, mildew and fungus are encapsulated and many times eliminated from existing contaminated carpet.

EPA (dfe) Designed for the Environment: dfe certified encapsulation carpet cleaning products will not harm the environment. They are free of hazardous air pollutants that can negatively affect indoor air quality. In addition, the product contains a light, clean, fresh scent as opposed to unpleasant chemical odors, which are emitted from traditional carpet cleaning solutions.

ARIZONA FACILITIES APRIL 2011 I 23

Early Detection, Identification, Intelligent Control Measures Critical in Resolving Ant Infestations

Photo courtesy of the National Pest Management Association

By Aaron Eubank

A

nts are one of the most successful creatures on Earth.

Since they are small in body size, they are adaptable to changing environmental conditions. Since they are social insects, they work together as a team in order to have success.

Several thousand different species are on Earth, with roughly 500 species found in the United States. Of these, only about 30 different types infest structures. Three species of carpenter ant can cause severe structural damage, and two other species are an annoyance because of their presence in residential and commercial buildings.

Carpenter Ants Carpenter ants are beneficial for the environment because they break down dead wood into compost. Unlike

24 I ARIZONA FACILITIES APRIL 2011

termites, carpenter ants do not eat wood. They merely chew galleries in the wood. Over time, this activity weakens the wood in buildings, causing structural damage.

Carpenter ant colonies in structures are usually secondary or satellite colonies. If there is a moisture source within the building, such as a leaking pipe, the colony will most likely be adjacent to this area of the building. In most cases, the primary colony is located outside and can be up to 500 feet from the structure itself.

Some ant species have multiple queens whose purpose is colony propagation. The carpenter ants, in most cases, have just one queen.

Believe it or not, colonies can grow to 50,000 to 100,000 ants over time.

In addition to the queen, there are

three other types of workers in the colony. The smallest ants in the colony are called the minims. Their job is to stay inside the colony and tend to the queen and to make sure the larvae that hatch from the eggs are fed.

The medium-sized ants are called the minors, and their job is to forage for food outside the colony and to bring it to the minims inside the colony. Only about 10 percent of the colony is out of the nest at one time. The other 90 percent of the group remains inside the colony to help the minims with feeding the larvae and to work on increasing the size of the nest. The foraging for food takes place at night. Just like most people, carpenter ants love sweets.

The largest group of ants in the colony is the majors. Their primary job is to protect the colony.

pest control Argentine Ants These ants are aggressive and can have huge colonies. Colony sizes can easily number in the thousands. The good news is that these ants neither bite nor sting. These ants are relatively small, roughly 2.5 millimeters in length. The queens are about twice that size. Unlike the carpenter ant, this species can have hundreds of queens and thousands of workers. Since there are several egg-producing queens in each colony, populations tend to grow rapidly.

Once Argentine ants invade an area, they quickly become the dominant species. Each individual ant is readily accepted into every Argentine ant colony. Other ant species do not have that luxury. If they were to wander into a colony other than their own, they would be killed.

This species of ant would prefer to

set up nesting sites near water or other damp areas, but this type of location is not essential to colony location. Many times colonies are located under slabs, in wall voids and other hard-to-find areas.

Argentine ants are also attracted to sweets, but they are omnivorous, meaning they can, and will, eat just about anything from sugars to proteins and fats to carbohydrates.

Pharaoh Ants The pharaoh ant is even smaller than the Argentine ant. It is typically 1.5-2 millimeters long. The colonies are so small they can fit under a wet mop or behind an electrical outlet cover. Colonies can have up to 100,000 individuals.

This ant is light in color, which makes it harder to see on certain surfaces. The direct application of pesticides to areas with pharaoh ant activity usually results

in the colony splitting in two and compounding the problem. Baiting is a much more successful route for treatment. This ant also is attracted to sweets, but like the Argentine ant, will eat just about anything.

While this ant does not bite or sting, there have been more then a dozen pathogenic bacteria associated with this species, so it is deemed a public health hazard.

These are just a few of the many ant species that can invade structures.

