IN THIS ISSUE: Alternative Energy
FEATURING:
Arizona
Fall 2010
Q U A L I T Y FA L L P R O T E C T I O N
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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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EDITOR’S LETTER As you may have noticed, Arizona Buildings is now Arizona Facilities. This is one of the many exciting changes coming to the publication. We have changed the name to more accurately reflect the magazine’s purpose, which is to help building owners and managers make informed decisions regarding the construction, modernization and management of their facilities. In addition, Arizona Facilities will be published bi-monthly rather than quarterly, beginning with the January/February issue. Involved in a variety of disciplines, facility managers play a significant role in the realization of business objectives as well as the daily operations of buildings and the organizations that use them. Many of our readers are high-level decision makers, contributing to strategic planning. Our publication will continue to offer a wide variety of content to assist building owners and managers in their profession.
CONTACT Publisher Travis Barrington travis@jengomedia.com
Managing Editor In this issue of Arizona Facilities, we feature The Outstanding Building of the Year Awards of BOMA Greater Phoenix, an award that recognizes local buildings with superior building quality and management practices. We also spotlight the Vail Academy and High School which was recently constructed under Leadership in Energy and Environmental Design (LEED), a program sponsored by the U.S. Green Building Council that promotes high-performance, healthful, durable, affordable and environmentally sound practices in buildings.
Kelly Lux kelly@jengomedia.com
Contributing Editor Brad Fullmer
Art Director Doug Conboy
Contributing Photographer Roger Ottaway
Arizona Facilities is here to inform and educate the entire commercial real estate management community. We invite experts within the industry to submit their suggestions, news items and articles. Our success depends on you!
Contributing Writers Mark Coxen Aaron Eubank Brad Ghaster Lauren Mulrooney Melissa Mullin
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 2010 Arizona Facilities Magazine. Arizona Facilities is a Trademark owned by Jengo Media LC
4 I ARIZONA FACILITIES FALL 2010
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.
FALL 2010
22
FEATURES
Space Planning promotes productivity
The Outstanding Building of the Year Awards
16
Alternative Energy
18
Inside Arizona Facilities
6
Tucson Leads Nation in Solar Energy Development
Green Cleaning
LEED for Schools
12
DEPARTMENTS
4 20 24 25
Editor’s Letter
27 30
Security
32 33
Janitorial
Changes coming to Arizona Facilities
Pest Control Integrated pest management
Disaster Recovery Emergency tips to save you and your building
LEED Neighborhood shopping center receives LEED Gold Certification
Feel secure about your security company
Paints & Coatings Save money in the future by choosing the right painting contractor, paint product now
Five features of effective grean cleaning programs
Briefly Maintenance Mart named 2010 Minority Enterprise Development Week's Green Firm of the Year
On the cover: Hohokam Towers received a TOBY award in the Corporate Facility Category. Photo courtesy of Cornerstone Photography.
ARIZONA FACILITIES FALL 2010 I 5
BOMA Phoenix Recognizes the Best in Commercial Buildings By Kelly Lux
N
ine commercial buildings were recognized as being the best of the best in Phoenix's commercial building industry with The Outstanding Building of the Year Awards, an annual program sponsored by the Building Owners and Managers Association of Greater Phoenix. The TOBYs recognize quality in buildings and excellence in building management, according to BOMA International. “People who enter their buildings for the TOBYs know they aren't just throwing their hat into it for the fun of it,” said Sofia Tobar, 2010 BOMA Greater Phoenix TOBY cochair, explaining that management companies who enter their buildings in the TOBYs show they won't accept mediocrity in property management. “They put a lot of hard work into preparing their building. So the winners are always going to be excellent buildings. The buildings are the best our association has to offer.” Winners of the TOBYs are determined through a judging process established by BOMA International. “During the competitions, all facets of a building's operations are thoroughly evaluated. Buildings are judged on everything from community involvement and site management to environmental and 'green' policies and procedures,” according to TobyAwards.org. BOMA Phoenix TOBY winners were announced during a ceremony held on Friday, Sept. 10, at the Wyndham Phoenix. Nine buildings were named winners, including the Mesquite Corporate Center, the Scottsdale Forum, Portales 6 I ARIZONA FACILITIES FALL 2010
Corporate Center Phase I, the Phoenix Plaza, the Central Park Square, ADOA, Esplanade III, Hohokam Towers and San Tan Corporate Center I & II. Seven of the nine buildings which received awards are managed by CB Richard Ellis of Phoenix. “We couldn't be more proud of our asset management team,” said Afton Trail, CPM, managing director of CBRE's Phoenix Asset Services Division. “These seven TOBY awards exemplify team members' talent, experience and outstanding performance in building management, as well as their keen ability to develop a genuine rapport with the property's ownership and tenants.” Many of the entrants demonstrated continued efforts toward sustainability, especially with recycling programs and energy-saving measures, although only one building, the Esplanade, applied and was awarded for the Earth Category. A record number of entries were filed for the Phoenix TOBYs this year, a significant accomplishment considering the current state of the economy, said Mary Anne Lanoue, the mistress of ceremonies. Now is a critical time for building owners and managers to show that their buildings have outstanding owners, management, service providers and buildings, she said. Tobar would agree. “It takes a lot of money to put in for the TOBYs. Building owners are making quite a commitment,” Tobar said. “For owners to take that challenge during a down economy is huge, and to have a record number of entries is really exciting. We were more than pleased.”
< The Scottsdale Forum 6263 6263 N. N. Scottsdale Scottsdale Road, Road, Scottsdale Scottsdale
Category: 100,000 to 249,999 Square Feet Year Built: 1989
Manager: Kysa Beringer, real estate manager, CB Richard Ellis
Owner: ING Clarion Partners
Team Members: Rob Brown, building engineer Square Feet: 207,160
The Scottsdale Forum, a Class A office building with upscale restaurants, resorts, shopping centers and golf courses, was selected among four entries for the 100,000 to 250,000 Square Feet Category. “This (award) is a significant accomplishment and comes at a time when it is more important than ever to distinguish your building from its competitive set,” said Kysa Beringer, Scottsdale Forum property manager. “The TOBY Award truly recognizes the collective effort of Scottsdale Forum's ownership, management team and its service providers who work together to create an outstanding building.” The resort style facility, built with block construction and stucco fascio, was renovated in 2008 with upgrades to the restrooms, corridors, lobbies, monument sign, fountain, directories and tenant signs. Tenant services at the Scottsdale Forum include on-site property management, a full-service deli, an electronic work order system, a leasing website and an electronic tenant handbook. The Forum is Energy Star benchmarked and MACH Energy monitored. Sustainability efforts at the forum include single stream recycling, Green Guard Certified cleaning products, light bulb, battery and e-waste recycling and a focus on resource conservation. Marketing campaigns and educational meetings encourage tenants to participate in these sustainable measures.
