IN THIS ISSUE: Homeland Security’s Impact on Commercial Real Estate August 2011
AUGUST 2011
FEATURES
6 14
Education ASU provides educational opportunity for facilities managers
Awards Facilities managers recognized for contribution to industry
Sustainable Facilities
10
Collier Center maintains green operations
Office Facilities
Sundt headquarters built for the future
18
DEPARTMENTS
5 12 21 23 24 26 30
Editor’s Letter Facilities managers stay relevant
Operations and Maintenance Financial center commits to improving building operations
Building Design Visualizing the finished project before construction starts
Security Homeland Security’s impact on commercial real estate
Interiors Saving the planet with office furniture; Options for relocating furniture
Solar Building owners generate $6,000 of free electricity
Air Filters Importance of pre-filters and air handlers
On the cover: Collier Center photo by Roger Ottaway
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EDITOR’S LETTER Relevancy is essential to today's property and facilities managers. In an unstable economy, staying relevant may be one of the most cost-effective ways to improve a facilities' bottom line and to ensure job security. Training and career enhancement should be an ongoing process for any facilities professional. Organizations like the Building Owners and Managers Association, the International Facilities Management Association and the Institute of Real Estate Management offer a myriad of training opportunities to enhance skills and to keep facilities professionals relevant. But the opportunities for education don't stop there. Universities across the country are recognizing a need among facilities professionals – a need for a formal education. Historically, facilities management has been a profession that attracts individuals from various backgrounds, generally business-related backgrounds. Most facilities professionals fall into the industry quite by accident. This sideways approach to the profession has been successful for numerous years, but facilities managers are asking for more in terms of education. Arizona State University recently took on the challenge to offer facilities professionals a formal education in their field with the Facilities Management Graduate Program in the School of Sustainable Engineering and the Built Environment. The program has proven to be invaluable to its students, most of whom are seasoned professionals between the ages of 35 and 55. Besides increasing their relevancy, graduates are improving the bottom line of the facilities they manage and finding new opportunities within the industry. Read more about the program and the possibility of an undergraduate program on Page 6. Arizona Facilities is another tool facilities professionals can use to enhance their careers. Check out our other articles in this issue to learn about the benefits of building information modeling, solar panels and green practices. Be sure to read the article on the Collier Center. Management at this Phoenix office building implemented green practices in 2009 and continues to reap the benefits of being LEED EBOM Certified (see page 18). The building uses 30 percent less electricity on a yearly basis after variable frequency drives were installed on the pumps. Nearly $15,000 is saved annually in water costs with the installation of low-flow plumbing fixtures. Additionally, day cleaning at Collier Center has lowered operation costs and increased tenant satisfaction. Our goal at Arizona Facilities is to provide building owners and managers with the latest information on news, trends and best practices in the industry. If you have a topic you would like to read more about, please email me at Kelly@JengoMedia.com. We would love to hear from you!
CONTACT Publisher Travis Barrington travis@jengomedia.com
Managing Editor Kelly Lux kelly@jengomedia.com
Advertising Brian Andersen brian@jengomedia.com
Art Director Doug Conboy
Contributing Writers Cindy Beldt Patricia Bewley Susan Engstrom Dillon Holmes Robert Hoskins
Halleh London Ian McDowell Chris Munn Ashton Schwarz
Contributing Photographer Roger Ottaway
Arizona Facilities PO Box 970281 Orem, Utah 84097 Office: 801.796.5503 Fax: 801.407.1602 JengoMedia.com
Managing 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 2011 Arizona Facilities Magazine. Arizona Facilities is a Trademark owned by Jengo Media.
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ASU Graduate Program Provides Facilities Management Community with Educational Opportunities By Kelly Lux
Photo courtesy Arizona State University
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ractices implemented by one Arizona facilities manager saved the company a quarter of a million dollars during a down economy. His research and training as a graduate student at Arizona State University provided him with knowledge and skills to make changes that would improve the company's bottom line. Upon execution, this graduate, who had been with the same company for 18 years, met the CEO for the first time and was immediately promoted. The company also gave him the resources to continue his education at ASU. As one of 18 graduates from the ASU Facilities Management (FM) Program, this particular facilities manager is one of many who received a promotion as a result of practices implemented while doing research for a graduate thesis. Working facilities managers who are enrolled in the program are able to take tools from the classroom and implement them in real life scenarios. Besides providing facilities managers with tools and solutions, ASU's FM Program has other benefits – both to seasoned and entry-level property managers. For Stephen Georgoulis, vice president of the education committee for the Greater Phoenix Chapter of the International Facility Management Association (IFMA), the master's program raised his stature among other professionals in his field, opened doors of opportunity within the industry and made him more aware of the needs in the profession. “We have a level playing field now,” says Georgoulis, facility manager with the City of Phoenix and graduate of the ASU FM Program. “Having a master's degree lends a substantial amount of credibility to my name. And it has opened a tremendous number of doors for me.” The FM Program at ASU is one of only a handful of graduate and undergraduate programs offered in the United States. Supporters of the initiative are excited about the breadth and potential of this particular program.
Inception In 2004, the FM Program was just an idea. Founders wanted to develop a program that would support the facility management community with
educational opportunities and create new knowledge in the area of facility management through research. With the help of facilities and building managers, vendors, suppliers, subject matter experts and professional university faculty, the FM Program was developed. “ASU and the facilities management community recognized the potential of improving the life cycle performance of the built environment and the need for formal education in this area,” said Patrick Okamura, facility manager of facilities operations at General Dynamics C4 Systems and past president of the Greater Phoenix Chapter of IFMA. “The initiative was a culmination of research, identifying a need and developing an academic initiative capable of supporting the facilities management profession.” The 30-hour program was created under the Construction Management Graduate Program of the Del E. Web School of Construction (DEWSC) within the School of Sustainable Engineering and the Built Environment (SSEBE) by a number of other leaders in the industry and was executed in 2005. Although it can be difficult to start a new program at any university, the foundation for the FM Program had already been built in the Construction Management Program at ASU, making the process smoother. Implementation FM students are required to take 10 classes, two of which are thesis classes, to obtain their master's degree. Classes were originally offered in the evenings and are now also offered online, making it easier for working facilities professionals (who often work 60- to 70hour weeks) to attend. Topics covered include mechanical and electrical engineering, sustainability, communications, procurement practices, project management, facilities administration, operations and maintenance, energy management, construction methods, legal, finance, space management, contracting and leadership. As part of the curriculum, each student is required to have a research-rich thesis – an integral and unique part of the program. The thesis-based classes require students to do research in their facility
IFMA and ASU The Greater Phoenix Chapter of IFMA was instrumental in the development of the FM Program at ASU. The association, along with other organizations, was introduced and integrated into the program to leverage extended collaborative efforts, said Patrick Okamura, past president of the Greater Phoenix Chapter of IFMA. “This initiated a multi-pronged initiative intended to support not only the FM community but all other related professions,” Okamura said. “We continue to seek supporters and stakeholders.” IFMA of Greater Phoenix Student Chapter, which was developed with ASU students in August 2010, has proven to be valuable for the growth of the FM Program at ASU. This organization, comprised of approximately 30 members, has helped to pump new blood into the FM Program. “IFMA is involved with this program because they are very passionate about giving back to the community, as well as educating the future workforce,” says Stephanie Fanger, facilities planner at General Dynamics C4 Systems and cochair for the IFMA Student Chapter. “Many of the key individuals who have pushed for an undergraduate program are IFMA members.” Members of IFMA are guest lecturers in the masters classes and provide grounded and relevant case studies, applications and expertise. Members have also assisted in the development of elective FM courses. Additionally, IFMA has recognized several instructors for their work with ASU's FM Program, awarding them with Educator of the Year, Professional of the Year, Distinguished Member, IFMA Fellow and Sheila Sheridan Sustainability Award.