Early detection, identification and intelligent control measures are all critical pieces needed to solve any ant problem.

Aaron Eubank is the owner of Titan Pest Control. He can be reached at 623.879.8700 or aaron@titanpest.com. AF

ARIZONA FACILITIES APRIL 2011 I 25

Going A Up? Reduce Costs and Energy Use through Elevator Efficiency

By Michael Lewis and Kellie Lindquist

Chart 1

Chart 2

26 I ARIZONA FACILITIES APRIL 2011

s part of a building’s overall energy usage, elevators consume up to 10 percent of the total energy in a building. From an environmental standpoint, the most significant impact elevators have is the electricity use while the elevator is in service. Therefore, buying or installing elevator equipment that promotes low-energy consumption can help save money and reduce a building’s environmental footprint.

Buildings and Energy One way to measure overall energy usage is by calculating the power factor (PF) of the building and/or its energy-consuming devices. These are generally motors, transformers, high intensity discharge (HID) lighting, fluorescent devices or other pieces of equipment that require magnetism to operate. The following are three components to the power consumption of an electrical device in alternating current (AC) circuits: • True power is electricity consumed to do the work of an electrical device. Measured in watts, this is the energy that the meter on a building measures.

• Reactive power is non-working electricity required to generate the magnetic fields needed by some devices in order to operate.

This power is not a direct component of a consumer’s electric bill.

• Apparent power is electricity provided by the utility company to meet the demands of a facility. It is measured in voltamps (VA). Apparent power is what utilities must generate to meet demand.

Power factor is a measurement of electrical system efficiency in the distribution and consumption of electrical energy. It is the percentage of the amount of electric power being provided that is converted into real work and expressed as a number between zero and one. For example, if

a device had a .70 PF, then 70 percent of the power that the utilities generate to run the device is actually being converted into real work. The lower the PF number, the poorer the PF efficiency. The higher the PF number, the greater the PF efficiency.

In some areas, utilities use PF in the computation of the demand charge. A low PF for a customer’s facility could result in a demand charge penalty that increases the monthly demand cost. This is where newer, more innovative elevator control systems can contribute to lower energy consumption and improve a buildings’ overall PF. Because of electrical losses caused during generation, distribution and consumption of electricity, the amount of power needed to be provided by a utility company will be greater than the amount for which they get paid by consumers.

Comparative Analysis During a recent modernization of two identical traction elevators, before and after energy data was collected.

The original, first generation silicon controlled rectifier (SCR), direct current (DC) motor control was measured using a series of fixed run patterns and known loads. After modernization, the new insulatedgate bipolar transistor (IGBT)-based alternating current (AC) motor control for a permanent magnet synchronous motor system was measured using the same run patterns and known loads.

The SCR-DC system used far more energy (watts/hour) to move the exact same load through the exact same distance compared to the IGBT-based permanent magnet AC control (Chart 1). In fact, in these six load tests, the IGBT-based system used less than half the energy. An incredible 383 percent increase in power factor of the IGBT-based system compared to the SCR-DC system (Chart 2). That means more of

elevators the energy consumed was being converted into real work with less waste in terms of heat and magnetism.

These kinds of energy usage reductions and PF increases are becoming even greater as newer elevator technology gets incorporated into buildings.

It’s easy to see how reducing energy consumption and increasing power rating can benefit the building’s owners and operators. However, these same improvements benefit the community as well. The electricity not being used in one building can be used by other customers — allowing utilities to meet the community’s electricity demand without increasing electricity generation. That translates into no rolling blackouts or brownouts, no new power plants being built and an overall smaller environmental footprint.

Hydraulic Elevators Up to this point, traction elevator technology was discussed where wire ropes pull the elevator from above the car. In contrast, the hydraulic elevator pushes the elevator cab through the hoistway. The way a hydraulic system works is a piston and cylinder are sunk in the ground below the elevator. To go up, a pump forces oil from an oil tank reservoir into the cylinder — causing the piston to rise, making the elevator cab go up. To go down, gravity and the weight of the cab pushes the piston down into the cylinder and forces the hydraulic oil back into the tank reservoir. Historically, hydraulic elevators (or hydros) have been installed where either the building had fewer floors (typically six to eight) or lower material and installation costs were a consideration (when compared to a traction elevator).