San Tan Corporate Center
3100, 3100, 3200 3200 W. W. Ray Ray Road, Road, Chandler Chandler
Category: Suburban Office Park – Low Rise Year Built: 2000 Square Feet: 268,679 Owner: Wells REIT II San Tan Corporate Center I&II, LLC Manager: Maricela Nunez, real estate manager, CB Richard Ellis Team Members: Alicia Milton, real estate services administrator, Brad Hopkins, lead engineer, Wade Cordell, maintenance technician San Tan Corporate Center I & II, two Class A, three-story office buildings, is Energy Star Certified and qualifies for LEED Gold Certification. The management team has implemented several energy and cost-saving initiatives, including lighting retrofits, daylight harvesting, installation of motion sensors, green cleaning and single-stream recycling. “The property management team at San Tan Corporate Center is extremely honored to have received such a prestigious award from the BOMA community,” said Maricela Nunez, San Tan Corporate Center property manager. “Our actions to improve building efficiency, including the Energy Star designation of both buildings, are key to this success.” Tenants of San Tan Corporate Center are invited to participate in several educational and social events throughout the year, including blood drives, AED/CPR certification classes, Earth Day events and ice cream socials. ARIZONA FACILITIES FALL 2010 I 7
Mesquite Corporate Center
14646 14646 N. N. Kierland Kierland Blvd. Blvd.
Category: Under 100,000 Square Feet Year Built: 1999 Owner: Mesquite Partners I, LLC, a division of DPC Development Company Manager: Marie Dunn, real estate manager, CB Richard Ellis Team Members: Janet Rampton, associate director, Charlie Alexander, assistant real estate manager, Rick Grittman, building engineer Square Feet: 79,537 Mesquite Corporate Center is a two-story, Class-A suburban office building located within the Kierland master-planned community. The building was constructed by Trammell Crow Company. The exterior is a combination of EIFS panels and bands of smoked glass with pillars wrapped in a combination of smooth and split-faced stained CMU block. The main lobby in the center of the building is a focal point with numerous architectural details. Mesquite is equipped with an upgraded Novar Energy Management System which creates opportunities for energy savings through temperature adjustments. Recent interior upgrades include hands-free faucets and flush kits, common area carpet and wall covering replacement, artwork, lobby furniture and Musak.
Hohokam Towers 4605, 4605, 4615, 4615, 4635 4635 East East Elwood, Elwood, Phoenix Phoenix
Category: Corporate Facility Year Built: 1986 Owner: E Capital, The Muller Company Manager: Tiffany Lauchlan, senior property manager, The Muller Company Hohokam Towers, three, Class A, office buildings, is home to the University of Phoenix and Matson Navigation. The campus offers two cafes, a Wells Fargo ATM, covered bicycle/motorcycle parking, shaded outside seating and a fitness area and locker room. The Muller Company encourages community involvement, personal growth and campus events by working closely with the University of Phoenix. The building is collectively maintained by AME Southwest, Universal Building Maintenance, Allied Barton, Signal One and Southwest Elevator Company. Photo Courtesy: Cornerstone Photography
“The owners, GE Capital, and The Muller Company maintain the property at a very high standard,” said Tiffany Lauchlan, senior property manager. “There is no deferred maintenance. We take sustainability seriously, and we have a strong base of vendors. In addition, the Muller Company, as the management company, is very involved in the daily operations, tenant relations and community involvement.” 8 I ARIZONA FACILITIES FALL 2010
Team Members: Holly Neuhalfen, assistant property manager, Ken Erb, building engineer Square Feet: 272,728
Esplanade
III
2415 2415 E. E. Camelback Camelback Road, Road, Phoenix Phoenix
Category: Earth Year Built: 1997 Owner: AEW Capital Management Manager: Heather Sikita, senior real estate manager, CB Richard Ellis
Team Members: The Camelback Esplanade III Jelena Momich, real estate is LEED Existing Building Gold services coordinator, Al Certified by the U.S. Green Callori, chief engineer, Al Martinez, building engineer Building Council and is Energy Star labeled. The 10- Square Feet: 218,254 story, office building is made of aluminum accent panels, reflective glass and polished granite. The lobby floor is surfaced in marble. The interior walls are finished with granite and cherry finished wood paneling. The complex is comprised of a hotel, retail, movie theater and offices. “The management team at Esplanade III has worked very hard over the past year towards LEED-EB Gold Certification,” said Heather Sikita, Esplanade property manager. “The TOBY Earth Award is a testament to our effort and achievement, and to our commitment to environmental sustainability.”
The Phoenix Plaza 2929 2929 N. N. Central Central Avenue Avenue
Category: 500,000 to 1 Million Square Feet Year Built: 1990 Owner: GE Asset Management Manager: Diana Rivers, senior real estate manager, CB Richard Ellis Team Members: Darlene Casella, associate director, Brian Weimer, assistant real estate manager, Jessica King, real estate services administrator, Steve Coronado, chief engineer, Mike Bell, senior engineer, Kurt Hyatt, building engineer, William Zaldo, building engineer, Rex Cohen, building engineer, Isidro Sanchez, building engineer, Richard Torres, building engineer Square Feet: 880,000
The Phoenix Plaza, a Class A office building, is home to specialty shops, a health club and dining facilities . The exterior walls of the building are a combination of polished granite, red spandrel panels and tinted vision windows. “The Phoenix Plaza has a winning combination; a great team who works very hard and a smart client who encourages only the best for his assets,” said Diana Rivers, Phoenix Plaza property manager. “Smart energy-saving initiatives and a well-trained staff have contributed to its Energy Star rating since 2005.” The Phoenix Plaza recently received the LEED-EB Silver designation, one of the first in metro Phoenix to receive the certification. Equipped with an elaborate building optical network that includes free wireless internet and a high-speed fiber backbone, the Plaza is recognized as a Next Gen building in the high-tech industry. Photo Courtesy: Roger Ottaway
ARIZONA FACILITIES FALL 2010 I 9
Photo Courtesy: Roger Ottaway
Category: 250,000 to 499,999 Square Feet Year Built: 1999 Owner: Principal Real Estate Investors Manager: Julie Schulze, property manager, leasing consultant, Forum Property Services, LC
Team Members: Courteney Barker, property manager, Ed Hurd, director of security, Steve Firley, lead building engineer, Weldon Edwards, building engineer Square Feet: 275,000
Central Park Square 2020 2020 North North Central Central Avenue, Avenue, Phoenix Phoenix
Photo Courtesy: Roger Ottaway
Category: Renovated Year Built: 1986 Owner: Arizona Central Credit Union Manager: Michelle Bachand-Gill, real estate manager, CB Richard Ellis Team Members: Serena Wedlich, assistant real estate manager, Clyde Fisk, chief engineer, Porfirio Castro, engineer, James Tisdale, head of security, Myrna Valdez, day porter Square Feet: 247,911
Central Park Square, a 12-story, multi-tenant office building, has been renovated during the last five years with a $1 million elevator modernization, a new energy management system, a new card access system, a lighting retrofit, three corridor upgrades and a new security system. “This TOBY award signifies more than the recent completion of major renovations,” said Michelle Bachand-Gill, Central Park Square property manager. “It also represents the dedication of the landlord, management team and our service providers to make Central Park Square best of class, have a positive impact on our community and improve environmental sustainability.” The renovations have made the building more energy efficient and sustainable. Central Park Square is Energy Star benchmarked and is Green Seal Certified for its cleaning program. The building owner has also implemented a single-stream recycling program. Central Park Square offers its tenants a number of on-site amenities, including a full-service health club, conference rooms, Arizona Central Credit Union, a sundry shop, travel agency and an on-site management office. 10 I ARIZONA FACILITIES FALL 2010
Portales Corporate Center
4800 4800 N. N. Scottsdale Scottsdale Road, Road, Scottsdale Scottsdale
Portales Corporate Center Phase I is a multi-tenant, six-story office building with a three-level subterranean parking structure, storage areas, surface parking and site landscape. The stepped walls of the building are a combination of red-brown granite and polished finishes with copper/rose-colored high performance glazing and finished metal. Amenities include a stadium seating amphitheater, Roaring Fork restaurant, shower facilities, concierge services and a cafe/deli. Portales I is the anchor building of a double-phase office project. “We think it is one of the best buildings in Scottsdale,” said Julie Schulze, Portales property manager. “It has really unique architectural design that is also very high end.” The property has been well-maintained and renovated as needed during its lifetime, Schulze said. In addition, the property management team put in a lot of extra time preparing the building for the TOBYs, an award that Schulze said represents the dedication of Forum Property Services.