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continued from page 7 of employment. The results of the research have been carefully aligned to meet the objectives of the program. “From a research aspect, the development team specifically aligned their research initiatives to consider rising attrition concerns, success planning and preparing FMs of the future to sustain the profession,” said Okamura. “FMs developed a list of needs and other related skills and knowledge that were considered significant and capable of sustaining the profession.” Benefits to Facilities Managers In the beginning, the program attracted seasoned professionals who were looking for a way to enhance their career. In fact, Okamura was one of the first students, entering the program in the fall of 2004. He, like many others, was already working in the field and met the required 10 or more years of experience to become a re-entry student. In reality, many FM professionals lack a formal training in facilities
management – entering the profession sideways from other fields. The FM Program at ASU provides a formal process that gives structure and consistency to facilities management and for students who want a career in the maintenance, operation, renovation or decommissioning of existing facilities. The program is small with small classes, allowing for more intimate interaction between professors and students. Additionally, the size of the program makes it less intimidating for re-entry students. Professionals who enrolled in the FM Program realized they had to improve their skills and needed new tools in order to stay relevant in the industry. The program addresses these concerns while also helping facilities managers improve their bottom line. In addition, graduates develop the ability to understand and recognize FM applications, concepts and methodologies, Okamura said.They also develop the ability to integrate other relevant construction and engineering degree studies into the profession. “We see the FM Program as an opportunity for all of the participants in the life cycle of a facility to understand the influence of one's actions on the performance of another,” said Okamura. “SSEBE's focus on sustainability will allow for all the professions (environmental engineers, architects, civil engineers, construction engineers, managers and facilities managers) to take an integrated approach in responding to the needs of the society and owners of buildings.” As it has grown, the FM Program has attracted younger students who are interested in the industry. About half of the students enrolled in the program are seasoned professionals and half have just recently received their undergraduate degree in a different field. The mixture of students is mutually beneficial. “The younger students are more current in technology. The older students are more experienced and have more knowledge,” said Georgoulis, who was one of the seasoned professionals in the program. “They complement one another. It's a nice marriage.”
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FM Undergraduate Program A widening age gap exists in the facilities management field, said Georgoulis, who based his thesis research on this idea. A survey of 1,200 facilities managers showed that 85 percent of those surveyed were age 45 or older. Similar numbers were reflected in the enrollment in the FM Graduate Program at ASU. Most students are between the ages of 35 and 55. “It was obvious that if we didn't attract new people to the profession, there was a risk of the profession becoming absorbed,” Georgoulis said. “We became concerned enough that if we didn't create a process, a mechanism, to attract people to the profession, it was at a risk of fading into the sunset, of becoming extinct.” This is a concern recognized and shared by many in the industry. “With the increasing complexity of the demands faced by facility managers and the lack of a well-formulated strategy for attracting new talent to the profession, we have recognized the need to start a succession plan for the profession,” says Okamura. In response to this concern, industry leaders started developing an undergraduate program for facilities management. The first class for the program, FM Operations and Maintenance, was taught in 2010. The FM Business Administration class was introduced in spring of 2011. Another class, Building Energy Management, will be introduced fall of 2011. Organizers are working with DEWSC to make the program available in its entirety as soon as possible. “DEWSC already offers a large number of classes that are of interest to future facility managers, and thus, it is perfectly positioned to offer a bachelor's degree in facilities management,” Okamura said. “We are currently working on defining the curriculum and researching the economic feasibility of a full-fledged undergraduate degree program in facilities management.” Organizers are reaching out to the professional community of facilities management to generate funding for the undergraduate program. In order to formally adopt the program at ASU, the facilities management community must support the initiative, Okamura said. AF
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New Office Offers Highly-Sustainable Working Environment By Ian McDowell
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building is more than just a building, especially when the general contractor and the client are one and the same. This explains why Sundt Companies thoughtfully considered the many offices it had built for itself and for clients when, in mid 2009, it began designing its new corporate headquarters in Tucson. Sundt’s former Tucson office was built in 1974 to fulfill warehouse, equipment maintenance, shops, records storage and other similar uses. Because most of those functions had been moved to other locations, the office’s site and size were no longer suitable for the 100-person staff. As it began making a wish list for the new office, the construction company worked with Tucson-based WSM Architects to design a professionallyfocused environment that would be conducive to collaboration and employee development. Additionally, Sundt spent time studying the building it had constructed in 2007 for its Tempe-based office, the principal subsidiary.The goal? To create a modern working environment for Tucson employees that would include all of the features found in the Tempe facility. Sundt broke ground on its new Tucson building in spring 2010,
completing construction in March 2011. The 47,000 square-foot office – which is comprised of 21 percent recycled materials, was built with 91 percent of construction waste being recycled and has been submitted for LEED Gold certification – meets the needs of present-day employees while anticipating those of the future. More than 37,000 square feet are dedicated to office space, conference rooms, as well as training rooms, a break room and a fitness center. Meanwhile, 950 square feet are used by the company’s Care Here wellness clinic. The remaining 9,000 square feet will be leased to tenants. Not only is the setup favorable for the employees who work in the building but also for those who take care of it. The office is sustainably designed and maintenance-minded. Planning and Design Since 2007, Sundt has been using Building Information Modeling (BIM), which makes facility design and construction more efficient and easier to maintain over the lifespan of the building. Like all BIM models, the one for the Tucson office contains a wealth of data that can be tapped into using FM and O&M tools. The facility’s model serves as a web-based graphical interface between a central database and existing
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management tools. This means that no matter where they are, facility staff can use their tablet PCs and PDAs to access commissioning documents, O&M manuals, building control system, warranties or maintenance records. While BIM makes it more convenient to solve the types of issues that arise now and again, the Tucson office layout also considers the everyday. Recycling stations in each work station encourage employees to recycle in their work spaces daily and make it easy for cleaning staff to empty bins nightly. Also, for the health of all and the environment, only green cleaning products are used throughout the building. The crew also uses special vacuums with high-efficiency filters, microfiber cloths for dusting and cleaning and flat mops with microfiber pads for mopping. Location, Siting and Lighting Location is everything, always. The new Tucson office space is situated near commuting freeways, reducing employees’ transportation time and CO2 emissions associated with that travel. Also, the building’s location on the site bears in mind energy requirements, something especially important in an extreme desert climate. The north and south sides of the
building feature more glass than the east- and west-facing walls; and curtain walls on exterior faces help reduce radiant heat gain, as does a lightcolored exterior and roof and a horizontal two-story plan (versus a more vertical one). All of these elements are geared to reduce the load on the cooling (and heating) system and save operating costs for the facility. In addition to reflecting desert heat, the design aims to reflect sunlight, though not completely. Light shelving on the south side of the building helps minimize exposure while maximizing daylighting. Having adequate natural light in the work spaces lessens need for interior lights, which in turn, saves energy and results in fewer light replacements. Also, all interior lighting is automated, and stepped dimming ballast lights allow for lower lumens when necessary. Heating, Cooling and Technology Systems A majority of maintenance calls tend to do with temperature. Given that fact – and the fact each employee interprets hot and cold differently – there’s much to be said for individualized temperature control. The Tucson office’s under-floor air distribution (UFAD) system allows for customized control thanks to
adjustable floor-based registers that can be aimed toward or away from office occupants. This system results in fewer maintenance calls, fewer complaints and reduced energy use. UFAD – in conjunction with the central plant with an energy-efficient chiller, natural gas heating, dual-pane glass windows and motion-controlled lighting – helped decrease the building’s energy use by approximately 25 percent. The same raised floor system that accommodates UFAD also houses technology plug-ins, thereby creating flexibility with regards to office configurations. Thanks to preengineered power and data whips with plug-and-play distribution functions, it is possible to manipulate offices and add/delete walls overnight without requiring technological changes or disrupting the HVAC system. Material Selection Some flooring applications require replacement every few years, but Sundt took a long view, opting to pay more up front to install a polished concrete floor that has a 20-year lifespan and easier maintenance. In areas where carpet was warranted for sound diminution, the company went with recycled-content carpet tiles that are easy to care for and switch out.