So how does a hydraulic elevator measure up in energy consumption?

Two identical hydros operating as a duplex were replaced by two identical

traction elevators utilizing ACpermanent magnet motors. This is a process where the elevator hoistways and machine rooms were stripped to the walls of their hydraulic elevator components and replaced with traction elevator components. As reflected in the charts, there is tremendous opportunity to lower energy consumption of low-rise elevator applications by replacing aging hydros with modern traction elevators.

Considerations Beyond the Hoistway Energy reduction of a building’s elevators can also impact heating, ventilation and air conditioning (HVAC) systems. Quite often, elevator machine rooms are air conditioned to support removal of the heat generated by elevator control systems. Motorgenerator-based elevator controls create a tremendous amount of heat; the effect is multiplied when several systems are contained in the same machine room.

Additionally, a check should be made of the shut-down timer typically employed with motor-generators (MG) sets. Is it working? Does the M-G set turn off after a set period of time?

Or has the timer failed and no longer shuts down the motor-generator, wasting energy as the M-G set turns but no work is being done by the elevator?

The elevator cab’s lighting can impact both the energy consumption and HVAC systems. A recent survey conducted of a 34-story high rise office building with 18 elevators showed the cab lights were on 24hours a day. There are 28 incandescent light bulbs per elevator. That worked out to 100-amps of power being consumed continuously. By replacing the incandescent bulbs with compact fluorescents, energy consumption could be cut to 30 percent. And if a 24-hour clock timer is added to shut the lights off at midnight, even more energy could be saved.

Reducing Energy Consumption Finally, if you’re considering an elevator modernization, call your electric provider or visit their Website to explore the possibility of energy rebates from the local utility provider.

It is quite common for utilities to offer dollar incentives for specific building improvements that reduce energy consumption and improve PF. There are various benefits to building owners and facility managers who lower their power consumption and understand how power factor helps reduce the overall cost of energy, particularly the energy used to run the elevators in their buildings. These benefits go beyond the elevators themselves to include benefits derived from HVAC systems, cab lighting and energy consumed when the elevators are not moving that affect the monthly utility bill.

Michael Lewis is the North American project manager, R&D product development, for KONE Inc. He is concentrating on introducing a new, energy efficient traction elevator system and validating energy consumption of several other key KONE control systems.

Kellie Lindquist is the North American marketing manager for KONE Inc., focusing her time on educating vertical transportation customers’ about the latest product/service solutions. Contact KONE at 602.269.7977 or 520.631.6552. AF

ARIZONA FACILITIES APRIL 2011 I 27

LEED

Should a LEED EBOM Certification figure into Your Next Fiscal Year?

By Eric Baxter

A

s a building owner or property manager, two primary business goals are to maximize net operating income and provide tenants with a comfortable, wellfunctioning building. In recent years, the U.S. Green Building Council’s LEED for Existing Buildings Operations and Maintenance (EBOM) rating system has been used successfully on hundreds of buildings to help meet these business goals.

LEED EBOM provides building owners, property managers and operators with guidance on how to incorporate green building operational practices, offers standardized methods to rate building performance and acts as a third party evaluation platform to recognize achievements. The rewards for completing this process include reduced operating expenses, and a green differentiator to maintain and attract existing and prospective tenants.

The rating system is fairly simple in its layout. Any building seeking certification must meet both basic prerequisite requirements and accrue points from a variety of optional credit strategies. Basic requirements include: verifying minimum water and ventilation system performance thresholds, conducting a baseline energy analysis of the buildings systems to identify cost-savings opportunities and establishing building operational guidelines to encourage sustainable purchasing, waste management and cleaning practices. Additional credit strategies could focus on: exterior site features and maintenance practices, water and energy using systems performance, material purchased for building operations and tenants, waste and recycling performance or indoor environmental quality improvements.