ADOA Building 100 100 N. N. 15th 15th Avenue, Avenue, Phoenix Phoenix
Category: Government Building Year Built: 2003 Owner: Capitol Mall LLC II Manager: Shannon Dutton, real estate manager, CB Richard Ellis Team Members: Jane Simpson, associate director, Chris Lehman, operating engineer Square Feet: 177,281 Of the two Government Building entries, the ADOA (Arizona Department of Administration) building, a Class A, five-story office building, was awarded the Photo Courtesy: Roger Ottaway TOBY in the Government Category. The ADOA, which is solely occupied by the more than 800 employees of the ADHS, has an interior of white maple and cherry wood paneled walls and green and earth tone terrazzo flooring. The exterior is made of precast concrete panels that show smooth finish and natural aggregate. The building has a six-level parking garage that services three other government agencies. Management is making strides toward sustainability with energy conservation measures, recycling, green cleaning and day cleaning and participation in the APS rebate programs. In addition, the building received the Energy Star in 2006. “ADOA is an exceptional government building — efficient, well presented and perfectly located. Now, being recognized by BOMA with the TOBY award, it's icing on the cake,” said Shannon Dutton, ADOA property manager. “The support of our vendors has been instrumental to the building's success, along with its well-trained, on-site management staff, providing great customer service to tenants and guests.” ARIZONA FACILITIES FALL 2010 I 11
Building: Vail Academy and High School Owner: Vail School District Location: University of Arizona Science and Technology Park in Vail, Ariz. Square Footage: 35,000 square feet Total cost: $6 million Architect: Swaim Associates, Ltd. General Contractor: Lloyd Construction Company, Inc. Structural Engineer: Grenier Engineering, Inc. Electrical Engineer: McGetrick and Associates, Inc. Mechanical Engineer: KC Mechanical Engineering, Inc. Civil Engineer: Psomas 12 I ARIZONA FACILITIES FALL 2010
L
ittle convincing was required to secure the support of the school district, the staff and the residents in the construction of a Leadership in Energy and Environmental Designcertified building for the Vail Academy and High School at the University of Arizona Science and Technology Park in Vail, Ariz. Their commitment to sustainability became even more apparent when the Vail School District's goal to obtain LEED Silver for the $6 million building was surpassed with ambitions for Gold and then Platinum certification, potentially making it the first LEED Platinum K12 school in Arizona. “It was an opportunity to do something new, become aware of new technologies and reclaim materials,” said Dennis Barger, principal of Vail Academy and High School. “People got pretty excited about doing LEED on the project.” Six schools in Arizona have obtained LEED certification, including Davidson Elementary School in Tucson, Desert Edge High School in Goodyear, First Mesa Elementary School in Polacca, Lee H.
Brown Conservation Learning Center in Tucson and the James Learning Center in Prescott. Although other schools have registered, Vail, with the assistance of Swaim Associates and Lloyd Construction Company, will be the first in the state to obtain the LEED for School designation, a system that recognizes the unique nature of the design and construction of K-12 schools. By addressing the uniqueness of school spaces and children's health issues, LEED for Schools provides a comprehensive tool for schools that wish to build green, with measurable results, according to the U.S. Green Building Council. Construction Costs The Vail Academy and High School, a 35,000-square-foot K-12 school with an enrollment of 450 students, was built in eight months with classes starting July 23. Although the expense of the sustainable project was a concern from the beginning, construction costs came in under budget at about $177 per square foot. The reality is that sustainable and healthy materials and finishes cost slightly more than traditional building
materials, due to availability, according to Leslie West, director of marketing at Lloyd Construction, the general contractor on the project. Lloyd Construction used materials that were harvested and manufactured locally. Building products consisted of 20 percent recycled materials, including materials that were salvaged from local companies that were remodeling or demolishing older buildings. In addition to saving on materials, Lloyd Construction was able to recycle 90 percent of its construction waste during the construction of the school. “The recycling of construction waste was a huge success on the project, diverting 175 tons of the project's waste from landfills,” said West. “Imagine how much the industry could reduce landfill impact if all construction projects did this.” Operational Costs The long-term cost-savings in operations were a significant factor in the approval of the sustainable development of the Vail Academy, said Al Flores, director of facilities and transportation at Vail School District. The sustainable measures required additional up-front costs, but the longterm reduction in utility and maintenance costs outweighed those expenses, he said.
“As long as it was the cost-effective solution, and a long-term savings on maintenance and operations cost, not only is it the right thing to do, but it is justifiable,” said Flores, adding that his facility staff is learning a lot about green facility operations through maintaining the new systems. Between the five 12 kW wind generators and the 9.45 photovoltaic system, sustainable measures included in the project, the school is saving nearly 30 percent of its energy demand, Flores said. A wall system that provides 12 percent energy savings over traditional CMU walls was used to maximize the energy efficiency of the building envelope and to provide sound insulation from the adjacent freeway. In addition, the school is 38 percent more efficient than a standard school with its highefficiency heat pumps and a zoned lighting system coordinated with natural daylighting from skylights and clerestory windows. Desert landscape, artificial turf and water harvesting will play a key role in water conservation and in reducing irrigation costs at Vail. Active rainwater harvesting was integrated into the landscape irrigation system through automated pumps and sensors, providing irrigation water for most of the outside systems.