Water Systems Low-water-use landscaping and low-flow fixtures may not seem like a big deal, but over time, the incremental differences add up to significant savings – or waste – in terms of costs and resources. Having been in its last building for nearly four decades, Sundt again took a long view. The Tucson facility features desert vegetation, lowflow fixtures throughout, and men’s bathrooms boast waterless urinals to reduce water use and maintenance. Together, these steps reduced the building’s annual water consumption by 123,745 gallons, nearly 50 percent less than a comparable building with standard features. The office also features a reverse-osmosis water filtration system, offering an ondemand purified water sources throughout and eliminates the need for bottled water – saving an estimated 15,000 bottles of water each year. Ian McDowell, LEED AP, is the corporate director of sustainability and the preconstruction manager for the Southwest Division at Sundt Construction, Inc. Ian can be reached at 480.293.3000 or iwmcdowell@sundt.com. AF
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By Chris Munn
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iltmore Financial Center has taken a leading role in sustainability in Phoenix. Located on the Northwest corner of 24th Street and Camelback Road, the campus has made a commitment to improving building operations and maintenance through the implementation of multiple sustainability measures over the last five years. Using the guidance embodied in the USGBC LEED rating system to select the best strategy, operational improvements and cost saving measures are already paying off. Biltmore Financial Center consists of three buildings over 10 acres of land, developed in the mid-late 80s. Property ownership engaged a building sciences consulting firm to
start strategizing and planning for sustainability improvements in 2008. Transwestern, the property management firm for the site, worked with Chelsea Group to develop a plan to make the necessary upgrades to the campus to exceed the standards currently set for a typical modern-day office campus. It has been a team effort throughout. The first phase of planning in 2008 consisted of a LEED gap analysis assessment to determine the potentials for performance improvement and the feasibility of LEED Certification for each of the buildings on the campus. This gap analysis was then followed up by an energy audit to determine any additional potential savings in operations. The consulting
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firm continued to work with Transwestern to implement a sustainability management program which included the development of a “Sustainability Roadmap� and a 10year capital expenditure plan based on the findings. The property management team has decided to pursue LEED Certification for two out of the three buildings on campus, and all three buildings obtained the Energy Star label in 2010 with scores of 91, 92 and 94. The campus underwent a plumbing fixture retrofit for phases I and II in 2010, which is anticipated to save approximately $7,500 and 895,000 gallons of water annually. The property has also been in the process of replacing their landscaping
operations and maintenance with xeriscaping, to dramatically reduce the water usage associated with irrigation at the site. The recent installation of additional submetering for their irrigation will help to more quickly and easily identify and resolve any issues that occur in their irrigation system. Transwestern completely replaced all of the cooling towers on campus, outfitting the new units with variable frequency drives and high premium efficient motors. The boilers at all three buildings have also been replaced in the last three years. Lighting retrofits in both the parking garage and balconies are anticipated to save the campus approximately $6,000 annually, and the property has further plans to install photocell control on all outside lighting in 2011. Biltmore Financial Center is also in the process of upgrading their energy management control systems in all three buildings to Alerton’s BACtalk (BACnet open protocol) EMCS in 2011. The property has been in conversations with their waste hauler to discover additional opportunities for waste diversion, based on the results of a waste stream audit that was conducted on the campus. Implementation of a campus-wide battery recycling program, as well as an electronic waste recycling program, began in spring 2011. On April 22, Biltmore Financial Center held an Earth Day event to increase tenant awareness of green practices, as well as to promote sustainability. Many of the building’s vendors attended the event, which included distribution of educational resources for building tenants. Hundreds of employees came to the event, which consisted of a barbeque in the shady park located next to the campus. During the event, attendees were surveyed to provide feedback on their office comfort, as well as their commuting behavior. The property
plans on using the survey results to improve the comfort and satisfaction of the campus employees based on their feedback. Transwestern and the Biltmore Financial Team have taken a leading role in addressing some of the most critical issues in the Phoenix area. Biltmore Financial Center has implemented measures to reduce water usage, energy usage and to divert waste
at a higher rate. The property anticipates achievement of LEED Certification of the first two buildings on the campus in mid-2011. Chris Munn is a LEED-AP and the director of national operations for Chelsea Group, Ltd, a building sciences consulting company. He can be reached at 480.518.6149 or cmunn@chelsea-grp.com. AF
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Trade Association Recognizes Members for Contribution to Facility Management By Kelly Lux
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ix individuals and three companies were recognized by the Greater Phoenix Chapter of the International Facility Management Association for their contributions to the facility management profession and the association. “They are all standout members of the Greater Phoenix Chapter of IFMA,” Ted Ritter, past president of the local IFMA, said of the individuals who received awards at the Eighth Annual Awards of Excellence in June. “The awards accurately reflect members and companies who have made a difference this year.” The President's Award is given to chapter members whose leadership and example impacts the industry as a whole. Their efforts have truly gone above and beyond in service to IFMA and to the facility management profession, said Alex Duggan of the Greater Phoenix Chapter of IFMA. These individuals are selected by the then-chapter president, Ritter, and approved by the board. Chad Ridenour, owner of Turn It On Electric, and Stephanie Fanger, facilities planner with General Dynamics C4 Systems, both received the President's Award. Both individuals have been instrumental in promoting the Greater Phoenix Chapter of IFMA, said Ritter. Ridenour is an electrical contractor who has been with IFMA for approximately three years. He joined the Membership Committee to become more involved with the members. His interaction with other professionals in the industry has been quite beneficial to his company, he said. Members have been more than willing to give advice, share insight and encourage his success. “The guys and gals at IFMA are wonderful people. A very dynamic group that plays hard and works hard,” Ridenour said. “They are my kind of people.” Fanger, who has been a member for
Chad Ridenour
Stephanie Fanger
2011 Awards of Excellence
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President's Choice Awards Chad Ridenour, Turn It On Electrical Stephanie Fanger, General Dynamics C4 Systems
Special Recognition Helen Hall, ON Semiconductor Tom Cruz, Office Space Solutions
Member Choice Awards Associate Member of the Year: Dan Urioste, Square Care Professional Member of the Year: Rick Corea, ON Semiconductor Associate Company of the Year: Knoll and Commercial Service Solutions Professional Company of the Year: ON Semiconductor Committee of the Year: Social Events
about two years, would agree. As the co-chairperson for the Greater Phoenix Student Chapter of IFMA, Fanger is a liaison for students. Helping to get the Student Chapter off the ground, Fanger said she enjoys working with the approximately 30 students in the chapter and connecting with the seasoned members. Her work with the Student Chapter was the reason Ritter nominated Fanger for the award. Ritter nominated two other members for Special Recognition Awards: Tom Cruz, president of Office Space Solutions, and Helen Hall, Phoenix operations and maintenance manager for ON Semiconductor. As the Programs Committee Chair, Tom Cruz has been responsible for providing quality programs, tours and event speakers for members of the Greater Phoenix Chapter. His service on the Programs Committee was recognized with a Special Recognition Award. Helen Hall is the treasurer for the Greater Phoenix Chapter of IFMA. She has been a member since 2008, joining the organization to network with peers. She initially joined the Membership Committee to get to know everyone in the chapter personally. In 2010, she became the secretary, and in 2011 she became treasurer. She has enjoyed her time with IFMA and was flattered by the award. Rick Corea, manager of ON Semiconductor's North America Facilities and Greater Phoenix Chapter immediate past president, said Hall was well-deserving of the Special Recognition Award. “Helen is the best operation and maintenance manager I have ever had the pleasure to work with,” Corea said. “The fact that she is a successful as a woman in a traditionally male profession speaks volumes to her drive and ability. She is an outstanding organizer, motivator and manager.”