The cafeteria-style rating system allows 28 I ARIZONA FACILITIES APRIL 2011

project teams to customize their certification program based on building ownership requirements, budget and building infrastructure attributes.

Evaluation criteria are different for every project, usually balancing operational cost savings, marketing impact and tenant satisfaction. In the commercial real estate market, most teams focus on LEED strategies with a good simple payback that yield a quantifiable return on investment. For instance, it may sound like common sense to optimize when air conditioning and lighting turn on and off each day in different areas of the building, but these quick payback opportunities and years of operational cost savings often remain untapped.

Many building improvements yield simple project cost paybacks of less than two years and thousands of dollars of annual savings. On one LEED project, scheduling changes like these required approximately $13,000 of controls contractor programming assistance but yielded an estimated $104,000 of annual operating savings.

Some strategies create financial payback while simultaneously improving tenant conditions, such as addressing issues with HVAC system economizer cycles. When working properly, these cycles should optimize outside air use for climate control and minimize use of the system’s mechanical compressors. But these economizers often operate incorrectly, using excessive energy and creating poor indoor air quality. Correcting this helps your bottom line and provides a positive, tangible story to share in releasing negotiations and in conversations with potential tenants.

Even though the benefits are clear, you’ll still need to be aware of and justify the costs of a LEED certifi-

cation program. Basic costs incurred on all projects will include registering the project and paying for the independent third party review of your certification submission. Other costs could include outside consulting assistance, investments in equipment infrastructure and small changes to procurement practices. Many of your service subcontractors (window washing, landscaping, pest management, cleaning, etc.) are willing to move to greener operational practices for little or no cost premium to keep your business.

Buildings with more than 20,000 square feet typically find a good balance of costs-to-savings potential, and an assessment process will solidify what strategies make the most sense. Smaller buildings can still find savings and improved occupant experiences with the same strategies larger buildings use, but certification costs may not make sense for them. On many projects a $50,000-$100,000 working budget range is a good placeholder to start planning your project before you assess for energy saving opportunities in your building systems.

Overall project costs range from as little as 10 cents to $1 per square foot.

Though most projects begin with a focus on cost savings, many building owners discover equal value in quick payback measures and in operating and maintaining their facilities to a higher level of performance — a great benefit for their tenants, marketing, occupancy rates, the environment and, yes, their bottom line.

Eric Baxter is the existing buildings group director at Brightworks Sustainability Advisors. He can be reached at eric.baxter@brightworks.net. AF

BRIEFLY

ThyssenKrupp Elevator continues installation as the exclusive elevator contractor for the PHX Sky Train at Phoenix Sky Harbor Airport. This project represents the largest vertical transportation construction project in the history of the state of Arizona and is led by Ron Myhre, project manager, and Ryan Meinhardt, construction sales manager at ThyssenKrupp Elevator.

Stage One of the PHX Sky Train, formerly known as the Sky Harbor Airport Automated People Mover, is expected to be complete in early 2013 and will transport passengers between the METRO light rail, East Economy Parking, and Terminal 4.

“The PHX Sky Train is an important project for Phoenix Sky Harbor Airport. It will help increase the airport’s efficiency by reducing automobile traffic,” said Meinhardt.

Currently, ThyssenKrupp Elevator is

completing an escalator replacement and retrofit inside the existing Terminal 4. This phase of the project involves replacing four escalators and installing six new escalators, while keeping one unit running at all times for passenger flow.

MRL elevators and two moving walks; the East Economy Parking Lot will include four escalators and four synergy MRL elevators; and Terminal 4 will hold four basement geared traction elevators and a total of six escalators upon completion of Stage One.

“The complexity of a project like this should not be underestimated,” said Myhre. “We are replacing and installing escalators in a fullyfunctioning airport that is also one of the 10 busiest in the country.”

ThyssenKrupp Elevator ensures that the highest standards are met by manufacturing all of the major components in-house and continuing efforts toward sustainability by ensuring that all products offer the latest in power consumption savings and are manufactured with the most efficient sustainable methods available.