Comfort & Health The carefully planned acoustics, the enhanced thermal control, natural daylight and low- and zero-VOC (volatile organic compounds) interior finishes used in green schools and implemented in the Vail Academy create a healthier indoor environment, making it easier and more comfortable for students to learn. Sick days become less frequent due to cleaner indoor air, giving children a head start for a healthy, prosperous future, according to the USGBC. “We are doing what is right for the district and for the environment, as well as providing a safe, nurturing place for staff, parents and students,” said Flores. “Kids can learn and be successful in obtaining an education in a healthier, green school.” Lloyd Construction was cognizant of the indoor environmental quality during the construction of the Vail Academy. The site was carefully monitored by the general contractor to ensure materials were stored properly and air ducts were sealed to minimize the amount of particulates the HVAC system would generate. In addition, recycled cotton batt insulation, a safer and easier installation alternative to traditional fiberglass insulation, was used in the building. continued on page 14
ARIZONA FACILITIES FALL 2010 I 13
continued from page 13 The new Vail High School is an upgrade from the IBM building students were housed in at UA, Barger said. Now students are in a “brighter, cleaner and spacier facility” that is more conducive to learning, he added. “I think that is huge,” Barger added. “If we are in a place that makes us feel good and gives us the ability to do our best because we aren't in a dark area with negative lighting, we perform better. If we perform better, we feel better.” Curriculum The innovative design of green schools provides numerous opportunities for hands-on learning, according to the USGBC. In addition, by minimizing operation costs, resources can be better used to improve student education. On average, green schools save $100,000 per year in direct costs, revenue that can be redirected for students' education, according to the USGBC. The sustainable components of the Vail Academy, Barger said, will be used as a teaching tool to help students understand more about the environment and how important it is to be responsible stewards of natural resources. Teachers at Vail, especially science teachers in the older grades, are working on a more sustainable curriculum that incorporates the sustainable features built into the campus, said Barger. A recycling program has been implemented throughout the school. Students are studying the meters on the windmills and seeing first hand how much energy is being produced. “The students are really excited about the learning opportunities. Young people these days really get the issues of the environment,”said Phil Swaim, president of Swaim Associates.“They value the fact that they have a green building. It is something that can be a part of their learning and their curriculum.” Barger said he will continue to work with the staff to compare what can be taught with the school's resources with what needs to be taught, creating a cohesive and clearly-defined curriculum. 14 I ARIZONA FACILITIES FALL 2010
LEEDing the Way LEED clearly defines environmental practices and provides building owners with a checklist in green building, Swaim said. At Vail Academy and in other LEED-certified buildings, the certification acts as a badge, making green efforts more visible to community members. “It just makes sense, from a healthy classroom environment perspective to it being good for the overall environment,” Swaim said. “It is a great way to save on operating costs and lower utility bills. And it makes for a great educational environment — using the building as a tool.” LEED can be applied to all types of building, including commercial and residential development, according to the USGBC. LEED provides building owners and operators with a framework for identifying and implementing practical and measurable green building design, construction, operations and maintenance solutions. These benefits were pleasing and rewarding to all parties involved in the construction of the Vail Academy and High School. “I think it is the right thing to do to be a proponent of LEED, to get awareness out to everyone that it is attainable, and we can do it,” Flores said. “It validates what we do. And it gets other districts and the state and funding sources on the same bandwagon. Until the philosophy of sustainability takes hold with everybody, you have to make it visible with LEED.” The Vail Academy and High School has submitted for LEED Platinum certification and is waiting on the USGBC to calculate the project points in order to award the certification. Barger is confident the school will achieve Platinum Certification and is looking forward to the recognition. “I think it would be an outstanding achievement,” Barger said. “It would be a very proud moment for the Vail School District to do something we haven't done before.” AF
Vail Academy and High School LEED Features: • Water efficient native landscaping • 16,200 gallon water harvesting capacity • Salvaged roof trusses used for courtyard ramada • 40 percent water use reduction from low-flow fixtures and waterfree urinals • 38 percent energy use reduction due to high-efficiency building envelope and mechanical system • 13 percent of energy needs generated on site by 9.45 kW photovoltaic system and five wind generators • 46 percent overall energy use reduction between envelope, HVAC and on-site power generation • 70 percent of energy from green power sources • 90 percent of all construction waste recycled • 20 percent recycled content in building materials • 20 percent of building materials from regional sources • Low and zero VOC interior finishes • Daylighting in classrooms via skylights and clerestories • Enhanced thermal control and comfort in classrooms and offices • Enhanced acoustical performance in classrooms • 600 existing ocotillo, pincushions, barrels and yucca salvaged from site
Tucson Leads Nation in Alternative Energy Development Building Owners Benefit from City’s Commitment to Solar Energy By Kelly Lux
S
ince 1999, Tucson City has been promoting solar energy as an inexpensive and environmentally-friendly alternative to conventional heating and electrical methods. Solar panels can be found throughout the community on city buildings, neighborhood centers, gymnasiums, reservoirs and even bus shelters. Through its efforts, Tucson has brought together industry, higher education, effective incentives and sensible regulations in promoting solar energy within the community. “We were committed to reducing our carbon footprint, putting out less carbon and saving us money in the long run,” said Bruce Plenk, solar energy coordinator for Tucson. “We reduced our carbon footprint and set an example for the private industry.” Tucson has taken a number of steps to ensure the city continues to produce solar energy. All new, city-funded buildings must produce at least 5 percent of their energy needs through something solar, whether it be solar electric panels, solar water heating or daylighting, said Plenk. Privatelyowned buildings are offered a $1,000 discount on their building permits if solar energy is incorporated into the projects. In addition, Tucson and Pima County are working together to attract businesses that can help to build the solar economy within the region. Already, Global Solar, a solar cell manufacturer, Solon, a producer of solar 16 I ARIZONA FACILITIES FALL 2010
panels, Prism Solar, a solar research company and Schletter, a manufacturer of solar racks, have located to the area. “All of these things together have resulted in a lot of solar activity in Tucson,” Plenk said. “Solar is booming in Tucson and nearby. We have a really vibrant solar industry.” The U.S. Department of energy named Tucson one of 13 Solar America Cities in 2007, granting $500,000 to the city for the expansion of solar power usage in the community. Most recently, Business Facilities ranked Tucson as the No. 1 Alternative Energy Leaders in alternative energy manufacturing, growth strategy and development of renewable energy. “There were many worthy competitors for the top position in our first annual Alternative Energy Industry Leaders metro ranking, but Tucson was head-and-shoulders above everyone else,” said Business Facilities Editor-in-Chief Jack Rogers. Many companies, especially commercial companies, have joined the solar movement in Tucson, installing solar panels on their buildings and taking advantage of tax incentives and rebates through Tucson Electric Power Company, Plenk said. Solar panels are popping up all over the city, on commercial and residential buildings, even on churches, all hoping to reduce their carbon footprint and minimize operating costs, he said. Tom Unger, president of Butera Real
Estate, recently installed 231 solar electric panels on his office building at 2030 E. Broadway in Tucson. The panels, which were installed by Solar Path, cost approximately $300,000. With nearly $200,000 in rebates and tax credits and an estimated savings of $20,000 in energy costs per year, Unger said he couldn't pass up the opportunity to install the panels which generate approximately 54 kW of electricity for his 22,000-square-foot building. “I always thought it was a good idea, but it was just too expensive,” Unger said. “Now we will get our money back in five years and have another 20 years of saving a lot of money in electricity.” The incentives of solar energy far outweigh the cost of purchasing and installing solar panels, Plenk said. Electrical and water heating bills are reduced, and consumers recognize businesses as being environmentally friendly. “You do your part to reduce global warming. You set a good example for other people. And, hopefully, you get some business out of it too,” Plenk added. “As far as I can tell, it is kind of contagious. One person takes the initiative and pretty soon the whole neighborhood is going solar.” The energy and costs savings make solar panels an easy sell, Unger said.The solar panels on his building inspired a neighboring building owner to install solar panels on his offices also located on Broadway.
alternative energy “It is the thing of the future,” Unger said. “Everybody who can afford it would be doing it if the word got out.” Tucson will continue to grow its solar energy program and promote sustainable practices into the future, Plenk said. The city hopes its most recent recognition will attract more green businesses and encourage local residents and businesses to buy and use green products. “It is the kind of recognition we like because it attracts the kind of businesses that we are trying to get,” Plenk said. “It will help bring green businesses to Tucson.” Tucson Electric Power Company is offering incentive payments for commercial hot water and space heating solar systems and small and large commercial photovoltaic systems. Find out more about their Commercial Green Energy Programs at www.tucsonelectric.com/Green/Business/ Commercial.asp. AF
ARIZONA FACILITIES FALL 2010 I 17
Sanitizer Stands Sanitizer floor stands combined with sanitizing dispensers make it easy to keep hands clean and sanitized. The stands provide flexibility in placing hand sanitizing stations in multiple locations throughout your facility. Electronic Cassette Dispenser Floor Stand
Automatic Faucets Automatic faucets deliver water only when needed, reducing water usage by 70 percent, have omnidirectional sensing zones, guaranteeing activation every time, and offer touchfree washing, preventing the spread of germs.