World Workplace 2011 Workplace professionals from around the world will meet in Phoenix to analyze the trends and new products impacting today’s built environment during the International Facility Management Association’s World Workplace 2011 Conference and Expo, Oct. 26-28 at the Phoenix Convention Center.
Christopher Gardner will deliver the conference’s closing keynote presentation with his speech “Start Where You Are,” an uplifting message in which attendees learn how to transform themselves through adversity and make positive changes in their lives.
An educational and networking conference for facility managers and those in related fields, World Workplace brings industry leaders from the world’s top business and government organizations together with educators and exhibitors to focus on the future of the work environment. Now in its 32nd year, the conference will feature more than 60 educational sessions and new product demonstrations by manufacturers from across the globe.
World Workplace will also offer attendees a glimpse into the future of the workplace, as they get the first look at the new products and services debuting in 2012. The conference’s expo floor will feature more than 280 exhibitors.
Delivering the conference’s opening keynote address will be Bjørn Lomborg, a noted business and environmental academic and author. Lomborg will lecture on his new book and DVD “Cool It – The Skeptical Environmentalist’s Guide to Global Warming.” Noted motivational speaker, entrepreneur and philanthropist
Corea was also recognized for his outstanding efforts with the Greater Phoenix Chapter of IFMA and the facility management profession with the Professional Member of the Year Award, one of the Member Choice Awards. The Member Choice Awards are given to members who have made a substantial impact on the success of the local IFMA chapter and the facility management profession, as decided by other members. Corea has been a member of the Greater Phoenix Chapter of IFMA for seven years. He served as the secretary to the board of directors, then president of the Phoenix chapter, immediate past president and again as president. He also helped to start the Student Chapter with ASU. “I am very proud to have been voted in by my peers,” Corea said. “As a facility manager, I find being an IFMA member quite rewarding. It allows me to network with like-minded professionals to discuss shared issues. This sort of benchmarking definitely gives me a competitive advantage when it comes to my job.” ON Semiconductor, a supplier of high performance silicon solutions for energy efficient electronics, also received an award – Professional
Complementing the expo will be World Workplace 2011 educational sessions. Organized into 11 topic areas, these sessions offer facility professionals the continuing education courses they need to keep their professional certifications current and meet the challenges posed by today’s workplace. Conference attendees can add to their Phoenix experience by attending any of five different facility tours throughout the city. To register or learn more about the conference, visit www.worldworkplace.org or www.ifmaphoenix.org.
Company of the Year. The company is one of the largest employers in the area and is very involved in the community, said Duggan. The company's large facilities and worldwide presence makes them a natural fit for IFMA membership, with several of their employees being longtime and significant members of IFMA Phoenix. “I believe ON Semiconductor embodies the spirit of what a professional company strives to be,” said Corea. Ritter added, “From my perspective, and I think that of many others, this organization's dedication to our IFMA Chapter has been exceptional for many years.” Member Choice Awards were also given to Dan Urioste, a sales associate with Square One, as Associate Member of the Year, Knoll and Commercial Service Solutions as the Associate Companies of the Year, and as the Committee of the Year, Social Events. Urioste has been with the Greater Phoenix Chapter since 2005. His involvement has included the Programs Committee chair, the vice president and a member of the LEED Peer Group. “Receiving this award was very humbling,” Urioste said. “There are many associate members who give a lot
all year long. I felt very honored.” Julie Marchus, regional business development manager for Executive Management Services and chairperson of the Social Events Committee, was pleased with the special recognition given to the Social Events Committee, saying, “It has been the icing on the cake for the time I've been an IFMA member.” Knoll designs and manufactures office furnishings and textiles, with a 6,500 square-foot showroom in Phoenix. Commercial Service Solutions offers commercial floor care, with more than 25 years experience in the floor care and installation service industry. Winners were recognized during an awards ceremony at the Wyndham Phoenix on June 16. These and all members of the Greater Phoenix Chapter of IFMA have been beneficial to the facilities management profession as a whole, said Urioste. “IFMA Phoenix Chapter has always been a progressive chapter with lots of energy,” Urioste said. “It is a professional organization that carries a lot of respect.” AF
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By Kelly Lux
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Photos by Roger Ottaway
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ince becoming Arizona’s first privately-owned, multitenant existing building to receive the U.S. Green Building Council’s LEED Existing Buildings Operation and Maintenance Certification, Collier Center has continued to implement sustainable practices in its operations — practices that were instrumental in earning the building The Outstanding Building of the Year Earth Category Award from the Building Owners and Managers Association International in 2010.
“We put a lot of hard work into both LEED and the TOBY,” said Jami E. Vallelonga, real estate manager with CB Richard Ellis’ Phoenix office. “I was so nervous sitting at the table when BOMA was announcing the winner in the Earth Category. I knew we had a great building, but the competition was tough. When they announced Collier Center, I was shocked.” Although Collier Center has been recognized locally and nationally for the sustainability practices implemented there, CB Richard Ellis continues to adhere to environmentallyfriendly guidelines, ensuring the building is continually compliant with LEED (Leadership in Energy and Environmental Design) standards. Collier Center is maintained at a level that the owners, GE U.S. Pension Trust, could re-certify for LEED at any time. On a monthly basis, the management staff, including Vallelonga, four building engineers and two assistants, revisits the sustainability policies, written in 2009 during the LEED Certification process, to ensure operations and vendors are still meeting LEED standards. The staff brainstorms new ideas to make the building more energy efficient, reviews water and energy consumption and discusses recycling measures, Vallelonga said. Essentially, the 23-story, 567,163 square-foot Collier Center is operated on the same sustainable practices that were implemented in the building in October of 2007 around the same time that Vallelonga was named the property manager of the facility. Management had to start from scratch, as far as sustainability was concerned, since Collier Center, built in 2000 by Opus Construction, was not designed to be green or to meet LEED standards. “LEED was on the tip of everyone’s tongue at CBRE when GE purchased the building in June 2007 from Opus Collier,” Vallelonga said. “GE is an innovative thinking company that knew
where they wanted to take the building.” As the property management company, CB Richard Ellis was also a driving factor behind the greening of Collier Center. “CBRE is among the greenest companies in the United States,” said Afton Trail, managing director of CBRE’s Asset Services Division in Phoenix. “We are committed not only to minimizing our impact on the environment, but to assisting our clients in doing the same at their properties. Collier Center’s LEED EBOM Certification is but one example of our commitment to lead the industry in environmental sustainability.” Before embarking on the LEED EBOM Certification process for the building, Vallelonga acquired LEED AP Certification in 2008. Then, in January 2009, the management team began the nine-month process of certifying Collier Center, receiving the certification in September 2009. “The owners were extremely happy,” Vallelonga said. “We were able to save money for the owners and the tenants. In fact, the changes we made directly impacted tenants’ operating expenses.” Meeting LEED EBOM requirements began in 2008 with the installation of variable frequency drives on all of the pumps to monitor and control building systems such as heating, cooling, ventilation and lighting. The building’s electricity consumption was reduced by 30 percent or 2.7 million kWh from 2008 to 2009 from that upgrade alone, said Vallelonga. Management reprogrammed the energy management system, operating the building on standard business hours. Day cleaning was implemented, improving day-to-day operations and reducing energy consumption during the nights. Plumbing fixtures were retrofitted with 0.5 GPM aerators, resulting in 717,727 gallons of water and nearly $15,000 in water costs saved annually. These upgrades, Vallelonga said, were inexpensive compared to the cost savings resulting from sustainable practices. One of the more expensive features were the seven, 10-foot mats purchased for the public entryways to