During Stage One of the project, ThyssenKrupp Elevator is providing a diverse combination of its latest products, including 26 escalators, 10 machine room-less (MRL) elevators, four geared traction elevators and four moving walks.

The elevators were manufactured at ThyssenKrupp Elevator’s Middleton, Tenn., factory, and the escalators and moving walks were shipped to the United States from ThyssenKrupp Elevator Manufacturing plant located in Meires, Spain.

The 44th Street Station will include eight escalators and four gearless synergy MRL elevators; Washington Street Station will house two escalators, two synergy

Universal Protection Security Systems has expanded its camera surveillance options and branded these services under the name Site-View.

“Because we have our own central monitoring and operations center, which is unique compared to the vast majority of our competitors, we're in a fantastic position to launch monitored camera solutions,” said Louis Boulgarides,

continued on page 30

ARIZONA FACILITIES APRIL 2011 I 29

BRIEFLY continued from page 29 senior vice president of Universal Protection Security Systems.

While most cameras have traditionally not been monitored, advances in cameras, recorders and software are creating opportunities that have not existed in the past and are becoming more affordable. The Site-View system gives security companies the ability to verify events and respond as necessary with qualitative information.

Site-View utilizes wireless technology, operates on the 4G network and is the next generation in video transmission, monitoring and storage. Imagine being able to view areas on your property that were previously impossible to monitor due to complications. Now you can because the only requirement for Site-View is local power. And you can use the state-of-the-art video monitoring center or monitor the cameras yourself from your home, office or hand-held device.

The Site-View system offers three types of applications. The first is an alarm that's generated when someone enters an unauthorized area. The alarm is sent to Universal's monitoring center, where immediate images are available to see who or what is in the area and to take the appropriate measures. The second type of application generates an alarm through analytic (Intelligent Video Surveillance) software installed in the recorder and utilizes existing cameras. These alarms are more specific and can provide a wide variety of information available to a central monitoring center or to guards on site. When conditions require it, specialized cameras with built-in analytics, ideal for remote areas where a recorder may be difficult to locate on the premises, are available. The third Site-View application involves secondary verification of live conditions and includes audible interaction with the site. In fact, each of these 30 I ARIZONA FACILITIES APRIL 2011

applications can include audible one way response to increase deterrence or provide assistance. “Whether we are providing alarm and incident monitoring, virtual guard tours, access management or analytic data services, we can maximize the investment already made by property ownership because we're adding to it, not replacing it,� said Jess Johannsen, director of sales and marketing for Universal Protection Security Systems.

Universal Protection Security Systems is a division of Universal Services of America. To discover the Universal difference, call 1.866.UPS.1965 or visit www.universalpro.com.

Layton Construction Co., Inc. recently completed the vertical expansion of a 25,000-square-foot second floor ballroom to the existing first floor ballroom at the Westin Kierland Resort & Spa in Scottsdale.

Layton was the general contractor for the project, breaking ground in June 2010. Work for the project included the construction of five ballroom spaces, pre-function areas, a support kitchen and separate Lakeside Terrace with mountain and golf course views.

The integration of new mechanical, electrical and plumbing (MEP) installations into existing MEP systems, matching new finishes to the existing resort finishes and upgrading finishes such as a copper-wrapped fireplace, backlit onyx panels and polished travertine plinths complete the project.

The work was sequenced to allow the resort to remain operational during the construction period.

Layton coordinated with subcontractors, the resort staff and the owner's design firms to drive the project toward completion in only seven months.

Located in the popular Kierland district in Scottsdale, the AAA Four Diamond Resort was designed to celebrate Arizona's rich history and diverse culture and features accommodations that include a fullservice spa, championship golf, award-winning dining and upscale shopping. Additionally, the Westin Kierland Resort & Spa provides all of the necessary services to hold a productive meeting or event, with wireless and high-speed Internet found throughout the resort, a convenient business center and other amenities that offer guests the ultimate in comfort.

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