AutoFaucet SST
Electronic Hand Towel Dispensers Electronic hand towel dispensers eliminate the need to touch the dispenser during use, reduce the amount of paper used and are Federal ADA Compliant when properly installed.
Electronic Hand Towel System
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Sponsored By:
Maintenance Mart offers janitorial cleaning and equipment supplies for any size commercial facility, focusing especially on green solutions and ecologically sound choices. Contact Maintenance Mart at (602) 252-9402
Odor Neutralizer
TCell
Odor neutralizers, which offer continuous odor management systems, provide doses of fragrance and odor neutralizer for 60 to 90 days, operating without batteries, propellants or added VOCs.
The Element
Recycling Stations Recycling stations, which are constructed with recycled steel and plastic, can help your office earn LEED credits by reducing waste and promoting recycling within your building.
The DVAC
Dusting, Vacuuming, Waste Collection A vacuum unit that combines three cleaning passes, dusting, vacuuming and waste collection, into one, can eliminate nonproductive travel times and store vital cleaning tools in one place, optimizing productivity and cleaning quality. ARIZONA FACILITIES FALL 2010 I 19
Integrated Pest Management: Non-Chemical Solutions for Pest Control By Aaron Eubank
I
PM is an acronym which stands for integrated pest management. IPM is generally described in the pest control industry as an effective and environmentally sensitive approach to pest management that relies on a combination of common sense practices. Prior to WWII, the development and use of organo-synthetic compounds focused on pest management by chemical means. In the 1950s and '60s, pesticide applications began to create chemical resistance in insect populations as well as adverse effects on non-target organisms. As a society we were relying too heavily on chemicals to solve our pest problems. Entomologists began to investigate other non-chemical solutions for pest control, and the IPM seed was planted. Over time IPM has evolved into a definitive program with specific strategies. There are several steps involved in an IPM program. They include communication and educating customers about pests, pest management and the various responsibilities of the pest management company as well as the customer. An IPM program can only be successful when pest issues on a site are solved using team work between the owner/manager and the pest control company. Inspections and monitoring are also important. This is necessary because first and foremost the pest or pests need to be properly identified. It is essential to know what pest is present and to determine whether there is a large infestation or just a small, initial population. This knowledge will effect what decisions are made with respect to control. Typically, an IPM program 20 I ARIZONA FACILITIES FALL 2010
has what are called “action thresholds.” These are established between the customer and the pest management company at the beginning of the relationship. In other words how many pests will the customer tolerate? Once that number is established, whether the number is zero, 100 or more, the pest management company will know what actions to take once a pest infestation is encountered on the site. Preventative action is also part of a good IPM program. A thorough walkthrough and inspection at a site may lead to the discovery of critical areas that need to be addressed such as small holes in the walls of a structure which enable pests to access the interior of a building. There are also conducive conditions that may encourage pest populations such as dense tree and bush foliage too close to a building, a free water source in or around a building and cluttered trash receptacles and dumpster enclosures, to name a few. A clean and sanitary environment both inside and outside a structure will go a long way toward avoiding pest infestations. Another component to IPM is trapping. This is a chemical free way of reducing or eliminating a pest
population. The target pest is lured to a trap by food or some other attractant. The traps can either be lethal or they can be what are called “live traps” in which the pest can simply be removed from the site and relocated. In some cases, no matter how aggressively you use nonchemical strategies, it may not be enough to eliminate existing pest populations. In the event that pesticide applications are needed, these applications should only be made in such a way that minimizes the risk to non-target organisms and the
pest control environment. When used properly, pesticides are very effective at knocking down heavy infestations in a short amount of time. By eliminating pest populations, we can realize benefits such as protecting our overall health from disease causing pests and stinging insects and protecting our property from destructive pests such as termites. In recent years many pesticides have been created using products that are extremely low in toxicity. These typically consist of naturally occurring plant oils and other organic materials and include EPA-exempt products as well as insect growth regulators. As you may know, all plants create insect deterrents. If this were not true, bugs would have eaten all the plants many years ago. These naturally occurring compounds are now being widely used
to minimize and eliminate pests. A final and critical part of an IPM program is a continuing follow-up and evaluation process. As with most things in life, creating a successful environment depends on constant monitoring. Regardless of previous treatment strategies whether nonchemical or chemical, ongoing inspections and reporting are necessary in order to keep a site pest free. Over the last decade, the pest control industry has become very serious about specifically identifying what a Green Service is and how IPM principles relate to it. The NPMA, National Pest Management Association, has created a stringent, green pest management program called GreenPro. This designation is for pest management companies and their employees who are committed to
a green approach to pest control. This new program was created in part by the NRDC, Natural Resources Defense Council. This joint effort between the NPMA and the NRDC has created a single, tough, national green standard. The GreenPro designation clearly defines what the pest control industry says is “green” and creates a uniform system so everyone is on the same page when providing and regulating “green pest management.” Integrated Pest Management is the cornerstone to any environmentallyconscious pest control program. Implementing IPM strategies will take a little more thought and time, but in the end, we will all benefit from these earth conscious efforts. Aaron Eubank works with Titan Pest Control. He is GreenPro certified. He can be reached at 623.879.8700. AF
ARIZONA FACILITIES FALL 2010 I 21
Carefully Designed Office Spaces Promote Employee Productivity, Development By Kelly Lux
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lanning the design of an office is an essential, although often overlooked, element of employee productivity and customer satisfaction. By hiring a consultant to help with office plan and space design, businesses can make the most of their space, creating a place for employees to interact, develop, create and execute. “When you get someone in there who has experience of laying out the furniture, you can benefit from the ergonomics of getting it laid out 22 I ARIZONA FACILITIES FALL 2010
properly with the clearance of space that they may not be aware of for OSHA compliance” said Sarah Pena, a designer at Arizona Office Liquidators and Designs. “You don’t have to worry about doing it wrong or right or making it fit.” Designers can help companies select furniture that will maximize their space, benefit employees ergonomically and create an office that is aesthetically pleasing, Pena said. The Fertility Center of Arizona recently hired Arizona Office
Liquidators to assist in decorating and furnishing its new 6,500-square-foot facility. The business wanted their space to be done professionally and grab the attention of its visitors. “We had a distinct purpose to make it comfortable,” said Hank Hoff, director of the Fertility Center of Arizona. “Everything we do here is based on patient comfort. We wanted to create an ambiance that supports that.” The Center wanted a modern and contemporary, upscale yet comfortable
space planning
appearance throughout its office space, common areas, patient rooms and lobbies, Pena said. The company also wanted pieces that were environmentally friendly — a trend in the industry that is being followed by most furniture manufacturers, she said. The interior designers and the architects coordinated to match the carpet and paint with the furniture and décor, Pena said. The colors used in the office were carefully considered since different colors stimulate different moods. Contemporary colors — espresso wood with cream upholstery — were used to enhance the natural beauty of the building and to keep the
view through the large picture windows a focal point, she said. When planning the layout of an office, Pena suggests being cognizant of where computers will be located in relation to where guests will be walking and/or sitting. Making sure there is ample room for various scenarios is also important. Overall, simplicity is key, Pena said. “I would definitely suggest keeping it simple — not too cluttered and not too overwhelming,” Pena said. Business owners should decide whether an open, closed or combination work
environment will work best in their building, suggests The HON Company, a designer and manufacturer of workplace furniture. Map out and discuss the design plan in a way that will meet the needs of the office. Make the space flexible for future expansion and growth, HON suggests. Setting a budget can simplify the planning process, Pena said. At the Fertility Center, Pena worked without a budget, making the selection process more complicated, she said. A budget will give a designer an idea of what types of products are within a company’s price range, narrowing down their selections. “A projected budget makes it easier to give clients what they are looking for,” Pena said. The planning process can take at least four weeks, Pena said. This time is spent determining the best environment for the office, drawing a space plan and selecting furniture. It can take another six to eight weeks for the products to be delivered. The whole design process can take up to three months when installation is included, she said. AF
ARIZONA FACILITIES FALL 2010 I 23
disaster recovery
Emergency Tips to Save You and Your Building By Melissa Mullin
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hen disaster strikes or an accident occurs, the impact felt by your business can last long past the incident itself. Without swift and certain action you can lose customers, revenue, inventory and profits. However, incorrect action can jeopardize satisfactory restoration and cost you double the time and money necessary. Here are a few emergency tips from the Restoration Industry Association that can help less loss after a disaster. Fire and Smoke Damage Open windows for ventilation, weather permitting, empty fridges and freezers to avoid additional biohazard cleanup and call a plumber to drain all of the lines. Do not wipe residue from
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walls, ceilings or other absorbent surfaces. Food items or canned goods that were exposed to heat during a fire should be thrown out. Electrical appliances should not be turned on until they have been cleaned and checked. Water Damage If your building is damaged by water, freeze valuable documents to prevent mold from advancing or forming, place aluminum foil squares under furniture legs to avoid carpet staining, unplug and remove lamps and telephones from wet surfaces, and open drawers and cabinet doors for interior drying, but do not force anything that is swollen. Televisions, vacuums and other electrical appliances should not be operated on wet floors, especially wet concrete.