minimize the introduction of soil and other contaminants into the facility. Another consequential expense was the cost to file for LEED Certification — a cost Vallelonga said could be avoided if building owners wish to implement sustainable practices without the certification. “There is no reason that building owners and property managers can’t adopt policies to have their operations be more sustainable without obtaining the LEED Certification,” Vallelonga said. “Sustainable operations just make sense, not just for the environment, but for the bottom line. If you could spend $20,000 to save $300,000, well, that’s a no-brainer.” Hiring a consultant to manage the “very intensive” paperwork was the other significant cost in the certification process, Vallelonga said. But the benefit of having someone deal with the virtual red tape was well worth the expense, she said. “To try and do this on your own is cumbersome,” Vallelonga said. “It will take probably three times longer than if you have someone to work with who knows the process.” Additionally, CBRE’s Sustainability Programs Group provided consulting services to Collier Center, helping management navigate the LEED EBOM Certification process. Getting 14 tenants and numerous vendors on board was also helpful in completing the certification and continuing with sustainability efforts, Vallelonga said. Tenants were asked to change how they dispose of trash and to recycle more. Management made recycling easier by subscribing to singlestream recycling. Products that are recycled at Collier Center include paper, newspapers, magazines, cans, plastic bottles, batteries, lamps, ballasts, computer equipment and construction debris. The day cleaning crew helps to monitor tenants’ recycling efforts. And the waste management company provides quarterly reports of recyclables waste versus non-recyclable waste. Other team members in the certification process included Michaud Cooley Erickson, the consulting energy
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continued from page 19 engineer, ISS Facility Services, janitorial service provider, Maintenance Mart, janitorial and maintenance supply company, Integrated Landscape Management LLC and Trane Service Group, mechanical contractor. “We have some amazing vendors who work with us,” Vallelonga said. “They embraced what we wanted to do and made sure that the changes benefited tenants, the building owner and the environment.” Now, sustainability is practiced in all maintenance operations at Collier Center — even the exterior of the building, which is not entirely part of the LEED Certification, is cared for with sustainable practices, Vallelonga said. Low-watt bulbs are used in the exterior lights. The plants, which are 100 percent native, are watered by hand or drip line. For daily maintenance of the plaza, brooms are used instead of power blowers, minimizing the cost of electricity and gas. Power washing chemicals are Green Seal Certified. “The building’s LEED EBOM
Silver Certification, Energy Star rating of 92 points and successful implementation of a day cleaning program are among the key achievements supporting our initiatives at Collier Center,” said Rob Jones, vice
president of GE Asset Management. “We are extremely proud of this award, and all that Collier Center has accomplished to further green building practices in Arizona.” AF
Day Cleaning at Collier Center By Kim Jarrett-Kann
In today’s market many property managers are looking for ways to reduce costs while making their facilities more sustainable. One way that is being accomplished is by changing the janitorial services from night cleaning to day cleaning. The cost savings are larger than most people realize, and the word is out — day cleaning is on the rise. In 2009, Jami Vallelonga of CB Richard Ellis partnered with ISS Facility Services to make the transition to day cleaning in the 24story Collier Center. Converting a multi-tenant Class A office building to day cleaning had not been done before in the Phoenix downtown market. The challenge was on. Meetings were coordinated with all of the tenants to get their approval on the change. The cleaning team prepared marketing materials, such as flyers, posters for display in the lobbies, table tents for the break rooms and email reminders, to inform tenants of the transition. The night before the transition, a boxed CFL light bulb with a reminder note was left on everyone’s desk. The cleaning team was on hand daily during this transition to adjust schedules and tasks as needed for each tenant. “The day cleaning program has been in place on our floors for over two years, and the bank associates are pleased and have 20 I ARIZONA FACILITIES AUGUST 2011
responded well to the routine,” commented Jerry McMullen, senior property manager of Jones Lang LaSalle with the Bank of America. “Aside from the courteous staff, I believe the program to be a big success due to the amount of electrical cost savings. As with all new ventures, there was some tweaking in the beginning, but the CBRE team has been very accommodating and was able to make the changes to meet our needs.” The program is a complete success and continues to be an example to many who questioned the idea of day cleaning a multi-tenant building. Day cleaning is responsible for a 42 percent kWh lighting reduction and a 15 percent reduction in energy costs. Using new technology like low decibel vacuums, proper coordination and scheduling, the partnership between property management and the janitorial company makes this not only possible, but a step in the right direction in reducing a building's carbon footprint. To learn more about day cleaning and partnering with ISS Facility Services, contact Kim Jarrett-Kann at 602.222.2543 or Kim.kann@us.issworld.com.
Building Information Modeling Visualizing the Finished Project Before Construction Starts By Halleh Landon
What is BIM? Building Information Modeling (BIM) is a type of intelligent design process that allows for complete threedimensional representation of the physical space and functional characteristics of a facility. These programs facilitate coordination of all trades during the design and construction phases. This is done by moving what used to be coordinated in the field during construction, to being digitally analyzed and coordinated within the respective design consultants’ offices during design. With BIM, an owner can review multiple design scenarios and determine the most beneficial options available for their building. Architects and engineers are able to design using a 3-D BIM process rather than typical 2D, allowing for greater accuracy in design and constructability. All parties involved in a project have access to a rendered model to see the finished product throughout the design process before construction even begins, allowing the team to visualize, simulate and ultimately improve the performance of a building. Who is Using BIM and Why? Estimates suggest that half of the industry is now using BIM or BIMrelated tools. Architects and engineers use BIM to help them justify and implement their sustainability goals, while contractors use BIM for coordination and as a reliable cost
estimating tool. Providing a progressive approach to design and construction, experience with BIM projects provides design and construction companies with an advantage over their competitors and aids in the design and potential cost saving measures of more complex projects. Owners want to save money, designers want to maximize their energy efficient designs, and contractors want to minimize field changes. BIM provides a winning strategy to accomplish each of these interrelated project goals. Clash Detection Some BIM software can provide an important tool for clash detection or interference checking. When a team is working on a BIM project, all parties can combine their design models within one central project model that is updated on a regular and frequent basis. By doing this, the intelligent component
of the program can tell the designers where there are conflicts or “clashes.” “After working on a project in Revit, we feel more comfortable with how the components of our design will fit within our clients’ buildings. Being able to have a weekly clash detection meeting consistently reminds us of the areas that need more attention and allows us to work through any issues before the drawings arrive in the hands of the contractor,”said Mo Ardebili, president of Energy Systems Design.This process can be effective, saving time and money that would have been spent on field changes. BIM, Energy Modeling and Sustainable Design The ability to evaluate different types of design practices and sustainable design measures is another important component of Building Information Modeling. For example,
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The most common uses for BIM are to analyze: • Whole Building Energy Use – calculate LEED points, calculate utility and government rebate values, cost analysis and overall energy reduction percentages • Lighting and Daylighting Analysis – calculate LEED points, evaluate quantity of artificial light required vs. natural light • Energy Code Compliance – quantify what is required to comply with code and how it relates to other building design factors • Natural Ventilation Analysis – evaluate amount of equipment that is required when incorporating natural ventilation, indoor air quality and thermal comfort • Renewable Energy – incorporates effects of solar, wind, hydropower, geothermal, etc. • Equipment Selection – sizing, qualifications and constructability ARIZONA FACILITIES AUGUST 2011 I 21
Case Study: SRP Project Administration Building, Phoenix, Arizona Energy Systems Design recently completed a central plant upgrade project for SRP. The project utilized Building Information Modeling. While locating the new cooling towers in REVIT, they noticed the cooling towers needed to be raised up to provide space below for the new piping. Within the model, they placed the cooling towers on steel risers to provide extra clearance. Before construction, there was discussion regarding the risers, and in the beginning, their installation was deemed unnecessary. “We explained to them the relevance of the risers, reviewed the model, and they were installed. Without a threedimensional model, we may have overlooked that issue,” said Chad Eggink of ESD.