Building interiors should not be dried with heat, which can cause mildew and expand moisture damage. Vandalism Damage Egged buildings should be hosed down or washed away as quickly as possible. Save discarded containers and spray cans and turn them over to your disaster recovery company who can use the cans to determine the specific pigments and inks that were used. Ink, paint or cosmetic stains, which can set permanently, should be removed by professionals. Contact Melissa Mullin, director of business development and education, Abracadabra Restoration Inc., at 520.323.3261 for a free education class. AF
Neighborhood Shopping Center Receives LEED Gold Certification Mountain Ranch Marketplace first in Arizona, and one of the few in the United States, to receive certification
T
he Mountain Ranch Marketplace shopping center, a joint venture between Kitchell Development Company and Newland Communities, has received the designation of LEED (Leadership in Energy and Environmental Design) Gold certification for Core & Shell. Located within Estrella, an awardwinning master-planned community by Newland, Mountain Ranch Marketplace is anchored by Safeway and located on the northwest corner of Estrella Parkway and Elliot Road in Goodyear, Arizona. The mayor of Goodyear, Jim Cavanaugh expressed his pride of the accomplishment and combined efforts of Kitchell and Newland Communities, “As the first LEED Gold certified project in Goodyear,
Mountain Ranch Marketplace has established a new standard that we hope all future developments in our city will strive for.” “We are excited and honored Mountain Ranch Marketplace is the first neighborhood shopping center in Arizona – and one of the few in the United States – to be LEED Gold certified,” says Chad Schubert, director of development for Kitchell. “LEED is the top program in the United States for the design, construction and operation of highperformance green buildings. The process for obtaining LEED certification is rigorous and requires a significant commitment from the entire project team,” says Rob Schramm, design and construction manager for Kitchell.
To qualify, a project must accumulate points in six areas, including sustainable sites, water efficiency, energy and atmosphere, materials and resources, indoor environmental quality and innovation in design. Eighty-five percent of the construction debris – a total of 765 tons – was diverted from landfill and recycled. In addition, the project incorporates wood certified by the Forest Stewardship Council as coming from well-managed forests. Also among the many sustainable elements incorporated into the design are highefficiency 15-SEER heating, ventilation and air-conditioning (HVAC) units; low-flow water fixtures
continued on page 26 ARIZONA FACILITIES FALL 2010 I 25
continued from page 25 and low water-use landscaping; insulated low-emissivity glass; paints and adhesives with low levels of volatile organic compounds (VOCs); specially designed quality controls to help remove pollutants from storm water run-off; highly reflective roofing materials to reduce the urban-heat-island effect; and measures to reduce light pollution. Beyond the environmental benefits to the community, the energy-saving features at Mountain Ranch Marketplace will provide tangible benefits for its retail tenants, such as lower operating costs, including a projected savings of 35 percent in annual energy costs, and a healthful environment for employees and visitors to the center. “At Newland, we believe it is our responsibility to make a positive impact in the lives of our residents and in society as a whole. The development of
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leed Mountain Ranch Marketplace at Estrella has been a pioneering effort of innovation to support our goals in ensuring the highest standard of quality and value to our residents,” says Greg Bielli, president of Newland Communities’ Western Region. At full build-out, the 22-acre shopping center will provide 165,000 square feet of grocery, drug and retail space. The first phase will contain approximately 109,000 square feet. In addition to anchor tenant Safeway, a number of other retailers are locating in Mountain Ranch Marketplace, including Chase Bank, Walgreens, Phoenix Children’s Academy, Papa John’s Pizza, Great Clips, Estrella Family Dentistry, Estrella Homes and Land, SW Ambulance, Oasis Bagels and several others that are in various stages of lease negotiation. The shopping center is designed in
the cottage-bungalow architectural style, characterized by low-pitched gabled roofs, rectangular composition and deep overhanging eaves. Signature elements include overlapping trellises, brick and stone accents, tapered columns, and open roof overhangs with exposed rafter tails and outriggers. Butler Design Group was the lead architect. Other members of the design and project team included Laskin & Associates Landscape Design; Paul/Koehler Associates, structural engineering; Kraemer Mechanical Engineering; McGrew Electrical Engineering; Kitchell Contractors; Double AA Builders; Quest Energy Group and AKA Green, LEED Consultants. Property manager Ana Spalding manages the property on behalf of Kitchell Property Management. AF
security
Feel Secure About Your Security Company Professional Security Officer More than Hollywood Stooge By Mark Coxen
H
ollywood has not been kind to the security officer, who is most often portrayed as the inept, bumbling stooge who only succeeds through sheer accident or is the insider who pulls off the heist. History tends to forget guards like Frank Willis, the security officer who discovered the Watergate burglary that led to the downfall of a sitting President. Security Guard Richard Jewell saved countless lives when he discovered a bomb at the 1996 Summer Olympics only to be later vilified in the media and by law enforcement as the prime suspect. He was later exonerated, but only after having suffered significant personal turmoil. Eleven security officers died in the World Trade Center on 9/11, but that’s something most people don’t remember. What sets apart the professional security officer from the stooge with a flashlight? The reality is that nobody grows up dreaming of working in security. The vast majority of guards use it as transient employment to another industry, or in tough
economies, as in today’s market, a job in lieu of a career in their chosen field. Just as in every other segment of society, there are the bad apples and the rock stars, but most fall somewhere in the middle. This year there will be hundreds of MBA graduates from Ivy League schools around the county. A few will become CEO’s of Fortune 500 companies and some will end up in jail for SEC violations. Most will toil away in middle management for their entire careers. Just as in every other industry, the security companies that recognize their product is their people will recruit and retain the best and the brightest. A proven business model of training, incentive and appreciation are what brings out the “rock star” potential in every officer. So, with all this in mind, how do you select the right security vendor for you? In Arizona, there are currently 316 licensed security providers. Security companies come in every shape and size. From the typical paradigm of the stooge with the flashlight to full tactical teams guarding dignitaries in hostile lands, security companies run the gamut. The first step is identifying your specific requirements. Any reputable company will offer to meet with you at no charge and perform a needs assessment. Would a tile layer quote a price for flooring without personally visiting the building to determine the scope of work? I think not, and neither should a security company. Is foot, bike or vehicle patrol best? Armed or unarmed? Plain clothes or uniformed? A reputable company will offer a variety of services to suit each client. Any company that offer’s only a single service, or attempts to convince potential clients that their way is the only or best way, should be regarded with suspicion. If your only tool is a hammer, every problem looks like a nail. What about customer service?