continued from page 21 changes to various architectural systems can have numerous effects on mechanical, plumbing and electrical systems. Three-dimensional modeling creates a comprehensive view into the physical operation of a building. This allows the designers to test out alternative design strategies to attain higher operational efficiency and performance. 3-D modeling of the various building systems can reduce materials usage by highlighting the best and most practical routing and installation methods. A building space can also be maximized and utilized in a more efficient manner. Another important factor in the sustainability of a project is creating a baseline of expectations of how your building should perform after construction is completed. BIM also adds an important value to a building’s site selection and its effect on the environment and its surrounding area by analyzing how it will tie into the
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building design existing infrastructure or how its size, shape and orientation will affect the final design. When considering a new design or renovation of your own facility, BIM is an invaluable tool which allows you to make informed decisions during the design, research and development phases of a project. It has proven to save time and money for the owner, design professionals and contractors, making it a priority in efficient design and construction. In the complex world of the built environment, minimizing headaches by means of thorough design investigation is the key to a successful project. BIM has become a clear leader in this process and should be standard practice in future projects. Halleh Landon is a vice president and electrical engineer at Energy Systems Design, an MPE engineering firm. She can be reached at 480.481.4900. AF
security
Homeland Security’s Impact on Commercial Real Estate By Susan Engstrom
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ommercial real estate works with the Department of Homeland Security in ways most people don't know. For example, in Phoenix, a high-rise building downtown must get clearance from Homeland Security to install a sign on a building. If you want to use a helicopter in the replacement of mechanical components, such as cooling towers or chillers, DHS needs to approve that as well. DHS is involved to ensure safety and security needs are addressed. Sounds complicated. But that is the world we live in now. Since Sept. 11, 2001, we have all become more serious about protecting the buildings we work in, do business in and live in. Property managers in Phoenix have joined forces with other cities and other states to network on the latest information that can help them to protect their buildings and keep them secure and operationally safe in case of a terrorist attack. A lot more diligence is shown when conducting building evacuations. Gone is the old fashioned fire drill, and in its place a more holistic emergency evacuation as we plan for all types of threats. The Department of Homeland Security has websites to help property owners and managers recognize many threats. The National Terrorism Advisory System tells when there are threats, what type of threat and where. It has taken the place of the old Homeland Security Advisory System that had color-coded threat levels. The NTAS can alert you through email, Twitter and Facebook. You can watch for alerts at DHS.gov/alerts and at DHS.gov. Sign up for their blog, newsletters or any way you prefer to get news and updates. As communications technology is changing, so is the government adapting to ensure we are
as zeroed in as we want to be. The Building Owners and Managers Association of Greater Phoenix has its own committee dedicated to making sure their members have the latest information on security procedures, guidelines for evacuations, etc. Most members of this committee read the DHS blog and are interactive with the department's various hotlines offered on their website. It has really changed the way property managers and owners look at their buildings and the relationship of those buildings to the community as a whole. The Department of Homeland Security works with local agencies to provide training that gets passed on to building owners as well. Law enforcement is involved with DHS from border protection to the e-verify program. DHS is involved in our local communities, helping all property managers and owners to in turn educate their tenants, vendors and clients on what to do in the case of an emergency. The new citizens program “See Something, Say Something� is keeping all residents on alert and can really help property managers in updating their tenants with what to watch for. Tenants are always asking managers how emergencies are handled and what to do if there are suspicious persons around their premises. Due to DHS, we have all been able to update our emergency evacuation plans and create emergency response guidelines for our tenants to follow. Their website is a fountain of information from which we can pull all types of resources. While the help from DHS has been an invaluable tool in dealing with potential threats to our tenants and buildings, it would not have been possible without assistance from the federal government.
A sad note to end this article: Phoenix is losing $3 million in federal grant money designed to help respond to and prevent terrorist attacks in the city. There was a grant called the urban areas security initiative which was recently reduced as part of larger budget cuts that eliminated more than $780 million in grant monies from the federal budget. Many cities used that money for training and security exercises to keep their cities on alert and ready for any type of threat. Susan Engstrom is a senior real estate manager with ACP Property Services, LLC. She can be reached at 602.274.4433 or susane@alliancecp.com. AF
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Predicting the Future with Office Furniture By Ashton Schwarz
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n these times of economic fluctuation, few would think of turning to their local office furniture store for predicting shifts in the market. “I can tell you there is a glimmer of light at the end of the tunnel,” said Robert Strauss, president of Arizona Office Liquidators and Designs. Strauss is referring to Arizona’s economy and how this positive future can be predicted based on the number of companies currently purchasing office furniture. “We can always tell when things are beginning to turn around. Since we not only sell new but also buy and sell preowned furniture, we know that when the sales of furniture increase, it signifies better times ahead for the Valley. Inversely, when our warehouse starts overflowing, we can assume with confidence that the Arizona economy will soon see a downward trend.” Strauss feels that not only is the office furniture business a good indicator of economic trends but its increase in sales also foretells new businesses soon to be debuting on the scene. For instance, there is currently substantial growth in companies dealing with electric charging stations and solar power. The healthcare and education industries are also experiencing growth. Trends of office furniture have historically been slow to change. Recently, however, the trends have started to gain momentum. “We are seeing substantial changes in systems furniture configurations, wood finishes, sustainability and ergonomics,” Strauss said. “Companies are beginning to move toward more collaborative and
modern work spaces. Low-height dividers in place of cubicles between employees help to facilitate interactive communication along with more casual, spontaneous brainstorming and idea sharing. Breakout meeting areas are becoming a fixture in the workplace to encourage more teamwork and foster creative thinking. There is less demand for the old school style of office design. The current concern is establishing an environment that is comfortable, productive and mobile. Flexibility is key, along with the necessary setting to make that happen. In order to promote creativity, the design in itself must be creative.” This is the innovative change necessary to push the economy in the direction of growth. Recent increases in furniture sales confirm this notion. Due to the popularity and benefits of becoming LEED certified, both consumers and manufacturers are more concerned with the environmental impact of their furniture. This has led to some interesting changes. Office manufacturers have returned to the drawing board to design products that can meet the public’s demand for being environmentally friendly. Like looking at the nutrition facts on the back of the box, businesses are concerned with what materials their furniture is actually made of. One popular method of meeting LEED and green standards is buying pre-owned office furniture. In essence, buying preowned means recycling it in place of perpetuating the demand for using new materials and energy.