There will be the occasional problem, it’s unavoidable. The question is how will the company respond? Do you as the client have direct 24 hour access to the leadership team? Do they have enough employees to switch officers in the event the assigned officer just isn’t the right fit? Can the company staff an additional four to five officers on short notice for emergencies? Is the company ownership local or a multibillion dollar conglomerate based on another continent? Training is a significant overhead cost. What kind of training does the company provide? In Arizona, unarmed guards are required to have eight hours of training. Armed guards must take an additional 16 hours to carry a gun. Conversely, in order to be a nail technician and work in a salon you must have 600 hours of training. If that doesn’t concern you, it should. Professional organizations spend considerable resources in exceeding training standards for their employees. We live in a litigious society. Would you rather have a guard company that maintains the minimum liability policy of $300,000 or $15 million? Reputable companies protect your assets from more than just the bad guys. When selecting a security provider, exercise due diligence, ask the questions and don’t settle. Those of us in the industry see the good, the bad and the ludicrous. Our goal is to change the perception of the bumbling stooge with a flashlight. By the way, our industry has a name for that stooge. We refer to him as the lowest bidder. Mark Coxen has 19 years experience in various roles in the law enforcement/ security industry. The majority of his career has been spent in training and policy development or management. He is currently a sales and marketing representative for Valley Protective Services in Phoenix, Tucson and New Mexico. AF ARIZONA FACILITIES FALL 2010 I 27
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
BOMA Greater Tucson
RECENT EVENTS:
June 10: Membership Mixer
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.
June 26-29: BOMA International Convention
July 27: BOMA Greater Tucson Speed Networking
2010 Officers:
August: BOMA Tucson and Phoenix meet in Casa Grande to exchange ideas.
Mona Deane, President
Membership Benefits
Gay Jarvis, President Elect
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:
Katie Castillo, Secretary Andrea Krug, Treasurer Tina Olson, Past President
• Be part of a powerful team
• Boost Your Knowledge and Skills
• Access a Worldwide Industry Network
• Build Important Relationships
• Stay Up-to-Date on the Industry
• Advance Your Career and Hire the Right People
• Enjoy Exclusive Networking Opportunities
• BOMA Membership Saves You Money
2010 Schedule Oct. 26, 2010 – BOMA of Greater Tucson candidate mixer and Halloween fun Nov. 30, 2010 – BOMA of Greater Tucson regular meeting on BOMA 360 Program “How you can qualify” and Electric Vehicle Project “The wave of the future” Dec. 21, 2010 – BOMA of Greater Tucson annual meeting and holiday gift wrap Jan. 18, 2011 – BOMA of Greater Tucson and IREM joint economic forecast event 28 I ARIZONA FACILITIES FALL 2010
ARIZONA FACILITIES FALL 2010 I 29
Painting is one of the least costly ways you can improve your company's marketability and the overall appearance of your building. Right: Before Painting.
Save Money in the Future by Choosing the Right Painting Contractor, Paint Product Now By Brad A. Ghaster
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arren Buffett says, “Price is what you pay, value is what you get.” Value in the painting industry is quality paint that lasts. Many companies budget for repainting every two years, but with the right product and the right contractor, paint can last five to 10 years. Painting is one of the least costly ways you can improve your company's marketability and the overall appearance of your building. Here are a few recommendations for selecting a painting contractor and a paint product: 30 I ARIZONA FACILITIES FALL 2010
The Best Product The cost of your materials on a paint job is approximately 25 percent of the total contract amount.Thus, it is a small percentage of the overall cost. Why not choose products with a manufacturer warranty of five to 10 years? It is only marginally more expensive. Each paint manufacturer makes various grades of paint. Vinyls are less expensive than vinyl/acrylics (like “Rustic”). A grade higher are 100 percent acrylic paints (such as “Acri-Flat”). The highest grade are elastomerics or urethanes. Since it takes the same amount of time to apply low quality paint as it does to apply a
higher quality product, why not get the best? You will get a lot of bang for your buck and your paint job will look better longer. Experience Make sure that whatever painting company you hire has an owner who has extensive experience in the painting business. Before you solicit a bid from any company, I recommend you check out the owner’s level of experience. First, check to see how long the company has been in operation in Arizona. A good benchmark is to stick with companies that have been around
paints & coatings for at least 10 years because that is a sign of stability. Second, check on how long the ownership has remained the same. You want to deal with companies who hire the most experienced employees. Ask how long the key employees have been with the company you are getting a bid from. High employee turnover is a sign of trouble or poor management. Also, ask about their hiring practices. Make sure the company you hire performs background checks and drug tests prior to hiring to limit your exposure. This is protection for you and your tenant. Satisfied Customers There are two main ways to assess the level of satisfaction of a companyâ&#x20AC;&#x2122;s customers. One is by asking for and checking their references. The second is to check the companyâ&#x20AC;&#x2122;s record with the Better Business Bureau and the Registrar of Contractors to see if there have ever been any complaints filed.If the company has a long history in the Valley of more than 10 years or so and has no complaints with either the BBB or the ROC, you can feel confident in their integrity. Hire Your Professional Association Members Companies that are fellow members of BOMA, IFMA and/or NAIOP are
good to hire because they care enough about these organizations to be involved. Members of these organizations are held to a higher standard in that community. In addition, they will often offer discounts to association members for painting their commercial buildings and even for painting their homes.
Brad A. Ghaster is the president of Ghaster Painting & Coatings, Inc. in Phoenix. He can be reached at 602.277.8541. AF
Written Scope of Work Remember to have a written scope of work prepared for each project. This will ensure you get bids that are correct in scope and consistent among bidders. All bidders will include the same things with the same quality prep and paint product. This approach makes the project bidding fair to all bidders and makes it easy for you to compare bids and bid prices. Conclusion Painting provides a facelift for your building, and in this competitive leasing environment, it will help your building stand out from the rest. Using these tips can help you in the process of hiring a painting contractor and choosing a paint product and will help give the best value possible. Remember, by selecting the right company and the right product, you will receive real value and quality that lasts.