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“There has always been a market for pre-owned office furniture due to the reasonable pricing, but recently we have seen an increase in demand, and we feel there is now a growing appeal because of the green aspect as well,” Strauss said. New and pre-owned furniture sales are certainly on the rise. There is an abundance of great deals out there. From manufactures being highly competitive with their new lines to all that preowned furniture, there is a lot on the market. While this considerable variety exists due to market pressures and the economic downturn, Strauss returns to his glimmer of hope. He is encouraged by the recent and steady increase in sales. This signifies the beginning of the Arizona economy bouncing back. The revitalized market brings with it a change toward the creative aspect of office design and a serious effort for businesses to go and stay green. There is an influx of new businesses onto the scene. This new generation of businesses has reinforced the attitude of being cost-conscious while still taking into consideration the environmental impact. “Green is in,” said Strauss. “In place of classifying it as pre-owned, we should really consider calling it ‘Next Generation Green.’” Ashton Schwarz graduated from the University of Colorado with a degree in communications. She is a freelance writer for Arizona Office Liquidators and Designs. They can be reached at 602.437.2224. AF
interiors
Options for Relocating Furniture By Cindy Beldt
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any businesses and educational organizations are looking more closely at their budgets — especially when it comes to an office move. With the price of office space being at record lows, many are considering moving or buying due to the lower cost of real estate. After finding the right commercial property, organizations need to determine what they take with them. This is especially true when it comes to office furniture. Typically, there are four main options to choose from, each with pros and cons. Relocate Existing Furniture Tearing down existing workstations and relocating furniture to a new facility may seem a bit overwhelming, but with proper planning and the right people behind you, it’s a good option. Pros: If your furniture is in good shape, there is little to no new investment in workstations although some new furniture may be added to fill gaps. Cons: Employees work can be interrupted during transition. The existing furniture limits how the new space can be configured. There may be higher implementation cost associated with the tear down of the existing workstations, palletizing the inventory, shipping to new location and then reinstalling the stations. There can be unexpected costs if items get damaged and need to be replaced. Install New Workstations Pros: The new workspace can be fully built and ready for the employees to move into, limiting lost productivity. Workstations can be designed and configured for increased square footage and optimization of the floor plan. Cons: Can be costly. Any investment in the current office workstation will be abandoned. Disposal of existing furnishing may be required. Re-manufactured workstations are included in this category because it has the same pros and cons of buying new, except that it can cost substantially less with savings being as much as 70 percent from brand new. Install Used Workstations In today’s market, there is a good inventory of used workstations available due to the downsizing organizations have gone through over the past few years. Pros: Inexpensive and no lead time needed for manufacturing. Little time is required from ordering to installation.
Cons: Limited selection available in colors and sizes — what you see is what you get. Quality varies with each station so checking the wear and tear is important. If growth is expected, it may be difficult to match existing furniture when adding workstations in the months and years to come. Combination of Any/All Stated Previously Consider all the previous options mentioned on a work area basis. Perhaps some areas in your new facility will be visited by clients and the overall appeal and image of the environment is important. Perhaps that is the area you focus on for new furnishings, while the other areas, such as the call or customer service centers, are fine with moving the existing inventory. Get creative and think in terms of workgroups rather than the project as a whole. Plan 2 to 6 months out Contact your office furniture provider (or several) as soon as you think you may be moving. They should be able to help you inventory what you have on hand and make recommendations on if and how you should use these in your new facility. Your provider should have a design team on staff to provide CAD drawings on the best utilization of the area with an eye on work flow optimization. Workstations and other office furniture are made to specific customer requirements and typically take three to four weeks to manufacture. Determine your plans for growth Before selecting which way you go — analyze your potential for growth in the next three to eight years. Most modular furniture is designed to allow for reconfiguration and can support additional stations. If you install used systems, the risk would be matching them to ones needed down the road. If buying new, re-manufactured or refurbished, inquire how long the fabric you selected is guaranteed to be in stock. Cindy Beldt is the sales director of Total Office Interiors (TOI). Total Office Interiors is an Arizona-based, full-service office furniture provider. Cindy can be reached at cbeldt@toiaz.com.
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Building Owners Generate $6,000 of Free Electricity By Robert Hoskins
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es, that figure is correct. Building owners may think that solar is too expensive, but the solar industry has finally developed a business strategy that makes it easy and affordable for almost every building owner in Arizona to begin producing their own free, clean solar electricity with no money down and zero out of pocket costs. Commercial Solar Lease Agreements In the past, commercial customers had to pay large upfront sums to install large solar power arrays. But now, solar integration companies are offering commercial lease programs that allow customers to pay as they go. A good commercial solar lease agreement asks for no money up front and requires absolutely no out-of-pocket costs from the building owner. There is no risk to builder owners because solar panels have a 25-year product warranty, solar power production is guaranteed and there are even companies in the industry that can provide a solar insurance policy if needed to safeguard against any remaining financial liabilities. “For commercial customers that want to save money and go green at the same time, commercial solar lease agreements are the most affordable solar finance option in Arizona,” said Neal Uppal, president of Solar Topps in Tempe. “At first, solar lease agreements are hard to believe because of the price and increased cash flow. But once CPAs examine the financial
spreadsheets, more than 90 percent of commercial customers decide to go solar because it costs them nothing to save money and reduce their monthly electric bill.” How Does a Solar Lease Work? Solar power arrays save building owners thousands of dollars per year by producing free solar electricity. Instead of asking building owners to pay upfront costs for purchasing a solar power array outright, the solar integration company installs the solar system without cost and then collects a portion of the money that is saved each month in the form of solar lease payment. The rest of the solar savings are passed on to the building owner in the form of monthly cash flow. Overall the building electricity bill will be lower and will remain constant throughout the term of the agreement. Solar panels also help buildings save money by making building envelopes more energy efficient due to the shade that the solar panels produce. This provides 6 percent to 8 percent of additional savings by reducing electricity consumption.
considerations for commercial building owners is how the solar power array is installed on the roof. The biggest concern is usually rooftop penetrations due to insurance policies covering rooftops. All rooftop penetrations should be 100 percent water proof for the entire period of the solar lease. Most commercial rooftops are flat and require no roof penetration. Instead, solar racking systems are weighted down with heavy ballasts. Many solar integration companies use cinder blocks, but a quick way to identify a quality integration company is to search for one that uses concrete blocks. Concrete blocks do not deteriorate as fast as cinder blocks do in the Arizona heat. For pitched roofs that do require penetrations, installers should double flash each roof penetration and seal with both roof cement and flashing sealant. The first flashing layer should be heavy gauge aluminum and the external layer should be galvanized aluminum flashing. Galvanized flashing offers long-term protection against Arizona strong solar insulation.
How Much Roof Space is Needed? Any building with a rooftop that has 2,500 square feet or more of south facing or unobstructed flat roof space available can install a 30-kilowatt or larger solar array power. The more roof space is available, the more solar electricity can be produced. One of the most important
How Much Solar Electricity Can Be Generated? An average-sized, 30-kW solar power system that is engineered correctly at today’s electric prices is guaranteed to produce approximately $6,000 worth of free electricity the first year. “As utility rates increase so will the value of the electricity produced. An
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solar average electric bill of $500 per month today with an average utility rate increase of 6 percent per year will increase to over $1,500 in 20 years,” said Dave Haycock, president of Allwest Energy in Fountain Hills, Ariz. “Installing solar now is a great way to give building owners an edge over the competition. Building owners that do not install solar now will be paying three times more for their dirty, carbon-produced electricity than buildings that are producing their own free solar electricity.”
-0/+3 or higher, which means they will produce their exact energy rating or up to 3 percent more solar power than expected with no minus rated power. The solar power production is precise and guaranteed. Many solar integration companies use solar panels that have a variance of -3/+3 meaning the name plate rating could fall short of expectations by 3 percent and cause solar panel string mismatch problems.
Expert Sun Shade and Sun Power Analysis Solar installations should always include a computerized sun shade and digital sun power analysis to make sure that all of the balance-of-system components are installed at maximum power production tilt angles and aligned properly with accurate southfacing polar orientation.
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Is Going Green Good for Business? Going green is a great way to generate new customers, but is it really worth the cost to go solar? The simple answer is yes, but most building owners find it hard to believe when they first hear they can install a 30kilowatt solar power array worth $127,500 at no cost to them. The reality is that solar lease companies utilize the combination of a 30 percent federal tax credit plus a 10 percent Arizona state tax credit combined with utility solar rebates to pay for a large portion of the solar installation. They finance the remaining costs and use the solar lease payment to cover their costs plus earn a small profit. “Going solar is a great way for companies to show their communities they are doing their part to shrink their building’s carbon footprint and making the world a better place to breathe,” said Clint Taylor, president of Arizona Solar Concepts in Tempe. “It is also a great way to generate positive publicity in the local news media. More and more customers are seeking out companies that are proactively becoming environmental stewards for the communities they serve.” Zero Power Loss Solar Panels Leading solar integration companies carry top of the line Sanyo, Schott, Sharp and Trina solar panels that have a zero power loss PTC rating. Solar installers should only be using solar panels that are ARIZONA FACILITIES AUGUST 2011 I 27
Capitalize on Solar By Dillon Holmes
Located in Tucson, Arizona's green technology corridor, SOLON America puts industry to practice — the solar panel manufacturer recently constructed a covered, shaded parking structure that is made of their very own solar panels. “Not only does it provide shaded covered parking, but the solar panels offset some of the electricity expense for their operations,” said Suzanne Startt, property manager with Grubb & Ellis. As a green leader in American solar and with panels around the world providing solar energy to large institutions and facilities, SOLON America wanted to incorporate its product into its own facility. “It just makes sense to be a solar company and to practice your sustainability efforts,” said Patricia Browne, marketing director for SOLON Corporation. The age of the roof and its inability to bear the weight, however, prevented the building occupants from installing a photovoltaic array on the structure, forcing the company to consider alternatives. The next best thing? A solar shade structure. The company manufactured and installed 308 solar panels, each with 220 watts, in December 2009. Shading one row of parking, or 30 spaces, the 68 kW system was built specifically to offset electricity costs and to create shade in the parking lot. The solar shade structure provides an electric transportation charging station for the company's 2009 Toyota Prius, which was converted from a Hybrid Electric Vehicle (HEV) to a PlugIn HEV using a rechargeable Nanophosphat Lithium-ion battery. SOLON worked with Tucson Electric Power to offset the costs of the structure. The company also received a federal cash grant incentive for the project. The financial incentives of installing solar make the practice much more economical, Browne said. “Everybody who has a parking lot should look into this,” Browne said. “It can definitely help to offset electricity costs, decrease reliance on finite energy resources and reduce electricity costs.”
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ou’ve heard it many times over, and it is true: Arizona is well on its way to becoming the country’s solar capital. Building owners and facilities managers are taking advantage of Arizona’s 300-plus annual days of sunshine and reducing operating expenses and tax liability. Various utility rebates and state and federal government tax incentives have made investing in solar better than ever before, with paybacks as fast as only three years. The federal government has implemented an investment tax credit that covers 30 percent of the total cost to install a solar electric system. What’s more, this tax credit can actually be taken as an up-front grant thanks to the Section 1603 Treasury Grants available through the end of 2011. In addition, the federal government is offering 100 percent first-year bonus depreciation (H.R. 4853), which means the cost of your system may be written off in just one year. On a state level, solar electric systems qualify for a 10 percent Arizona tax credit, currently capped at $25,000. Arizona utility companies are
also offering up-front rebates of up to $75,000 depending on the system size. Additionally, utilities offer performance-based incentives for larger scale solar arrays. With nothing more than 12 months of utility billing history, managers and owners can obtain a full cost and savings analysis for a state-ofthe-art solar power system which will produce clean, free power for more than 25 years. Whether a rooftopmounted array or a covered parking solar structure, there is a solution for every scenario that will allow businesses to cash in on these incredible incentives. Don’t underestimate the power of going green. With today’s facilities and businesses striving to reduce their carbon footprint and market themselves as sustainable, there is no better way to send a strong message than to cover your roof or parking lot with solar modules.
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Arizona building owner can make, especially when there are financing options available such as commercial solar lease agreements that allow building owners to install a $127,500 system for no money out of pocket. Generating $6,000 worth of clean electricity per year is great for marketing. Saving $2,400 per year is great for the bottom line. Not having to pay a penny out of your own pocket for a commercial solar power array is priceless.
In addition to measuring tilt and polar orientation, installers should use a digital solar power meter to check the thermal window efficiency measuring UV, BTU and solar power reception to make sure that each solar panel is producing 100 percent or more of the name plate energy rating. Using the best solar photovoltaic panels and power inverters available and double checking the entire balance of system’s performance is critical for maximum solar power production. Go Solar in Arizona Installing a commercial solar system is one of the best decisions an
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Dillon Holmes is president of Cambio Energy. Dillon can be reached at 480.389.4140 or dillon@cambioenergy.com. AF
Robert Hoskins is the executive director of the Arizona Solar Power Society, which is the largest solar association in Arizona. Visit www.GoSolarinArizona.com for more information. AF
ARIZONA FACILITIES AUGUST 2011 I 29
air filters
Importance of Pre-Filters and Air Handlers By Patricia Bewley
P
re-filters are one of the most misunderstood components of an air handling system. Filters are the first line of defense in air conditioning units. What is installed determines air quality and energy costs. Since there are many types of systems, the pre-filter section will determine what type of filters can be used. Typically, in fan coils, heat pumps and package units, the pre-filter section will only accommodate a 1inch filter. Since lower air flows are in these types of systems, throw away fiberglass filters are sometimes used. This type of filter has little restriction. However, in reality, the coil now becomes the filter as this type of filter has a MERV (Minimum Efficiency Reporting Value) rating of 1-4 and a capture rate of less than 10 microns. In terms of contaminate retained in the filter, it is like comparing catching basketballs to catching marbles. So the very large and very small particles will blow through the filter and plug up the coil. This type of filter would be the least expensive in terms of cost and the
most expensive in terms of energy since impacting the coil, with so much contamination, will reduce heat transfer. These filters have options, making them a better choice. Throw away filters have more media in a pleated style, will be a MERV 5-8 and have a capture rate of 80 to 95 percent on 3 to 10 micron. These filters have the capability of protecting the coils and delivering better air to the occupied spaces. A study conducted by HLW International, LLP, an architectural and engineering firm, found that employee productivity levels are influenced by the cleanliness of the office in which they work. Making choices on pre-filtration has a lot of impact on the final result of employee performance and the cost to run air conditioning systems. Rule of thumb, use a filter with a pleated surface area and one that is high capacity. This increases the life of your air conditioning unit and lowers pressure drop, in turn saving energy. A
30 I ARIZONA FACILITIES AUGUST 2011
MERV 8 is preferable. The same rules apply to using 2-inch and 4-inch pleated filter, if the systems you are using have the channels or frames for those. To get maximum value, the more media and pleats per lineal foot are what should be installed. They may cost a little more, however the payback is better than lesser media filters. There are other ways to cut cost and improve air quality with filters. Systems with filter sections that use a deeper, in-length filter, that can be upgraded to a pocket filter of higher efficiency are good choices. These types of filters have more media and less pressure drop and can be upgraded to higher MERV ratings. Using a MERV 12 will prolong the life of the final filters that may be in the systems. Patricia Bewley is president of Air Energy Systems and Services. She can be reached at pbewley@aesas.com or 602.454.0210. AF
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
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