ARIZONA FACILITIES FALL 2010 I 31
janitorial
Five Features of Effective Green Cleaning Programs By Lauren Mulrooney
I
ndividuals, businesses and governmental agencies know that clean plus green equals good. More than just a trend, implementing a green cleaning program is now recognized as a wise business move. The much touted benefits of creating a healthier workplace include increased productivity and reduced costs. Green cleaning has also become a key component in obtaining certification under the U.S. Green Building Council’s LEED (Leadership in Energy and Environmental Design) rating system. A Holistic Approach When it comes to maintaining a healthy facility, all areas – from entryways to bathrooms to HVAC systems – affect the indoor environment. In choosing a green cleaning program, make sure the provider looks at your building holistically, considering the building’s purpose and uses. Because entryways serve as gateways for pollutants entering the building, a good program will begin there. While traditional cleaning methods attempt to control this dirt after it enters and spreads throughout the building, effective green cleaning focuses on trapping and removing contaminants at entryways. Cleaning chemicals, janitorial processes and equipment, ventilation systems, waste removal, and even occupant habits are other areas that a holistic green cleaning program will address. A Beyond-the-Surface Focus Dirt, bacteria, mold and other pollutants may not be seen, but they can certainly affect the indoor air quality. Green cleaning programs aim
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to remove harmful particles from the air, not add to the problem by using harsh chemicals. Although it may be difficult to judge how well a green cleaning program has removed unseen particles, you can ask about equipment used to make sure that it is efficient and well maintained. Steps that facility maintenance providers can take to demonstrate a beyond-the-surface focus include emptying vacuum bags when half full and keeping equipment clean. Even something as simple as a dusting cloth can make a difference; A microfiber cloth captures dust, rather than just moving it around. These small measures ensure that the equipment and processes contribute to, rather than counteract, the effectiveness of your program. Products and Services Offered The products used in green cleaning play a vital role in the program’s success. Products should qualify for third-party certification by organizations such as Green Seal. Unlike traditional cleaning products, these certified chemicals and equipment are designed to work effectively, while minimizing environmental impact and decreasing risks to health and safety. Knowledgeable Employees Employees who will be designing and implementing your green cleaning program must understand the objectives of green cleaning, as well as their own role in the process. Janitorial staff should know each product’s designated use, green cleaning processes and equipment maintenance procedures. Regular inspections and
quality control programs ensure that employees’ work meets high standards. The best facilities maintenance providers also continually train their employees on the best practices in green cleaning. Educational and Communication Programs A truly professional green cleaning provider goes beyond the tactical implementation of cleaning strategies to become a partner in creating a healthier environment. Most successful programs include regular communications so that building occupants and facility stakeholders understand the importance of green cleaning and what they can do to make a difference. Communicating your green program to the community and building occupants helps you reap the benefits of being a socially conscious facility or business. You will attract the growing numbers of people who care about protecting the earth’s resources and improving indoor air quality. Each facility has unique goals, and each maintenance provider will bring its own set of expertise to a project. The provider you choose should recognize your goals and offer customized services and products that ensure your program’s success. Lauren Mulrooney does business development for ABM Janitorial Services in Tempe, Ariz. She works with commercial off ice buildings in providing green cleaning and can be reached at 480.968.8300. AF
BRIEFLY Maintenance Mart has been selected as the 2010 Minority Enterprise Development Week's Green Firm of the Year, recognizing the company for its notable success and demonstrated outstanding leadership in applying sustainable practices in their business and in contributing to Arizona's economy. “As a team we are very, very honored. Everybody that works here for us has bought into the same passion as we have,” says Maintenance Mart President Shelley A. Riley. “It is nice to be recognized, but most importantly, it makes everyone know that we have been doing the right thing all along. We encourage other property managers and cleaning companies to get on board because the green movement is not a fad. It is here to stay. It is the wave of the future.” Maintenance Mart has been applying sustainable practices since 1996, with a company-wide recycling program that recycles a quarter of a ton of cardboard and recyclables per week. The company also provides a recycling program for their customers, recycling pallets and copper. In addition, the company sells janitorial products and cleaning supplies, including toilet paper and hand towels, that are made of recycled materials. “Since 1996 we have been very conscious of setting an example for others to follow,” says Riley. “It has been the right thing to do all along. It is just now everybody else is starting to catch on.” The company continues to implement new green practices through its services. All of the company's mops and broom handles are made of bamboo and reinforced with recycled wood, Riley says. The heads of the mops are made of recycled water bottles. The company also offers a free
green cleaning class to all of its customers, teaching business owners and managers about the proper procedures for green cleaning and helping them to develop green cleaning plans for their buildings. Their efforts in 2009 were instrumental in more than a dozen properties becoming LEED (Leadership in Energy and Environmental Design) certified. Maintenance Mart received the award at the MED Week Awards breakfast on Sept. 8 at the Arizona Grand Resort.
Cassidy Turley BRE Commercial, a full service commercial real estate firm, announced they have completed the sale of The Citadel, 8700 E. Pinnacle Peak Road. Brentwood West, LLC, a Chandler, Ariz. based investment company, purchased the mixeduse office and retail property for $2 million. Built in 1996, this 28,548square-foot, Class B property is situated on 2.78-acres at the hard corner of Pinnacle Peal and Pima Roads. The property was 16 percent leased at the time of sale. Brentwood has indicated they plan to renovate the property. Cassidy Turley BRE Commercial has been awarded the leasing assignment. Eric Wichterman, Michael Coover and Michael Kitlica, with Cassidy Turley BRE Commercial, represented the seller, Helios AMC, and the buyer during the sales transaction.
Capital Commercial Investments Inc. (CCI) announced plans to begin work on Continuum, a 152acre master-planned science and technology park located along the Price Corridor in Chandler, Ariz. The project is designed as a worldclass destination for innovative workers and leading-edge companies from around the world. Continuum is intended to attract corporate headquarters, data centers and expanding industries in bioscience, renewable energy and advanced business services. The project includes an existing, twostory 512,000-square-foot hybrid corporate office/R&D facility that is available for sale or lease. Individual parcels, ranging in size from three to 50 acres, are also available for development or buildto-suit opportunities. CB Richard Ellis (CBRE) has been ranked the No. 1 commercial property management firm in the world, according to National Real Estate Investor. The company has retained the top position in the publication's annual ranking for seven consecutive years. CB Richard Ellis manages more than 2.5 billion square feet of commercial property globally and more than 22.6 million square feet of commercial property throughout metropolitan Phoenix, making CBRE the area's largest property manager. “Property owners know that they can trust CB Richard Ellis to deliver best-in-class management of their real estate assets,” said Afton Trail,
continued on page 34 ARIZONA FACILITIES FALL 2010 I 33
BRIEFLY continued from page 33 managing director of CB Richard Ellis' asset services division in Phoenix. “In metropolitan Phoenix and around the world our great professionals and powerful service platform have made CBRE the market leader.” The U.S. Green Building Council (USGBC) has opened the Building Performance Partnership (BPP) program to all current whole-building LEED-certified commercial and residential projects. BPP, a program to engage owners and managers of commercial and residential LEEDcertified green buildings, optimizing the performance of buildings through data collection, analysis and action, will further the efforts to understand how buildings perform from the moment of LEED
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certification and years beyond. This partnership among USGBC and the thousands of LEED project owners will result in the population of a comprehensive green building performance database and enable standardization of reporting metrics and analytics to establish new building performance benchmarks. “By providing a large and accurate data set critical to supporting the ongoing improvement of LEED and continuous optimization of LEEDcertified projects, BPP will ensure LEED projects deliver on their extraordinary environmental and economic potential,” said Scot Horst, senior vice president, LEED. Participation of current LEEDcertified buildings is voluntary. The partnership is made up of owners, managers and occupants of
buildings of all sizes and types that are committed to improving their own performance as well as helping drive the ongoing development of LEED. The LEED buildings that participate in the partnership will receive annual information on performance, specifically comparing predicted or actual performance at the time of certification with the project’s current performance. Additionally, the report will show aggregated data of like buildings and certification levels, and will act as a case study of a project’s strong performance and/or significant improvement. Currently more than 120 projects are participating in Phase One, and these projects will receive a basic performance report in time for Greenbuild 2010 in Chicago this November. AF
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